Home projects in Brighton

Brighton is the Adams County seat, an old farm and sugar-beet town on the South Platte that has turned into one of the fastest-growing places on the north side of the metro. The city has two distinct housing worlds. Around the historic downtown on Main Street and Bridge Street are early 20th-century homes and postwar cottages. Spread out to the east, north and south are subdivisions built from the 1990s onward, many still filling in, where most homes have HOAs and unfinished basements.

How permits work in Brighton

Brighton handles both building permits and contractor licenses through OpenGov. You create an account, apply and pay online. One detail homeowners and contractors often miss: once a permit is paid for, the city requires that the approved, stamped plans and the permit card be printed from the portal and available to the inspector on site. Keep a folder at the job.

The city also publishes "Do I need a building permit?" guidance and how-to videos for creating construction documents for decks, patio covers and basements. If you're drawing your own plans, those videos are a good place to start.

Brighton has warned customers about scams that tell people fees are owed. If you get an unexpected notice about permit fees, contact your planner or permit technician directly to verify before paying anything.

Contractor licensing

Brighton requires a city contractor license for anyone performing the work the licenses cover, including general, mechanical, plumbing and electrical contractors. The license types step up by scope:

• Class A: general contractor, any building or structure.
• Class B: limited general contractor, for certain construction types.
• Class C: residential general contractor, for residential buildings up to three stories above grade without reinforced concrete above grade.
• Class D: jobbing contractor, for non-habitable buildings and nonstructural work.
• Class E: specialty trades, one per license, such as roofing, framing, drywall, concrete flatwork or glazing.

If a contractor hasn't been licensed in Brighton at a general contractor level before, ICC testing is required before ground-up construction. Mechanical contractors need an ICC license or licenses from two other jurisdictions.

Homeowner exception. Brighton's licensing rules exempt an owner performing work on his or her own personal residence and accessory buildings, limited to building one personal residence in any three consecutive years. You still need permits and inspections.

The wildfire code question

Cities and counties across Colorado with mapped wildfire-risk areas are working through adoption of the state's Wildfire Resiliency Code (CWRC), and neighboring jurisdictions have taken different approaches. As of this writing, Brighton says it has not adopted the CWRC. If it does, the city says the code will only affect work in the yellow and orange mapped areas, such as Jacob's Run. If you live in one of those areas and are planning a roof, siding, deck or addition, call the Building Division to ask about the code's status before finalizing materials.

Projects that fit

Basement finishing. Most of Brighton's newer homes have unfinished basements. CDPHE says about half of Colorado homes test above the EPA radon action level, so test before framing. Brighton's basement video and plan guidance is useful even when you're hiring out.

Decks and patio covers. Common in newer subdivisions. Both need permits, and HOA approval is usually required too.

Roofing. Hail claims are routine on the plains. Colorado law prohibits roofers from paying, waiving or rebating your insurance deductible.

Older homes near downtown. Projects here often include electrical updates, foundation repairs, window replacement and kitchen and bath remodels. Brighton has a historic preservation program, so check whether your property has a designation before changing the exterior.

Siding and HVAC. Early subdivision homes from the 1990s and 2000s are reaching the age for siding, furnace and AC replacement.

Soil and drainage

Brighton's newer subdivisions sit on plains soils, and the Colorado Geological Survey describes swelling soil as a common geologic hazard along the Front Range. Keep downspouts extended, maintain the grading that slopes away from your foundation, and avoid heavy irrigation against basement walls. Those habits protect a finished basement as much as any waterproofing product.

Before you sign

1. Look up the contractor's Brighton license class and make sure it covers your project.
2. Verify state licenses for the electrician and plumber on DORA's lookup.
3. Confirm who applies for the permit in OpenGov and who prints the stamped plans for the job site.
4. Get HOA approval for exterior changes.
5. For roofing, get a written contract and keep the deductible yours to pay.