Arizona, San Juan County Remodeler Permit Regulations and County Ordinances for Unincorporated Areas

San Juan County, Arizona Remodeling and Renovation Permit Requirements

In Arizona, permit requirements are handled at the local level by individual cities, towns, and counties. San Juan County, like other jurisdictions, enforces its own building codes and zoning ordinances. It's crucial to contact the specific county department for precise requirements, as these can vary.

1. Authority Having Jurisdiction: Building & Safety Division

The Building & Safety Division is responsible for reviewing building plans, issuing permits, collecting fees, and conducting on-site inspections to ensure compliance with building and safety codes. For specific project requirements and to obtain necessary applications and forms, it is recommended to contact the San Juan County Building Division directly.

2. Properties in Unincorporated Areas

For properties located in unincorporated areas of San Juan County, the County's Building Department oversees permitting and inspections. This department provides general information regarding the building and permitting process for these areas. For detailed inquiries or specific project questions, contacting the Building Division at (505) 334-4313 is advised.

3. Permit Triggers for Demolition Work During a Remodel

Demolition work during a remodel generally requires a permit. Specifically, if you plan to demolish a structure that would have required a building permit to construct, you must apply for a demolition permit. This permit legally removes the structure from tax records. Additionally, demolition permits may require asbestos testing prior to approval, and you may need to contact the Northwest Clean Air Agency for further information.

4. Altering or Converting Non-Living Spaces

Converting non-living spaces such as garages, attics, or unfinished basements into habitable living areas typically requires a building permit. This process ensures that the converted space meets current residential and energy code requirements.

Garages: Converting a garage into living space necessitates a building permit. Any associated plumbing, electrical, or mechanical work will also require separate permits. Plans detailing the proposed work, including room dimensions, window and door openings, and locations of safety features like smoke alarms, are required. Properties may also need to provide alternative off-street parking if garage parking is eliminated. New sleeping rooms within converted garages must have emergency escape and rescue openings.
Attics: For attic conversions, the space above the newly conditioned area must meet insulation and ventilation requirements. Attics with a certain height and area may require a specific access opening size.
Unfinished Basements: Finishing an unfinished basement is considered a remodel and requires a permit, especially if adding finished space, plumbing, electrical, or HVAC systems.

In all cases of converting non-living spaces, detailed building plans illustrating the proposed work are generally required. These plans should include floor plans, dimensions, use of each space, and specifications for compliance with energy codes.

Resources to Learn More

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

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