You know that feeling when you’re scrolling through Pinterest at 2 AM, dreaming about the perfect deck for your backyard? Then reality hits – oh right, permits, inspections, and probably a whole bunch of building codes you’ve never even heard of. Don’t worry, I’ve been there too! And honestly, the permit process in Colorado Springs isn’t nearly as scary as it sounds once you know what you’re dealing with.
After working in the construction industry here for years, I can tell you that getting your deck permit right from the start will save you massive headaches (and money!) down the road. So, let me walk you through everything you need to know, just like I would if we were chatting over coffee.
So, Do You Actually Need a Permit for Your Deck?
Yep, you probably do. Colorado Springs requires permits for most deck construction, and trying to skip this step is like playing Russian roulette with your home’s value and, let’s be real, your wallet.
You’ll definitely need a permit if your deck is:
- More than 30 inches off the ground
- Attached to your house
- Over 200 square feet (even if it’s ground level)
- Going to have electrical work, like lighting or outlets
The only time you might get away without a permit is if you’re building a simple, ground-level deck that’s under 200 square feet and not attached to your house. But honestly? Even then, I’d recommend checking with the city first. A quick phone call can save you from having to tear everything down later. Seriously, it happens!
Let’s Talk Money: The Real Cost of Deck Permits in Colorado Springs
Alright, let’s talk money because that’s what everyone wants to know. As of 2024, here’s what you’re looking at:
Basic permit fees:
- Residential building permit: $89 base fee
- Plan review fee: typically $45-$150 depending on how complex your plans are
- Inspection fees: around $45 per inspection (you’ll need at least 2-3)
So you’re probably looking at $200-$400 total, depending on your deck’s size and complexity. I know it seems like a lot, but trust me – it’s way, way cheaper than the $10,000+ fine you could face for unpermitted work, not to mention the nightmare of trying to sell your house later.
Breaking Down Those Colorado Springs Deck Building Codes
The building codes might seem overwhelming at first, but they’re actually there to keep you and your family safe. Here are the big ones you need to know:
Foundation and Footing Requirements
Your deck absolutely needs solid footings, period. In Colorado Springs, footings must extend at least 30 inches below grade because of our famous freeze-thaw cycles. I’ve seen too many decks start sagging or pulling away from houses because someone tried to cut corners here.
For most residential decks, you’ll need:
- Concrete footings at least 16 inches in diameter
- Proper post anchors rated for your load requirements
- Footings placed no more than 8 feet apart
Railing and Safety Standards
Okay, this is where a lot of DIYers tend to mess up. Colorado Springs follows the International Residential Code (IRC), which means:
- Railings are required if your deck is more than 30 inches off the ground
- Railing height must be at least 36 inches
- Balusters (those vertical pieces) can’t have gaps wider than 4 inches
- Your railing needs to withstand 200 pounds of force – that’s not a suggestion, it’s a requirement!
I always tell people to think about kids and pets when planning railings. That 4-inch rule exists because a child’s head can fit through larger gaps, which is obviously super dangerous.
Structural Requirements That Matter
Your deck needs to handle Colorado’s weather and potential loads. The code says you’ll need:
- Joists sized appropriately for their span (usually 2×8 or 2×10 for most residential decks)
- Proper joist spacing (typically 16 inches on center)
- Adequate beam sizing to support the load
- Proper connection to the house with ledger boards and flashing
Here in Colorado Springs, the snow load requirement is 30 pounds per square foot, which is pretty significant! Your deck needs to handle that plus the weight of people, furniture, and whatever else you put on it.
The Step-by-Step Permit Process
Alright, ready to walk through actually getting your permit? I’ll be honest – it’s not the most exciting part of building a deck, but it’s actually pretty straightforward once you know the steps.
