Girdwood, AK - 2026 Building Permit Guide

Permit Authority

Girdwood is a community within the Municipality of Anchorage, located approximately 40 miles south of Anchorage. All building permits are issued by the MOA Development Services Department. Girdwood is within a designated floodplain area; flood zone compliance and FEMA floodplain permits may be required in addition to standard building permits.

Department

Development Services Department, Building Safety Division (Municipality of Anchorage)

Address

4700 Elmore Road, Anchorage, AK 99507

Phone

(907) 343-8211

Email

permitcounter@muni.org

Website

https://www.muni.org/Departments/OCPD/development-services/permits-inspections/Pages/default.aspx

Online Permit Portal

Application Process

1. Contact the MOA Development Services Department at (907) 343-8211 to confirm Girdwood property BSSA status and floodplain designation.
2. If your property is in a designated floodplain, obtain floodplain permit and elevation requirements before submitting building permit application.
3. Determine permit type (residential 1-2 family, commercial, retrofit) using the Do I Need a Permit handout.
4. Prepare required documentation: For residential projects, gather completed worksheet, two sets of engineer-stamped drawings, structural calculations, two sealed plot plans, and stormwater handout AG.21. Include floodplain certifications if applicable.
5. Initiate the application online through the MOA residential or commercial permit application pages, providing parcel number, owner information, contractor details, and ePlans contact information.
6. Submit plan sets electronically via ePlans (ProjectDox) at https://eplans.muni.org/, including any floodplain-related documentation. Allow a minimum of 48 business hours for prescreening.
7. Resolve any prescreening corrections by resubmitting through ePlans. Once prescreening passes, the application proceeds to formal plan review.
8. Permit staff reviews plans for code compliance, including floodplain and snow load requirements specific to Girdwood. Typical review time for 1-2 family dwellings is approximately 10 working days.
9. Once plans are approved, pay all permit and plan check fees. Permit is issued after fees are paid.
10. Post the permit on-site as required and schedule inspections at each construction stage.

Typical processing time: Approximately 10 working days for 1-2 family dwellings after complete submittal; timelines may be longer for projects with floodplain considerations. Commercial timelines vary by project complexity. Prescreening alone requires a minimum of 48 business hours.

Source: Development Services Department, Building Safety Division (Municipality of Anchorage)

General Requirements

A building permit is required for construction, enlargement, alteration, repair, relocation, demolition, or change of use or occupancy of buildings or structures within the Municipality of Anchorage Building Safety Service Area (BSSA). Electrical, gas, mechanical, and plumbing system work regulated by code also require permits. Girdwood-specific: FEMA floodplain permit required for properties within designated floodplain areas.

Required Documents

• Completed residential or commercial permit worksheet
• Two sets of drawings signed by a structural engineer (Alaska-registered)
• Structural calculations
• Two plot plans sealed by an Alaska Registered Land Surveyor
• Stormwater handout (AG.21)
• Building Safety Service Area confirmation
• Parcel number, legal description, or street address
• Owner name and contact information
• Contractor name and municipal contractor license number
• Scope of work description and valuation
• Floodplain certification (if applicable) and elevation documentation for properties in designated floodplain areas

Permit validity

Permits are valid for 18 months from the date of issuance. One extension is available for an additional 19 months if work has begun before the original permit expires.

Building code

Municipality of Anchorage AMC Title 23 (Building Codes), which adopts with local amendments: IBC 2024 (International Building Code), International Mechanical Code, Uniform Plumbing Code, 2020 National Electrical Code, International Fire Code, Energy Conservation Code, and International Existing Building Code. All codes are adopted with Anchorage-specific local amendments for cold climate, seismic zone, snow load (particularly relevant for Girdwood), and remote-access conditions.

Owner-builder

Under Alaska Statute AS 08.18.161, the owner-builder exemption permits property owners to perform construction on their own primary residence without a state contractor registration. This exemption does not apply to work performed for compensation or to property held for sale within 12 months of construction. Owner-builders must still obtain all required permits and pass all required inspections.

