Torrance County, NM - 2026 Building Permit Guide

Permit Authority

All unincorporated portions of Torrance County. Structural building permits are issued by the State of New Mexico Construction Industries Division (CID). County issues land use/zoning clearance. Two-step process: county zoning clearance first, then CID building permit.

Department

Torrance County Planning and Zoning Division

Address

205 South 9th Street, Estancia, NM 87016

Phone

(505) 544-4393

Email

lmcmillan@tcnm.us

Website

https://torrancecountynm.org/departments/planning-zoning

Application Process

1. Determine whether your parcel is in unincorporated Torrance County (not within limits of Estancia, Moriarty, Willard, McIntosh, Manzano, or Edgewood). Contact Planning & Zoning at (505) 544-4393 if uncertain.
2. Obtain a rural addressing assignment if the property does not have a recognized 911 address. Contact Rural Addressing (Ruben Gastelum) before construction begins.
3. Complete the county Development Permit -- Structure form, available for download. Form requires property owner information, parcel/legal description, proposed use, project description, and setback compliance attestation.
4. Determine floodplain status by obtaining a floodplain determination from the county's floodplain administrator. If the parcel lies within a FEMA Special Flood Hazard Area (SFHA), additional floodplain development permit requirements apply.
5. Submit the completed county Development Permit form, site plan, and supporting documents to Planning and Zoning Division at 205 South 9th Street, Estancia, NM 87016. Pay applicable county fees at time of submission.
6. Await county zoning clearance. Staff review compliance with Torrance County Zoning Ordinance (Ordinance 1990-01, as amended). For conditional use permits or variances, the matter goes to Planning and Zoning Board.
7. Once county zoning clearance is obtained, proceed to CID Albuquerque Regional Office at 5500 San Antonio Dr. NE, Suite F, Albuquerque, NM 87109, phone (505) 222-9800.
8. Bring county zoning clearance document, completed CID permit application, two sets of construction plans (stamped by NM-licensed architect or engineer for commercial; may be owner-drawn for simple residential), energy code compliance documentation, and contractor license or homeowner permit application.
9. CID staff reviews plans for conformance with NMAC Title 14 building codes. Pay CID building permit fee at plan review or upon permit issuance.
10. CID issues the building permit. Post the permit prominently on the job site.
11. Schedule required CID inspections at key construction milestones.
12. Upon satisfactory final inspection, CID issues a Certificate of Occupancy (CO). The CO is required before occupancy.

Typical processing time: County zoning review: 5-15 business days for straightforward projects. CID plan review: 10-30 days (varies by project complexity). Conditional use or variance hearings add weeks to months.

Source: Torrance County Planning and Zoning Division

General Requirements

Under New Mexico state law (NMAC Title 14), a building permit is required for any structure greater than 120 square feet (per floor) when constructed, delivered, or installed. This includes new construction, additions, alterations, demolitions, and changes of use. Electrical, plumbing, mechanical, and gas permits also required for trade work.

Required Documents

• Completed county Development Permit -- Structure form
• Site plan showing property lines, setbacks, location of proposed structure(s), existing structures, access roads, water/septic locations
• Legal description or parcel ID number
• Proof of ownership (warranty deed or title document)
• Floodplain determination documentation
• Rural address confirmation from Rural Addressing department
• Completed CID General Building Permit Application
• Two complete sets of construction plans (architectural, structural, mechanical, electrical, plumbing as applicable)
• Energy compliance forms (New Mexico Energy Conservation Code, NMAC 14.7.9)
• Contractor license numbers (RLD-issued GB-2 residential or GB-98 general commercial, plus applicable trade licenses) or homeowner permit application
• Soils/geotechnical report for some projects in expansive or unstable soil areas
• NMED on-site wastewater (septic) permit approval if no municipal sewer available

Permit validity

CID-issued permits typically expire if work does not commence within 180 days of issuance, or if work is suspended or abandoned for 180 consecutive days.

