City Building Permits

Town of Bluff, UT - 2026 Building Permit Guide

How to apply for a building permit in Town of Bluff, Utah. Permit authority, application steps, fees, and inspection requirements.

Utah San Juan County Updated March 2026

Permit Authority

Bluff was incorporated as a town in 2018. The Town of Bluff handles land use clearance and planning approval; San Juan County issues the actual building permit for all properties within Bluff town limits. This two-step process is unique within San Juan County.

Department
Town of Bluff Planning and Zoning Commission / Town of Bluff Administration
Address
Bluff Community Center Building, West Entrance, 190 N 3rd E Street, Suite 1, Bluff, UT 84512
Phone
(435) 672-9990
Website
https://townofbluffutah.gov/planning-zoning/

Online Permit Portal

Open Town of Bluff Planning and Zoning

Platform: Town submission by mail/email/in-person; Building permits via San Juan County iWorQ • Account required: Yes • Submission: Online or in-person

Application Process

  1. Determine whether a Land Use Clearance (LUC) is required. A LUC is required before commencing new construction, before moving a prebuilt home or structure onto a lot, or for any remodel that is structural in nature.
  2. Attend or schedule a pre-application meeting with the Town of Bluff Planning and Zoning Commission or staff, as required before formal project submission.
  3. Download and complete the Land Use Clearance Application (updated November 2024).
  4. Submit the LUC application by the deadline: applications must be received by Wednesday at 5:00 p.m. MDT, one week prior to the regularly scheduled Planning and Zoning Commission meeting.
  5. Submit by mail to PO Box 324, Bluff, UT 84512; by email to planningzoning@townofbluffutah.gov; or in person at the town office during office hours.
  6. The Planning and Zoning Commission reviews the LUC at its regular meeting (first Thursday of the month at 6:00 p.m.).
  7. If the LUC is approved, the Town Commission sends the LUC to San Juan County.
  8. Applicant then submits the full building permit application to San Juan County via the iWorQ portal. The application must include the approved LUC document.
  9. San Juan County reviews the building permit application and issues the permit if complete and the LUC is included.
  10. Schedule inspections with San Juan County Building Inspector at (435) 587-3829.

Typical processing time: LUC review depends on the Planning Commission meeting schedule (meetings monthly). Allow at least 4 to 6 weeks for the full LUC-plus-building-permit cycle.

Source: Town of Bluff Planning and Zoning Commission / Town of Bluff Administration

General Requirements

Land Use Clearance is required before commencing new construction, before moving a prebuilt home or structure onto a lot, or for any remodel that is structural in nature. Non-structural cosmetic work (interior painting, flooring replacement, etc.) typically does not require a LUC.

Required Documents

  • Completed Land Use Clearance Application
  • Approved LUC (for building permit stage at county)
  • Complete set of plans drawn to scale (for building permit at county)
  • Legal property description and parcel number (for building permit at county)
  • Utah DOPL contractor license information for all contractors (for building permit at county)
  • Proof of property ownership or notarized owner authorization (for building permit at county)
Permit validity
Land Use Clearance validity: One year from the date of approval. If a building permit is not obtained within one year of LUC approval, a new LUC application must be submitted and approved before proceeding.
Building code
Bluff follows the Utah State Construction Code under Title 15A at the building permit level (administered by San Juan County). The Town of Bluff also maintains a local Zoning Code Ordinance (most recently updated September 2025, Ordinance No. 2025-09-12B, including RV and home updates).
Owner-builder
Utah DOPL owner-builder rules apply at the county building permit level. The town does not separately administer owner-builder certification.
Contractor requirements
Utah DOPL licensing required for all licensed trades at the county building permit stage. The town's land use clearance process does not separately verify contractor licenses; this occurs at the county permit stage.

Fees

Payment note
LUC application fee is included in the town Master Fee Schedule. Building permit fees are at San Juan County rates: $1.75 per square foot; $65 per inspection plus mileage. Contact town at (435) 672-9990 for LUC fee amounts.

