Arizona, Coconino County Remodeler Permit Regulations and County Ordinances for Unincorporated Areas

Coconino County Building & Safety Division

The Coconino County Building & Safety Division is the Authority Having Jurisdiction (AHJ) for building permits and enforces local building codes. They aim to safeguard public safety, health, and welfare, and to improve the quality of life through strong, affordable, and energy-efficient buildings. The division utilizes an online portal for permit applications, payments, and inspection requests. For questions, you can contact them at 928-679-8850 or [email protected].

Rules for Properties in Unincorporated Areas

Building permits are required for all construction in unincorporated areas of Coconino County. However, not all properties are suitable for building, even if recognized for tax purposes. Factors such as zoning district size limitations, proper parcel creation, easements, mineral rights, and accurate property line verification through a Registered Land Surveyor are crucial. It is strongly advised to check with Coconino County Community Development to determine a parcel's suitability for building before applying for a permit. These codes and ordinances apply to unincorporated areas, excluding Indian Reservations.

Specific Permit Triggers for Demolition Work During a Remodel

While specific triggers for demolition permits during a remodel are not explicitly detailed in the provided search results, the general ordinance states that it is unlawful to "erect, construct, reconstruct, alter, move, demolish, convert, or use any building or structure covered by the ordinance contrary to or in violation of any provisions of these codes." This implies that any demolition work, as part of a remodel, would fall under the purview of permit requirements. Work that has been concealed prior to inspection may require a special inspection and associated fees. If a permit is required and work commences without one, a double fee may be charged, and the permit can be voided and require re-activation through a special inspection.

Permit Requirements for Altering or Converting Non-Living Spaces

Converting non-living spaces such as garages, attics, or unfinished basements into habitable living areas generally requires a building permit in Coconino County. This is considered a renovation or alteration that changes the use of the space from non-habitable to habitable.

Garages: Converting a garage into living space requires a building permit. This includes any associated plumbing, electrical, or mechanical work. The new living space must comply with current residential and energy codes. Alternative off-street parking may be required. Plans must illustrate the proposed work, including new wall arrangements, dimensions, use of space, window/door openings, and locations of safety features like smoke alarms and carbon monoxide alarms. Sleeping rooms created within a converted garage must have an emergency escape and rescue opening.
Attics: Attics intended for use as habitable space (bonus rooms) require a permit. If an attic is made usable with a floor surface, the average ceiling height should be six feet or less, and it must be accessed via an attic access, scuttle, or pull-down stairs. The floor live load design must be a minimum of 40 pounds per square foot (psf). Attic spaces with a ceiling height between six and seven feet, intended for storage, also have specific requirements, including fire-resistive construction and a two-layer wood floor if attached to a dwelling. Attic rooms with a ceiling height of seven feet or greater, intended for storage or workshop use, also have specific provisions.
Unfinished Basements: Converting an unfinished basement into habitable space will require a permit. This is considered a renovation. If basement foundation walls exceed 10 feet in height and retain 8 feet of soil or more, they must be engineered.

In general, the new living space must comply with current residential code and energy code requirements. Plans illustrating the proposed work, including structural elements, insulation, and safety features, are typically required. Smoke and carbon monoxide alarms are mandatory in converted spaces and throughout the residence.

Resources to Learn More

Note: The following state-wide building codes and regulations apply universally to all jurisdictions within Arizona, including Coconino County.

Arizona Remodeler Legislation, Codes, and Guidelines

Arizona State Building Codes and Legislation for Remodelers and Residential Renovations

Arizona's approach to building codes for remodelers and residential renovations is characterized by a "home rule" system, meaning that building codes are adopted and enforced at the local level by individual cities, towns, and counties. While there isn't a single, statewide building code mandated for all jurisdictions, most localities base their codes on the International Code Council's (I-Code) family of model codes, such as the International Building Code (IBC) and the International Residential Code (IRC). The specific version of these codes adopted can vary, with many jurisdictions transitioning from the 2018 I-Codes to the 2021 versions. It is crucial for remodelers and homeowners to verify the currently adopted codes with the local Authority Having Jurisdiction (AHJ) for any given project.

The International Existing Building Code (IEBC) is also adopted by some jurisdictions, such as Maricopa County, which adopted the 2018 IEBC. Phoenix has also amended the International Existing Building Code, with their adopted version being part of the Phoenix Building Construction Code.

Primary State Boards or Agencies Setting Standards

While local AHJs are the primary enforcers of building codes, certain state agencies have authority over specific areas:

Arizona Registrar of Contractors (ROC): The ROC licenses and regulates contractors in Arizona. They establish rules and standards for workmanship and professional conduct, which must be followed in conjunction with applicable building codes.
Office of the State Fire Marshal: This office establishes minimum statewide standards for electrical safety, recently adopting the 2023 National Electrical Code (NEC).
Arizona Department of Housing (ADOH): The ADOH regulates factory-built buildings and adopts minimum codes for manufactured housing.

Classification of Remodels and Demolition Guidelines

The distinction between cosmetic and structural alterations, and the applicability of demolition guidelines, is generally determined by the scope of work and local AHJ requirements.

Cosmetic Remodels: These typically involve aesthetic changes that do not affect the structural integrity or essential systems of a building. Examples include painting, wallpapering, tiling, carpeting, and replacing countertops or hardware. Generally, purely cosmetic work does not require a permit.
Structural Alterations: These involve changes to the building's structure, such as removing or altering load-bearing walls, modifying the foundation, converting attics or basements to habitable spaces, or making significant changes to plumbing, electrical, or mechanical systems. These types of renovations almost always require a building permit. Converting attics or basements to habitable living spaces, for instance, is considered a structural alteration and requires permits.
Demolition Guidelines: A demolition permit is required before the demolition of any part of a building, whether interior or exterior. Demolition plans may be required, and an asbestos review is often part of the process. Specific requirements for demolition permits, including potential plan reviews and notification periods, can vary by jurisdiction and the nature of the demolition (e.g., historic properties, commercial vs. residential). Demolition work that involves wrecking any load-supporting structural member of a facility requires a permit.

It's important to note that even for projects that might seem minor, local ordinances can dictate permit requirements. For example, some municipalities may require permits for finishing a basement or for certain window and door replacements if the size or configuration is changed.

Resources to Learn More

Select a City in Coconino County

If your project is located within incorporated city limits, you will likely need to follow municipal ordinances rather than county rules. Select your city below to view local regulations.

Help Us Improve This Guide

Did you find a dead link, or do you have the direct link to the Coconino County permit application portal? Help us keep this information accurate by submitting an update.