Pulling Your Own Permit in Denver: Homeowners

Denver lets many homeowners pull their own building permits instead of hiring a contractor to do it. That can save money on a basement finish, a bathroom update or a small addition, and it gives you control of the project. It also makes you responsible for the work passing inspection. Here's how the program works, based on the city's current rules.

Who qualifies

According to the city's homeowner permits page:

• The permit must be for a single-family home, which may include a garage.
• A homeowner cannot get a permit for work in accessory dwelling units, townhomes, condos or duplexes, even for the unit you live in.
• You must be the legal owner and resident, and show a photo ID matching the Denver Assessor's records.
• Permits can't be issued to trusts, LLCs or corporations. If your home is held in a trust, ask the city how to proceed before you plan a DIY project.
• You must occupy the home for at least one year after the work is complete.
• You can get a permit to build a new single-family home only once every five years. That limit doesn't apply to renovations or additions.

Exams: which work needs one

Denver says no exam is needed for general construction or roofing/siding. Its exam page adds that exams aren't required for general residential construction including roofing, soffit and fascia, blown insulation and exterior wall covering.

You do need to pass an exam before doing electrical, plumbing, or mechanical/HVAC work yourself. A state license can substitute for the electrical or plumbing exam.

The exam details are friendlier than many people expect:

• Exams are free, open book and untimed.
• They're given in person at the contractor licensing counter, with no appointment needed, Monday through Thursday from 8 a.m. to 3:30 p.m. You must start by 2:30 p.m. They're not offered on Fridays.
• You can bring your own code books, though they may be rejected if they contain notes. Code books are also available first-come, first-served.
• Phones and other devices aren't allowed, and taking notes is prohibited.
• If you don't pass, you can retake the exam after a 30-minute wait.
• Exams are currently offered only in English.

Two paths

Doing the work yourself. The homeowner who applies for the permit must be the person doing the work, though the city describes an option to use a designated worker.

Acting as your own general contractor. You apply for the residential general construction permit and hire licensed subcontractors, who pull their own trade permits. The city requires a written letter of request that includes the owners' names, the address, a statement that you'll live in the home for 12 months after construction, and a statement that you'll hire contractors licensed in Denver for any work you don't do yourself. A signed notice of requirements form and construction drawings are also required.

Applying

Applications go through Denver's e-permits system. For projects that need plan review, you'll select "building log" and upload drawings. Simpler trade work may qualify as a quick permit, which is issued without plan review. If an architect, engineer or surveyor prepares your drawings, they must seal each page.

Landmarks and historic districts

If your home is a local landmark or in a historic district, as many are in neighborhoods like the Highlands, any project that may affect the exterior needs a certificate of appropriateness before you submit the permit application. Minor interior remodels with no exterior changes are the exception.

When to hire a contractor instead

DIY permits make sense if you have real skills and time. Consider hiring a licensed contractor when:

• The project involves structural changes, gas lines or a service upgrade.
• You need the work done on a deadline.
• You live in a townhome, condo or duplex, or the house is held in a trust or LLC.
• You plan to sell within a year, since you must occupy the home for at least one year after the work.

Even if you act as your own general contractor, licensed subcontractors handle the trades you don't do. For bigger projects like a basement finish or a bathroom remodel, our guides cover typical scopes and inspections. The Denver area page has more city permit basics.