Contractor requirements

Any contractor or business performing construction within the Municipality of Anchorage Service Area must obtain both a State of Alaska Contractor License from the Department of Occupational Licensing at (907) 269-8160 and a Municipal Contractor License from the Development Services permit counter. Municipal licenses are valid for up to two years and expire on February 14 of each calendar year.

Fees

Minimum permit fee

$175 (residential); $525 (commercial)

Plan check fee

Included in permit process; typically assessed as a percentage of building permit fee (commonly 65% for standard projects)

Permit fee formula

Residential: flat $175 for projects up to $40,000; 0.9% of total valuation for projects over $40,000. Commercial: 1.5% of valuation up to $500,000 (minimum $525); 1.0% for $500,001-$1,000,000; 0.8% for $1,000,001-$5,000,000; 0.6% over $5,000,000.

Trade permit fee

$175 flat fee per inspection for plumbing, mechanical, and electrical trades

Reinspection fee

No Show fee applies when inspector cannot access property. Contact permit counter at (907) 343-8211 for current fee amounts.

Payment note

Fees are paid at the permit counter or online through the MOA portal. Payment is due before the permit is issued.

Fees change. Verify current amounts at the official fee schedule (effective January 1, 2020).

Work That Does NOT Require a Permit

• One-story detached accessory buildings (tool sheds, playhouses) not exceeding 200 square feet
• Fences of light-frame construction not over 8 feet high
• Retaining walls not over 4 feet in height measured from bottom of footing to top (unless supporting a surcharge)
• Water tanks supported directly on grade with capacity not exceeding 5,000 gallons and height-to-diameter ratio not exceeding 2:1
• Sidewalks, driveways, platforms, and similar flatwork not more than 30 inches above adjacent grade
• Painting, papering, tiling, carpeting, cabinets, countertops, and similar interior cosmetic finish work
• Prefabricated swimming pools less than 24 inches deep
• Replacement of windows or doors without enlargement of the rough opening
• Roofing and exterior wall covering repairs costing less than $5,000 total
• Temporary structures erected for less than 15 consecutive days
• Ordinary repair and maintenance work not affecting structural, mechanical, plumbing, or electrical systems

Important: Even when a building permit is not required, work may still require zoning review and floodplain compliance. For properties in designated floodplain areas, verify floodplain permit requirements with the Development Services Department at (907) 343-8211.

Inspections

How to Schedule

• Building Safety Permit Information and Inspection Request Portal (online)
• (907) 343-8300 (24/7 inspection request line) (phone)
• (907) 717-7491 (after-hours roof deck inspections) (phone)

Scheduling deadline

For same-day inspections, requests must be received before 6:00 a.m. on the same business day. Requests after 6:00 a.m. are scheduled for the next available morning.

Inspection hours

Monday through Friday, business hours. After-hours roof deck inspections available weekends and evenings.

Typical inspection sequence: Typical sequence: (1) Footing and foundation, (2) Foundation/slab, (3) Structural framing, (4) Rough-in inspections (plumbing, HVAC, electrical), (5) Insulation and energy compliance, (6) Final inspection (residential) or Certificate of Occupancy inspection (commercial). For floodplain properties, additional floodplain elevation and compliance inspections may be required.

Additional Resources

• Building code: Municipality of Anchorage AMC Title 23 (Building Codes), which adopts with local amendments: IBC 2024 (International Building Code), International Mechanical Code, Uniform Plumbing Code, 2020 National Electrical Code, International Fire Code, Energy Conservation Code, and International Existing Building Code. All codes are adopted with Anchorage-specific local amendments for cold climate, seismic zone, snow load (particularly relevant for Girdwood), and remote-access conditions.
• Verify contractor license: MOA Contractor License Verification
• Zoning information: View zoning info
• Owner-builder rules: View rules
• Full Code of Ordinances (Municode)
• Title 23 Building Codes Index
• Title 21 Land Use Planning Code
• Contractor License Application Packet
• State Contractor Licensing (Alaska DCBPL)
• ePlans Applicant User Guide
• License lookup guide: Alaska Contractor License Requirements
• Contract template: Alaska Homeowner-Contractor Agreement
• Alaska hub: Alaska Contractor License & Permit Hub

Frequently Asked Questions

Girdwood Building Permit FAQ

Do I need a building permit in Girdwood, AK?