Step 1: Prepare Your Plans
You’ll need detailed drawings showing:
- Deck dimensions and layout
- Foundation and footing details
- Framing plan with joist and beam sizes
- Railing details
- Connection details to the house
- Site plan showing setbacks from property lines
Don’t worry – you don’t need to be an architect or a CAD wizard. Hand-drawn plans are totally fine as long as they’re clear and include all the required info. If you’re not comfortable doing this yourself, hiring a local contractor or designer to help with the plans is definitely worth the investment.
Step 2: Submit Your Application
Head to the Colorado Springs Planning and Development office at 30 S Nevada Ave, or you can submit online through their portal. You’ll need:
- A completed building permit application
- Your plans (usually 2 copies)
- A site survey or plot plan
- Your permit fees (bring a credit card or check)
Pro tip: If you can, go in person. The folks working there are actually super helpful, and they can often catch potential issues before your plans even go into formal review.
Step 3: Plan Review Process
This typically takes 2-3 weeks, though it can be longer during busy season (spring and summer). The city will review your plans for code compliance and either approve them or send back comments for revisions.
If you get comments back, don’t panic! It’s super common and usually just involves minor adjustments. Address the comments and resubmit – the review of revisions is usually much faster.
Step 4: Get Your Permit
Once approved, you’ll get your official building permit. This needs to be posted visibly at your job site. You’re now officially allowed to start building! Woohoo!
Required Inspections You Can’t Skip
Okay, here’s where things get real. You can’t just build your deck and call it done – you’ll need several inspections along the way.
Footing Inspection
This happens after you’ve dug your holes and placed your concrete footings, but before you backfill. The inspector wants to see that your footings are the right size, in the right locations, and at the proper depth.
Schedule this inspection as soon as your concrete is set but before you do anything else. If you backfill before the inspection, you’ll have to dig everything out again. Trust me on this, you really don’t want to do that.
Framing Inspection
This is the big one. The inspector will check:
- Joist sizing and spacing
- Beam installation
- Connection to the house
- Post and beam connections
- Overall structural integrity
Make sure all your framing is complete and visible before calling for this inspection. Don’t install decking or railings yet – the inspector needs to see everything.
Final Inspection
After everything is complete – decking, railings, stairs, the works – you’ll have a final inspection. The inspector will check that everything matches your approved plans and meets code requirements.
Once you pass final inspection, you’ll get your certificate of occupancy. Keep this document safe – you’ll definitely need it if you ever sell your house.
Common Mistakes That’ll Cost You Time and Money
I’ve seen the same mistakes happen over and over again, so let me save you some grief:
Skipping the Setback Requirements
Your deck needs to be a certain distance from your property lines – usually 5 feet in most Colorado Springs residential areas. I’ve seen folks have to completely rebuild decks because they didn’t check this first. Don’t make that mistake!
Using the Wrong Fasteners
Regular screws or nails aren’t always enough. You need fasteners rated for structural connections, especially where your deck attaches to the house. The inspector will check this, and using the wrong hardware is an automatic fail.
Ignoring Drainage
Colorado Springs gets some serious storms, and water needs somewhere to go. Your deck needs proper flashing where it connects to the house, and you should slope it slightly away from your home. This is crucial for preventing rot and water damage.
DIY Electrical Work
If you want lights or outlets on your deck, you’ll need separate electrical permits and inspections. Seriously, don’t try to DIY this unless you’re a licensed electrician – it’s just not worth the risk.
Special Considerations for Colorado Springs
Living here in Colorado Springs comes with a few unique challenges that definitely affect deck construction:
Weather and Climate
Our weather is intense – we’re talking hot summers, cold winters, and those crazy temperature swings! Your materials need to handle expansion and contraction, and your structure needs to deal with those significant snow loads.
I always recommend using proper flashing and sealing techniques. Water damage from our sudden storms and snowmelt can destroy a deck if it’s not properly protected.
HOA Requirements
Many neighborhoods here have HOA restrictions that are stricter than city codes. So, before you even start dreaming, check your HOA covenants. Some require specific materials, colors, or even a detailed design approval process.
