Aurora, Colorado Building Permits
Aurora, Colorado building permit guide with review times, fees, zoning, 2021 codes, snow, wind, floodplain, wildfire, and plan requirements.
Wind
ASCE 7 basic wind speed: commonly 115 mph ultimate 3-second gust for Risk Category II buildings in Aurora, with final design based on exposure, height, risk category, topography, and adopted-code requirements.
Snow Load
Ground snow load: commonly 30 psf in Aurora. Roof snow design must account for exposure, roof slope, drifting, unbalanced loading, snow sliding, and local amendments.
Flood
Aurora uses FEMA Flood Insurance Rate Maps and local floodplain regulations. Properties near Sand Creek, Toll Gate Creek, Coal Creek, First Creek, Murphy Creek, or other drainageways may require floodplain review, drainage reports, elevation certificates, no-rise documentation, or flood-resistant construction if located in or near a Special Flood Hazard Area.
Earthquake
Seismic Design Category is typically B for many standard low-rise Aurora buildings, but final seismic design depends on ASCE 7 mapped acceleration values, site class, risk category, and structural system. Commercial and engineered residential projects should confirm the site-specific category.
Wildfire
Aurora’s wildfire exposure is generally lower than foothill communities, but grassland and wildland-urban-interface risks exist in eastern and southern growth areas and near open space. Aurora Fire Rescue may require fire access, hydrant spacing, vegetation management, defensible space, ignition-resistant features, or other mitigation measures where site conditions warrant.
Building Department
City of Aurora Building Division, within the Planning and Development Services Department
Approval Timeline
Over-the-counter or online trade permits may be issued the same day or within 1-5 business days. Residential basement finishes, decks, remodels, additions, and new single-family homes commonly take 2-4 weeks for initial review if plans are complete. Commercial tenant improvements often take 4-8 weeks, while new commercial buildings, mixed-use projects, multifamily work, fire sprinkler/alarm reviews, floodplain sites, and projects needing civil construction plans can take 8-12+ weeks including resubmittals.
Common Requirements
Typical submittals include a permit application, project valuation, contractor information, site plan, construction drawings, floor plans, elevations, sections, framing and foundation details, energy code compliance, and manufacturer data for equipment. Residential projects may need truss drawings, engineered beams, soils reports, drainage information, window/egress details, smoke and carbon monoxide alarm information, and zoning approval. Commercial projects generally require a code summary, occupancy group, construction type, allowable area/height analysis, egress plans, accessibility details, fire-resistance ratings, MEP drawings, fire protection information, structural calculations, and COMcheck energy documentation.
Zoning Information
Aurora’s Unified Development Ordinance establishes zoning districts, allowed uses, dimensional standards, parking, landscaping, design standards, and development procedures. Because Aurora spans Adams, Arapahoe, and Douglas counties and includes established neighborhoods, infill corridors, commercial centers, and eastern growth areas, projects may involve subdivision plats, site plans, development plans, airport influence areas, oil and gas setbacks, drainage corridors, or other overlays. Zoning approval is often required before building permit issuance.
Permit Costs
Aurora permit fees are generally valuation-based and may include building permit fees, plan review fees, technology fees, use tax, trade permit fees, and separate fire, civil, utility, or development fees. Simple trade permits may be roughly $60-$300. Small residential remodels, decks, and basement finishes often range from a few hundred dollars to $1,500+. New homes, additions, multifamily, and commercial tenant improvements may cost several thousand dollars or more depending on valuation and review scope. Current city fee schedules should be used for final estimates.
Engineering Requirements
Engineer-stamped plans are commonly needed for structural modifications, new foundations, additions, retaining walls, steel beams, large openings in bearing walls, non-prescriptive deck or patio cover designs, tall walls, commercial structural systems, and unusual site or soil conditions. Aurora-area projects may also need geotechnical recommendations for expansive Front Range soils, engineered foundation systems, drainage design, and sealed calculations for snow, wind, and lateral loads.
Local Code Adoption
Aurora has adopted the 2021 family of International Codes with local amendments, including the IBC, IRC, IEBC, IECC, IMC, IPC, IFGC, and related life-safety provisions, along with the locally adopted electrical code and Aurora amendments. Applicants should verify the current effective code edition and any transition periods before submitting.
Typical Projects
Common Aurora permit projects include basement finishes, decks, patio covers, kitchen and bath remodels, additions, new single-family homes, townhomes, multifamily buildings, solar PV systems, reroofs, water heater and furnace replacements, tenant improvements, medical office build-outs, warehouse and light industrial projects, restaurants, and retail spaces.