Planning a major remodel in Cherry Creek’s unincorporated area? The permit maze can feel intimidating when you are balancing design, budget, and timelines. You want a smooth process that protects your investment and keeps your project moving. This guide breaks down jurisdiction, required permits, timelines, fees, and Cherry Creek basin factors so you can plan with confidence. Let’s dive in.
Confirm your jurisdiction
Start by confirming your home is in unincorporated Arapahoe County, not within city limits like Centennial, Greenwood Village, or Aurora. Jurisdiction determines which rules and reviewers apply. Use the county’s Customer Access portal to verify your address and set up your account for applications, fees, and inspections. You can check and apply through the Arapahoe County Customer Access portal.
Know the codes
Arapahoe County reviews plans against the 2021 International Code Council family of codes and the 2023 National Electrical Code for electrical work. The county adopted the 2023 NEC on July 9, 2024. You can see the county’s adoption notice in this public update about the 2023 NEC adoption. Energy efficiency rules apply too, so plan for insulation, window, and mechanical compliance.
Start in the county portal
Create your account, confirm your property, and begin your application in Customer Access. This portal is where you upload plans, pay fees, track reviews, respond to comments, and schedule inspections. Having a complete, clearly labeled submittal helps your reviewer and can reduce back and forth.
Permits you may need
Whole-house and additions
For a major remodel, you will likely need a Residential Remodel permit. If you are changing load paths or adding space, you may also need a Structural or Addition permit. Review permit categories in the Building module of Customer Access.
Trade permits
Projects that touch systems typically require separate Electrical, Plumbing, and Mechanical/HVAC permits. Service upgrades, new circuits, fixture relocations, gas lines, and duct changes usually trigger trade reviews.
Special cases
- Solar panels require a Photovoltaic permit.
- Foundation or foundation-only permits may be needed if you are altering footings or walls.
- ADUs have unique rules for size, location, and owner occupancy, plus recording requirements. Review the county’s ADU permit application and rules.
What to submit
Most major remodels need these documents:
- Site plan with property lines, setbacks, existing structures, utilities, and proposed changes.
- Floor plans, existing and proposed, plus elevations and roof or roof framing if you touch those elements.
- Structural drawings and engineer calculations when altering load-bearing walls, beams, foundations, or roof structure.
- Mechanical, plumbing, and electrical drawings for trade review.
- Energy compliance documentation that matches county-adopted energy codes.
- Drainage or civil engineering plans if you add impervious area or grading.
The county’s permit page lists submittal expectations and fee details. Review the Arapahoe County permit application and fees page before you upload.
Cherry Creek basin factors
Cherry Creek and its tributaries are managed by basin and flood authorities. If your remodel changes drainage or adds hard surfaces, you may need stormwater plans, detention, or basin reviews. Learn about ongoing watershed work in the Mile High Flood District’s Cherry Creek restoration project and the Cherry Creek Basin Water Quality Authority.
Some sites in the basin can trigger added fees, including drainage basin or transportation impact fees. If your property is near a mapped floodplain or a restored reach, expect extra engineering and review time.
Timeline and fees
- Plan review averages: about 6 to 8 weeks for projects under $100,000 valuation and about 10 to 12 weeks for projects over $100,000 for the first review cycle. Revisions add time, and multi-agency reviews can extend timelines.
- Fees are valuation-based and usually include a permit fee plus a plan review fee. You should also budget for use taxes on materials, county open space sales and use tax, and possible site-specific fees like Cherry Creek basin or transportation impact fees. The county provides details and tools on the permit application and fees page.
Submitting a complete package is the fastest path through review.
Inspections, step by step
You or your contractor will schedule inspections in Customer Access. Typical sequences for major remodels include:
- Footing and foundation inspections if you poured or modified concrete.
- Underground plumbing, electrical, or gas before covering trenches or slabs.
- Rough framing with trade rough-ins once the structure is weather tight.
- Insulation for energy compliance.
- Drywall or fire-resistance assemblies where required.
- Final inspections for building and each trade before occupancy and close-out.
The county also offers an after-hours inspection option for an additional fee if scheduling is tight.
Hire licensed pros
Most contractors working in unincorporated Arapahoe County must hold a county contractor license and carry required insurance. Verify licensing using the county’s process outlined on the Arapahoe County contractor licensing page. Electrical and plumbing work must be performed by state-licensed professionals overseen by DORA. You can confirm credentials through the Colorado Division of Professions and Occupations.
If your work touches the public right of way or civil systems, the county may require bonds and additional insurance.
Avoid common pitfalls
- Submitting incomplete plans, especially missing structural calculations or energy documents.
- Skipping early calls to your water or sanitation district about tap, capacity, or system development charges.
- Overlooking basin or transportation impact fees tied to your site.
- Hiring unlicensed electricians or plumbers.
- Assuming city rules apply to a county property or the other way around.
Quick homeowner checklist
- Verify your address is in unincorporated Arapahoe County and set up your portal account. Start in the Customer Access portal.
- Gather complete plans: site, floor, elevations, structural calcs, and energy documents.
- Ask your water or wastewater district about any tap, capacity, or impact charges, and confirm septic or well limits if applicable.
- Confirm your general contractor’s county license and your electrician and plumber’s state licenses.
- Submit through Customer Access and budget the county’s first-round review timeframe.
- Schedule inspections and do not cover work before approvals.
Let’s plan your remodel
A major remodel is a big investment. With the right permits, licensed pros, and a clear plan for Cherry Creek basin requirements, you can move from concept to completion with fewer surprises. If you want a local advisor to help you time your remodel with a move or future sale, reach out to Sam Calhoun. We are here to help you make smart, confident decisions.
FAQs
Do I need county permits for structural changes in unincorporated Cherry Creek?
- Yes. Structural changes, additions, and most system work require Arapahoe County permits, which you apply for through Customer Access.
How long does plan review take for a major remodel?
- First-round reviews typically average about 6 to 8 weeks for projects under $100,000 and about 10 to 12 weeks for projects over $100,000, with added time for revisions or multi-agency reviews.
What fees should I expect besides the permit fee?
- Expect a valuation-based permit fee plus plan review, use taxes on materials, county open space sales and use tax, and possible site-specific basin or transportation impact fees.
Who can do my electrical and plumbing work?
- Electrical and plumbing must be performed by state-licensed professionals, and those trades will be inspected as part of your county permits.
What if my property is near Cherry Creek or in a floodplain?
- You may need stormwater management, detention, or extra engineering review, and basin or flood authorities may be involved, which can add time and cost.
Can I hire a contractor from outside Arapahoe County?
- Yes, but they must hold an Arapahoe County contractor license and required insurance, and electricians and plumbers must have valid Colorado state licenses.