Building code

NMAC Title 14 codes: Residential (2021 New Mexico Residential Building Code, NMAC 14.5.2, based on IRC); Commercial (New Mexico Commercial Building Code, NMAC 14.7.2, based on IBC); Electrical (2020 National Electrical Code, adopted per NMAC 14.5.7/14.10.4); Plumbing (New Mexico Plumbing Code, NMAC 14.5.4); Mechanical (New Mexico Mechanical Code, NMAC 14.5.5); Energy (New Mexico Energy Conservation Code, NMAC 14.7.9); Existing buildings (NMAC 14.7.7/14.5.6); Fire code (NMAC 14.7.4 and local fire district requirements).

Owner-builder

Owner-builder (homeowner's permit) allowed under NMAC 14.5.2.18 for single-family dwellings and appurtenant structures. Property must be owner's primary residence. Owner must personally perform majority of work or subcontract licensed contractors. Limited to one permit per property owner per 12-month period.

Contractor requirements

All contractors must hold a current RLD Construction Industries Division license. GB-2 for residential/light commercial up to 3 stories; GB-98 for general commercial. Trade licenses required for electrical (EE-98, EE-1), plumbing (PB-98, MM-1), mechanical (MM-98).

Fees

Plan check fee

CID plan review fee: 20% of building permit fee, charged at time of plan review submittal.

Permit fee formula

CID state fee (not county): $3.00 per $1,000 of project valuation for first $15,000; $1.00 per $1,000 of project valuation above $15,000. County administrative fees not published online; contact (505) 544-4393.

Trade permit fee

Separate CID permit fees for each trade; based on valuation formula or per-unit fees. Contact CID for current schedule.

Reinspection fee

NMAC 14.5.3.9.G establishes reinspection fees where work is not ready, covered before inspection, or required correction not made. Contact CID for amounts.

Payment note

All CID permit fees due at issuance (or plan review for plan review fees).

Work That Does NOT Require a Permit

• Agricultural structures (barns, storage sheds for bona fide agricultural operations) on qualifying agricultural use may be exempt from CID building permits in some circumstances; verify with CID.
• Structures under 120 square feet may not require a building permit but may still require county zoning/development approval.

Important: County Development Permit and zoning review may still be required even for structures exempt from CID building permits. Verify with both Torrance County Planning & Zoning and CID Albuquerque before assuming exemption applies.

Inspections

How to Schedule

• CID Albuquerque Regional Office: (505) 222-9800 (phone)

Scheduling deadline

Minimum 48-hour advance notice typically required.

Inspection hours

Contact CID Albuquerque for current hours.

Typical inspection sequence: Required standard inspection sequence for residential: 1. Footing and foundation (after excavations complete and rebar in place, before concrete pour). 2. Concrete slab or under-floor (after forms, sub-base, and reinforcing set, before concrete pour). 3. Framing/rough (after roof, framing, fire blocking, bracing complete; pipes, chimneys, vents in place; rough electrical, plumbing, mechanical installed; before insulation or wall covering). 4. Rough electrical (prior to covering walls). 5. Rough plumbing (prior to covering walls/floors). 6. Rough mechanical/HVAC (prior to covering). 7. Insulation (where required for energy code, before drywall). 8. Final electrical, plumbing, and mechanical (before final general inspection). 9. Final building (after finish grading, all work complete, ready for occupancy; CID issues Certificate of Occupancy or Certificate of Completion).

Additional Resources

• Building code: NMAC Title 14 codes: Residential (2021 New Mexico Residential Building Code, NMAC 14.5.2, based on IRC); Commercial (New Mexico Commercial Building Code, NMAC 14.7.2, based on IBC); Electrical (2020 National Electrical Code, adopted per NMAC 14.5.7/14.10.4); Plumbing (New Mexico Plumbing Code, NMAC 14.5.4); Mechanical (New Mexico Mechanical Code, NMAC 14.5.5); Energy (New Mexico Energy Conservation Code, NMAC 14.7.9); Existing buildings (NMAC 14.7.7/14.5.6); Fire code (NMAC 14.7.4 and local fire district requirements).
• Verify contractor license: RLD Contractor License Lookup
• Owner-builder rules: View rules
• CID Building Permit Guide for Residential Construction (2024)
• CID Building Permit Guide for Commercial Construction (2024)
• Rural Addressing Department
• NMED Onsite Wastewater Bureau
• NMED Septic Permit Application
• License lookup guide: New Mexico Contractor License Requirements
• Contract template: New Mexico Homeowner-Contractor Agreement
• New Mexico hub: New Mexico Contractor License & Permit Hub

Frequently Asked Questions

Torrance County Building Permit FAQ

Do I need a building permit in unincorporated Torrance County, NM?

