Home projects in Golden

Golden sits where Clear Creek leaves the mountains, between the hogback and North and South Table Mountains. It's one of the oldest towns in Colorado, the former territorial capital, and its older neighborhoods around downtown and the Colorado School of Mines campus hold Victorian-era houses and early 20th-century bungalows. Newer neighborhoods climb the slopes to the west and south, and postwar subdivisions fill in toward the east.

Golden's Building Division is unusually explicit about what it expects, especially for roofs. That's good news for homeowners: you can read the rules before you get a bid and hold contractors to them.

How Golden permits work

A few city rules shape every project:

• One permit covers all trades. Golden says building permits are inclusive of all trades, and all licensed contractors must be identified on the permit before it can be issued. If your contractor hasn't lined up the electrician or plumber yet, the permit waits.
• Contractors must be licensed with the city. Golden licenses contractors by trade, and the city's contractor license page lists the requirements. Electricians and plumbers also need Colorado state licenses, which you can check on DORA's lookup.
• Building use tax. In Golden, all construction projects requiring a building permit are subject to a building use tax, and the permit fee includes a prepayment based on your estimated project cost. Budget for it.
• Homeowner valuation. Permit fees are based on valuation, meaning the cost of labor and materials. For homeowners doing their own work, the city calculates valuation as materials times two.
• Exterior work may need planning review. If your project adds square footage or changes the exterior, additional planning or zoning review may apply.

Golden's roofing requirements, in plain terms

Golden publishes a summary of its roofing requirements and asks homeowners in HOAs to consult the association before applying. Among the key points the city lists:

The city also requires a mid-roof inspection, and its guidance is blunt about missing it: if the mid-roof inspection is skipped, two squares of roofing must be removed so the inspector can see the underlayment. Ask your roofer how they'll schedule it.

Use that table when you compare bids. A quote that doesn't mention ice barrier, drip edge or flashing replacement isn't describing a roof Golden will pass. Colorado's roofing contract law also requires a written contract describing the scope of roofing services and materials, so the details belong on paper.

Foothill exposure

Golden's west side faces the mountains, and wind off the foothills, hail on the plains side and wildfire risk on the open-space edges all affect exterior materials. For roofing and siding near open space, ignition-resistant materials like Class A roof assemblies and fiber cement siding are worth considering even where they aren't required. Ask the Building Division whether wildfire code provisions apply to your address.

Older homes near downtown

Victorian and early 20th-century houses near downtown and Mines bring the usual list: old wiring and plumbing, stone or brick foundations, lead paint on pre-1978 trim, and small kitchens and baths. Some properties have historic designation or sit in historic areas. Golden has a historic preservation program, so check a property's status before planning exterior changes.

Projects that make sense in Golden

• Roof replacement to Golden's spelled-out standard, with a Class A assembly where wildfire exposure is a concern.
• Window replacement for comfort in a windy, sunny climate, with tempered or Low-E glass on exposed elevations.
• Siding upgrades to fiber cement on older wood-sided homes.
• Kitchen and bath remodels in older central homes, where a single all-trades permit keeps the trades coordinated.
• Decks on sloped lots, engineered for Golden's snow load.