Work That Does NOT Require a Permit

  • Non-structural cosmetic work (interior painting, flooring replacement) typically does not require a LUC
  • Standard Utah statewide exemptions apply at the building permit stage: accessory structures under 120 sq ft, fences under 7 ft, retaining walls under 4 ft, ordinary repair work

Important: Because Bluff uses a two-step process, even if a county building permit would not be required for certain minor work, the town's LUC requirements may still apply. Verify with the town office before assuming any work is exempt from both the LUC and the building permit.

Inspections

How to Schedule

  • (435) 587-3829 (phone)
  • permits@sanjuancountyut.gov (email)
Inspection hours
Contact San Juan County for office hours; Monday through Friday during normal business hours

Typical inspection sequence: Same as Unincorporated San Juan County (county-standard IBC/IRC inspection sequence). Inspections are scheduled with and conducted by San Juan County Building Inspector, not the Town of Bluff.

Inspection fees: $65 per inspection plus mileage (county fee schedule applies; Bluff is approximately 26 miles from Monticello, so mileage fees are a real cost factor). Town of Bluff does not conduct its own building inspections; the planning and zoning function is separate from inspection authority.

Additional Resources

Information on this page was last verified: March 2026. Permit rules and fees change — confirm current requirements directly with the Town of Bluff Planning and Zoning Commission / Town of Bluff Administration before applying.

Frequently Asked Questions

Town of Bluff Building Permit FAQ

Do I need a building permit in Town of Bluff, UT?
Land Use Clearance is required before commencing new construction, before moving a prebuilt home or structure onto a lot, or for any remodel that is structural in nature. Non-structural cosmetic work (interior painting, flooring replacement, etc.) typically does not require a LUC.
How do I apply for a building permit in Town of Bluff, UT?
1. Determine whether a Land Use Clearance (LUC) is required. A LUC is required before commencing new construction, before moving a prebuilt home or structure onto a lot, or for any remodel that is structural in nature. 2. Attend or schedule a pre-application meeting with the Town of Bluff Planning and Zoning Commission or staff, as required before formal project submission. 3. Download and complete the Land Use Clearance Application (updated November 2024). 4. Submit the LUC application by the deadline: applications must be received by Wednesday at 5:00 p.m. MDT, one week prior to the regularly scheduled Planning and Zoning Commission meeting. 5. Submit by mail to PO Box 324, Bluff, UT 84512; by email to planningzoning@townofbluffutah.gov; or in person at the town office during office hours. 6. The Planning and Zoning Commission reviews the LUC at its regular meeting (first Thursday of the month at 6:00 p.m.). 7. If the LUC is approved, the Town Commission sends the LUC to San Juan County. 8. Applicant then submits the full building permit application to San Juan County via the iWorQ portal. The application must include the approved LUC document. 9. San Juan County reviews the building permit application and issues the permit if complete and the LUC is included. 10. Schedule inspections with San Juan County Building Inspector at (435) 587-3829.
How long does it take to get a building permit in Town of Bluff, UT?
Typical processing time is LUC review depends on the Planning Commission meeting schedule (meetings monthly). Allow at least 4 to 6 weeks for the full LUC-plus-building-permit cycle..
What work is exempt from building permits in Town of Bluff, UT?
The following work is generally exempt: Non-structural cosmetic work (interior painting, flooring replacement) typically does not require a LUC; Standard Utah statewide exemptions apply at the building permit stage: accessory structures under 120 sq ft, fences under 7 ft, retaining walls under 4 ft, ordinary repair work. Note: Because Bluff uses a two-step process, even if a county building permit would not be required for certain minor work, the town's LUC requirements may still apply. Verify with the town office before assuming any work is exempt from both the LUC and the building permit.
How do I schedule a building inspection in Town of Bluff, UT?
Inspections can be scheduled via: (435) 587-3829, permits@sanjuancountyut.gov.

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Important: This page is an educational resource provided by jaspector.com. It is not legal advice, and it does not substitute for official guidance from the permit authority listed above. Permit requirements, fees, and processes change frequently. Always verify current requirements directly with the issuing department before beginning any construction project. Use of this page does not create an attorney-client relationship. Jaspector assumes no liability for any outcomes arising from reliance on this information.

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