A building permit is required for construction, enlargement, alteration, repair, relocation, demolition, or change of use or occupancy of buildings or structures within the Municipality of Anchorage Building Safety Service Area (BSSA). Electrical, gas, mechanical, and plumbing system work regulated by code also require permits. Girdwood-specific: FEMA floodplain permit required for properties within designated floodplain areas.

How much does a building permit cost in Girdwood, AK?

The minimum permit fee is $175 (residential); $525 (commercial). Fees are calculated as: Residential: flat $175 for projects up to $40,000; 0.9% of total valuation for projects over $40,000. Commercial: 1.5% of valuation up to $500,000 (minimum $525); 1.0% for $500,001-$1,000,000; 0.8% for $1,000,001-$5,000,000; 0.6% over $5,000,000.. Plan check fee: Included in permit process; typically assessed as a percentage of building permit fee (commonly 65% for standard projects).

How do I apply for a building permit in Girdwood, AK?

1. Contact the MOA Development Services Department at (907) 343-8211 to confirm Girdwood property BSSA status and floodplain designation. 2. If your property is in a designated floodplain, obtain floodplain permit and elevation requirements before submitting building permit application. 3. Determine permit type (residential 1-2 family, commercial, retrofit) using the Do I Need a Permit handout. 4. Prepare required documentation: For residential projects, gather completed worksheet, two sets of engineer-stamped drawings, structural calculations, two sealed plot plans, and stormwater handout AG.21. Include floodplain certifications if applicable. 5. Initiate the application online through the MOA residential or commercial permit application pages, providing parcel number, owner information, contractor details, and ePlans contact information. 6. Submit plan sets electronically via ePlans (ProjectDox) at https://eplans.muni.org/, including any floodplain-related documentation. Allow a minimum of 48 business hours for prescreening. 7. Resolve any prescreening corrections by resubmitting through ePlans. Once prescreening passes, the application proceeds to formal plan review. 8. Permit staff reviews plans for code compliance, including floodplain and snow load requirements specific to Girdwood. Typical review time for 1-2 family dwellings is approximately 10 working days. 9. Once plans are approved, pay all permit and plan check fees. Permit is issued after fees are paid. 10. Post the permit on-site as required and schedule inspections at each construction stage.

How long does it take to get a building permit in Girdwood, AK?

Typical processing time is Approximately 10 working days for 1-2 family dwellings after complete submittal; timelines may be longer for projects with floodplain considerations. Commercial timelines vary by project complexity. Prescreening alone requires a minimum of 48 business hours..

What work is exempt from building permits in Girdwood, AK?

The following work is generally exempt: One-story detached accessory buildings (tool sheds, playhouses) not exceeding 200 square feet; Fences of light-frame construction not over 8 feet high; Retaining walls not over 4 feet in height measured from bottom of footing to top (unless supporting a surcharge); Water tanks supported directly on grade with capacity not exceeding 5,000 gallons and height-to-diameter ratio not exceeding 2:1; Sidewalks, driveways, platforms, and similar flatwork not more than 30 inches above adjacent grade; Painting, papering, tiling, carpeting, cabinets, countertops, and similar interior cosmetic finish work; Prefabricated swimming pools less than 24 inches deep; Replacement of windows or doors without enlargement of the rough opening; Roofing and exterior wall covering repairs costing less than $5,000 total; Temporary structures erected for less than 15 consecutive days; Ordinary repair and maintenance work not affecting structural, mechanical, plumbing, or electrical systems. Note: Even when a building permit is not required, work may still require zoning review and floodplain compliance. For properties in designated floodplain areas, verify floodplain permit requirements with the Development Services Department at (907) 343-8211.

How do I schedule a building inspection in Girdwood, AK?

Inspections can be scheduled via: Building Safety Permit Information and Inspection Request Portal, (907) 343-8300 (24/7 inspection request line), (907) 717-7491 (after-hours roof deck inspections). For same-day inspections, requests must be received before 6:00 a.m. on the same business day. Requests after 6:00 a.m. are scheduled for the next available morning..

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