Manitou Springs, COLORADO Building Permit Guide

Permit Authority

Manitou Springs uses a two-layer system. City requires Property Improvement Permit and use tax process for almost all improvements; issues use tax ID needed to pull PPRBD building permit. For structural/electrical/plumbing/mechanical work, PPRBD handles building permit and inspections.

Department

City of Manitou Springs Planning Department for Property Improvement Permits and use tax; Pikes Peak Regional Building Department for structural, electrical, plumbing, and mechanical permits

Address

City Planning: 606 Manitou Avenue, Manitou Springs, CO 80829; PPRBD: 2880 International Circle, Colorado Springs, CO 80910

Phone

Planning: 719-685-4398; City: 719-685-5481; PPRBD: 719-327-2880

Email

Planning: planningdept@manitouspringsco.gov , PPRBD: https://www.pprbd.org/Information/Email?To=planreviewtriage

Website

https://www.manitouspringsco.gov/421/Property-Improvement-Permit

Online Permit Portal

Application Process

1. Review city FAQ and determine whether Property Improvement Permit is required.
2. Check zoning and historic district status using city's zoning map and historic sub-district map.
3. Submit Property Improvement Permit application online, by email, or in person with PDF plans.
4. Planning Department reviews and contacts applicant for payment.
5. City issues Property Improvement Permit and use tax ID number after payment received.
6. Use ID number to pull required PPRBD building permit for structural/electrical/plumbing/mechanical work.
7. Submit PPRBD permit or ePlan materials, obtain issuance, and complete inspections.

Typical processing time: No current standard review time found on city's public-facing permit pages.

Source: City of Manitou Springs Planning Department for Property Improvement Permits and use tax; Pikes Peak Regional Building Department for structural, electrical, plumbing, and mechanical permits

General Requirements

Manitou Springs states almost all improvements require Property Improvement Permit. Construction involving structural, electrical, plumbing, or mechanical work also requires PPRBD permit.

Required Documents

• Completed Property Improvement Permit application
• PDF plans and construction material information when applicable
• Historic district location and zoning designation documents
• Site plan materials
• PPRBD permit and plan materials for building permit component

Permit validity

City pages don't clearly publish standard expiration for Property Improvement Permit. PPRBD's 6-month administrative closure and 1-year voiding rules apply to building permit layer.

Building code

Manitou Springs participates in 2023 Pikes Peak Regional Building Code through PPRBD. City applies Land Use and Development Code and historic district review. Appendix F contains adoption ordinance.

Owner-builder

PPRBD homeowner rules apply to building permit layer; limited to owner-occupied primary residences.

Contractor requirements

PPRBD contractor licensing applies for building permit layer. City emphasizes contacting Planning before work; no separate city contractor license requirement clearly published.

Fees

Minimum permit fee

$35 Manitou minimum; $50 PPRBD

Plan check fee

Manitou fee schedule includes city-side review fees; PPRBD plan examination is 28% of building permit fee

Permit fee formula

Manitou fee schedule charges by permit type and valuation brackets. City use tax 3.8% of material cost (not labor). PPRBD separately charges valuation-based or flat building permit fees.

Reinspection fee

$50 first, $100 second, $200 third plus 2-day delay

Penalty (no permit)

Work without permit: 2 times the permit fee

Payment note

City issues permit and use tax ID only after payment received. Accepts cash, check, or credit/debit card; cash and check in person only; card payments in person or by phone.

Fees change. Verify current amounts at the official fee schedule (effective July 1, 2020 for use tax; current for other fees).

Work That Does NOT Require a Permit

• City states almost all improvements require Property Improvement Permit
• For regional building permit layer, PPRBD exempt-work categories apply

Important: Applicants should not assume exemption from Manitou city permit or historic review without Planning confirmation.

Inspections

How to Schedule

• PPRBD web account (online)
• 719-327-2880 (phone)

Scheduling deadline

Same-day requests weekdays from 7:30 AM to 8:30 AM

Inspection hours

Estimated arrival after 9:00 AM

Typical inspection sequence: For PPRBD permit work, includes footing, foundation, framing, rough trade, insulation, and final. Manitou city permit is front-loaded as prerequisite and use tax clearance step before PPRBD permit.

Additional Resources

• Building code: Manitou Springs participates in 2023 Pikes Peak Regional Building Code through PPRBD. City applies Land Use and Development Code and historic district review. Appendix F contains adoption ordinance.
• Zoning information: View zoning info
• Manitou FAQ
• Message to Contractors
• Land Use and Development Code
• Historic Sub-Districts Map
• PPRBD Permits Page
• License lookup guide: Colorado Contractor License Requirements
• Contract template: Colorado Homeowner-Contractor Agreement
• Colorado hub: Colorado Contractor License & Permit Hub

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