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When a permit is required
Permit triggers and exempt work for Bluff
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.
- Exempt Non-structural cosmetic work (interior painting, flooring replacement) typically does not require a LUC
- Exempt 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.
- 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)
- 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).
- 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.
- 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.
Source: Town of Bluff Planning and Zoning Commission / Town of Bluff Administration ↗
Application process
Typical processing: 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.
- 01 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.
- 02 Attend or schedule a pre-application meeting with the Town of Bluff Planning and Zoning Commission or staff, as required before formal project submission.
- 03 Download and complete the Land Use Clearance Application (updated November 2024).
- 04 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.
- 05 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.
- 06 The Planning and Zoning Commission reviews the LUC at its regular meeting (first Thursday of the month at 6:00 p.m.).
- 07 If the LUC is approved, the Town Commission sends the LUC to San Juan County.
- 08 Applicant then submits the full building permit application to San Juan County via the iWorQ portal. The application must include the approved LUC document.
- 09 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 ↗
Required inspections
Scheduling and sequence
- (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 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.
Source: Town of Bluff Planning and Zoning Commission / Town of Bluff Administration ↗
Frequently asked
Common questions about Bluff permits
01 Do I need a building permit in Bluff, UT? ▸
02 How do I apply for a building permit in Bluff, UT? ▸
03 How long does it take to get a building permit in Bluff, UT? ▸
04 What work is exempt from building permits in Bluff, UT? ▸
05 How do I schedule a building inspection in Bluff, UT? ▸
Educational reference. Permit rules and fees change — confirm current requirements directly with Town of Bluff Planning and Zoning Commission / Town of Bluff Administration before applying. Jaspector is not legal advice.