Unincorporated Torrance County

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.

• 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.
• Exempt 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.

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).

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.

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).

Source: Torrance County Planning and Zoning Division ↗

1. 01
   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. 02
   Obtain a rural addressing assignment if the property does not have a recognized 911 address. Contact Rural Addressing (Ruben Gastelum) before construction begins.
3. 03
   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. 04
   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. 05
   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. 06
   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. 07
   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. 08
   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. 09
   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. 10
    CID issues the building permit. Post the permit prominently on the job site.
11. 11
    Schedule required CID inspections at key construction milestones.
12. 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 ↗

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

• 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 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).