Under New Mexico state law (NMAC Title 14), a building permit is required for any structure greater than 120 square feet (per floor) when constructed, delivered, or installed. This includes new construction, additions, alterations, demolitions, and changes of use. Electrical, plumbing, mechanical, and gas permits also required for trade work.

How much does a building permit cost in unincorporated Torrance County, NM?

Fees are calculated as: CID state fee (not county): $3.00 per $1,000 of project valuation for first $15,000; $1.00 per $1,000 of project valuation above $15,000. County administrative fees not published online; contact (505) 544-4393.. Plan check fee: CID plan review fee: 20% of building permit fee, charged at time of plan review submittal..

How do I apply for a building permit in unincorporated Torrance County, NM?

1. Determine whether your parcel is in unincorporated Torrance County (not within limits of Estancia, Moriarty, Willard, McIntosh, Manzano, or Edgewood). Contact Planning & Zoning at (505) 544-4393 if uncertain. 2. Obtain a rural addressing assignment if the property does not have a recognized 911 address. Contact Rural Addressing (Ruben Gastelum) before construction begins. 3. Complete the county Development Permit -- Structure form, available for download. Form requires property owner information, parcel/legal description, proposed use, project description, and setback compliance attestation. 4. Determine floodplain status by obtaining a floodplain determination from the county's floodplain administrator. If the parcel lies within a FEMA Special Flood Hazard Area (SFHA), additional floodplain development permit requirements apply. 5. Submit the completed county Development Permit form, site plan, and supporting documents to Planning and Zoning Division at 205 South 9th Street, Estancia, NM 87016. Pay applicable county fees at time of submission. 6. Await county zoning clearance. Staff review compliance with Torrance County Zoning Ordinance (Ordinance 1990-01, as amended). For conditional use permits or variances, the matter goes to Planning and Zoning Board. 7. Once county zoning clearance is obtained, proceed to CID Albuquerque Regional Office at 5500 San Antonio Dr. NE, Suite F, Albuquerque, NM 87109, phone (505) 222-9800. 8. Bring county zoning clearance document, completed CID permit application, two sets of construction plans (stamped by NM-licensed architect or engineer for commercial; may be owner-drawn for simple residential), energy code compliance documentation, and contractor license or homeowner permit application. 9. CID staff reviews plans for conformance with NMAC Title 14 building codes. Pay CID building permit fee at plan review or upon permit issuance. 10. CID issues the building permit. Post the permit prominently on the job site. 11. Schedule required CID inspections at key construction milestones. 12. Upon satisfactory final inspection, CID issues a Certificate of Occupancy (CO). The CO is required before occupancy.

How long does it take to get a building permit in unincorporated Torrance County, NM?

Typical processing time is County zoning review: 5-15 business days for straightforward projects. CID plan review: 10-30 days (varies by project complexity). Conditional use or variance hearings add weeks to months..

What work is exempt from building permits in unincorporated Torrance County, NM?

The following work is generally exempt: Agricultural structures (barns, storage sheds for bona fide agricultural operations) on qualifying agricultural use may be exempt from CID building permits in some circumstances; verify with CID.; Structures under 120 square feet may not require a building permit but may still require county zoning/development approval.. Note: County Development Permit and zoning review may still be required even for structures exempt from CID building permits. Verify with both Torrance County Planning & Zoning and CID Albuquerque before assuming exemption applies.

How do I schedule a building inspection in unincorporated Torrance County, NM?

Inspections can be scheduled via: CID Albuquerque Regional Office: (505) 222-9800. Minimum 48-hour advance notice typically required..