Altitude Considerations
At 6,000+ feet elevation, concrete cures differently and wood behaves differently than at sea level. If you’re doing the work yourself, factor this into your timeline and material choices.
Working with Contractors vs. DIY
Look, I’m not here to tell you that you can’t build your own deck. Plenty of folks do it successfully! But there are some real advantages to hiring professionals, especially here in Colorado Springs.
When to Consider a Contractor
- You’re not comfortable with structural calculations
- Your deck is complex or multi-level
- You need electrical or plumbing work
- You don’t have time to deal with permits and inspections
- Your HOA requires licensed contractors for the work
Stewart Remodel Design Build has been handling deck projects in Colorado Springs since 1999. And honestly, having someone who knows the local codes and inspectors inside and out can make the whole process so much smoother.
DIY Considerations
If you’re going the DIY route:
- Start with a simple, single-level deck to get your feet wet
- Take your time with planning and permits – don’t rush!
- Don’t rush the foundation work – it’s the most important part
- Budget extra time for inspections and potential revisions
- Have a backup plan if you get in over your head (it happens!)
What to Expect: Your Deck Project Timeline
Here’s a realistic timeline for getting your deck permitted and built:
Permit phase: 3-4 weeks
- Plan preparation: 1 week (or more if you’re getting professional help)
- Submission and review: 2-3 weeks
- Permit pickup: same day (once approved)
Construction phase: 2-4 weeks
- Foundation work: 2-3 days
- Framing: 3-5 days
- Decking and railings: 3-5 days
- Final details: 1-2 days
Remember to add buffer time for inspections and any unexpected weather delays. Spring and summer are busy seasons, so everything tends to take a little longer during peak construction months.
What Happens If You Skip the Permits?
Okay, I have to address this because I know some of you are probably thinking about it. Skipping permits might seem like a tempting shortcut, but trust me, it’s a terrible idea:
- Fines: Colorado Springs can fine you up to $1,000 per day for unpermitted work. Ouch!
- Insurance issues: Your homeowner’s insurance might not cover damage from unpermitted construction. Imagine a deck collapse that isn’t covered!
- Selling problems: When you go to sell your house, you’ll likely have to get retroactive permits (if possible) or, even worse, tear down the work.
- Safety concerns: No inspections means no verification that your deck is safe and built to withstand our local conditions.
I’ve personally seen beautiful decks have to be completely torn down because folks couldn’t get retroactive permits. Seriously, don’t be that person.
Resources and Next Steps
If you’re ready to move forward with your deck project, here are your next steps:
- Measure your space and sketch out ideas – even rough drawings help you visualize!
- Check with your HOA if you have one, just to be sure.
- Contact the city with any specific questions about your property or unique plans.
- Decide on DIY vs. contractor based on your comfort level, skills, and timeline.
For professional help with design, permits, and construction, you can visit Stewart Remodel Design Build at 5061 N 30th St #102, or give them a call at (719) 266-0336. They handle everything from simple decks to complex outdoor living spaces.
Ready to Make Those Deck Dreams a Reality?
Building a deck in Colorado Springs really doesn’t have to be overwhelming. Yes, there are permits and codes and inspections, but they’re all designed to make sure you end up with something safe and beautiful that adds lasting value to your home.
The key is starting with good information (which you’ve totally got now!) and being realistic about your timeline and budget. Whether you DIY or hire professionals, getting the permits right from the start will save you headaches later.
Your future self – the one enjoying morning coffee on that perfect, sturdy deck – will totally thank you for doing things the right way. And honestly, once you’re sitting out there watching the sunset over the mountains, all the permit paperwork will seem like a small price to pay.
So what are you waiting for? Start sketching out those deck plans and get ready to create the outdoor space you’ve been dreaming about. Colorado Springs summers are just too short to spend them wishing you had a deck instead of actually enjoying one!