Building Permit Plan Reviews

Most building projects in the City and County of Denver including new construction, remodeling and repairs require a building permit plan review to evaluate the projects before permits are issued.  There are some instances where only a trade specific permit or a quick permit is issued with no review required. 

When a building permit plan review is necessary, plans will be reviewed in  one of two ways  - as a ‘same day review’ (also known as walk-in review) or as a ‘log-in review’.  The type of review you need depends upon the complexity of your project.

Projects that qualify for a same day review have a total construction value less than $300,000.00, do not require approval from any other agency, or projects that have been approved by the Building Official for same day review.   

Approval from each reviewing discipline (Architectural, structural, mechanical, plumbing, electrical, where applicable fire and wastewater) is required for issuance of a permit. 

 

Projects eligible for same day review:

  • Tenant finish in retail and business properties
  • Temporary offices
  • Non-structural repair due to water or fire damage
  • Minor structural work related to emergency like-for-like repair of existing buildings, that is not the result of collapse or a notice/order from the city of Denver
  • Limited non-structural remodel within a single R-1 or R-2 dwelling unit
  • Installation of signs

 

Projects not eligible for same day review:

  • New construction or additions to an existing building
  • Change of occupancy or change of use
  • Structural modifications (adding stairs or cutting through a load-bearing wall)
  • Education or institutional occupancies (day-care, assisted living, etc.)
  • Food service establishment
  • Warehouse or manufacturing facilities

 

Projects too complex for same day review:

If, at any point in the review, the reviewing engineer/technician determines that the project is too complex or lacking information required to allow approval, the project must be logged in for review.

More complex construction projects with a total construction value greater than $300,000.00 are required to be logged in for review.  There are two types of log-in reviews:  Main Log and Intermediate Project Log Review.

 

Main Log Review:
This is the default method of review. It is always appropriate, and preferred that project applications are submitted for review on the Major Project Log, known as the M-Log for commercial projects and the R-Log for residential projects. Application for review of a project through the Main Log will be accepted by appointment only. Appointments must be made in advance by contacting Development Services.

Time Frame
The initial Department review of Main Log applications will be completed in 20 business days, with any necessary re-review resulting from the correction of noted Code deficiencies completed in 10 business days. When other agency review is required, the Department shall communicate to the applicant each applicable agency requiring additional permit submissions for simultaneous review. Each agency will review the application for compliance with the agency standards within their own established timeframe.

 

Commercial projects appropriate for the major project log include:
  • Large developments involving project coordinators
  • Construction of a large new building
  • Large additions to existing buildings
  • Large accessory structures
  • Major structural modifications to existing buildings
  • Large projects involving change of occupancy
  • Projects involving work in multiple buildings or multiple floors
  • Projects involving complicated fire/life safety issues (e.g. large occupant loads, hazardous materials)

 

Residential projects appropriate for the major project log include:

  • New house, tandem house, townouse or duplex
  • New accessory dwelling unit (ADU)
  • Additions greater than 400 square feet
  • Projects requiring Landmark review
  • Projects requiring detailed structural review

 

Intermediate project log review:
Project applications of lesser complexity and/or scope may be reviewed as a Intermediate Project (X-Log) review for commercial/multi family projects and the P-Log for residential projects. For commercial projects, this method of review is only allowable on projects with valuation less than $500,000.00, or with prior arrangement and approval from the Building Official.   For residential projects, this method of review is only allowable on projects with prior arrangement and approval from the Building Official, or projects of intermediate complexity.  Application for review of a project through the Intermediate Project Log will be accepted by appointment (preferred), or during normal business hours at the Project Log-In counter.

Time Frame
The initial review of Intermediate Log applications will be completed in 10 business days, with any necessary re-review resulting from the correction of noted Code deficiencies completed in 5 business days. When other agency review is required, the Department shall communicate to the applicant each applicable agency requiring additional permit submissions for simultaneous review. Each agency will review the application for compliance with the agency standards within their own established timeframe. 

 

Commercial projects appropriate for the intermediate log review include:
  • Small additions to existing buildings
  • Small accessory structures
  • Minor structural modifications to existing buildings
  • Telecom towers
  • Small projects involving change of occupancy

 

Residential projects appropriate for the intermediate log review include:

  • New production home, type approved review of previously approved Master Plan
  • Zoning-only review of 1 & 2 Family projects
  • Additions less than 400 square feet
  • Attic conversions
 
Related documents:

Hours for Same Day Reviews

Commercial:
8:00 a.m. to 11:30 a.m.

Residential:
Noon to 3:30 p.m.

Please call 720-865-2705 to be sure that your project is eligible for a same day review.

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