El Mirage building permits
VerifiedDepartment contacts, adopted codes, permit types, fees, and gotchas for El Mirage, Arizona.
Last verified 2026-07-06 · Source · Embed this page’s badge · Version history
Building department
- Address
- 10000 N El Mirage Road, El Mirage, AZ 85335-3607
- Phone
- 623-972-8116
- Office hours
- Monday - Friday, 8:00 a.m. to 4:30 p.m. (excluding holidays). As of January 2, 2024, all plans must be submitted electronically through the ELM Online Permits portal (ci-elmirage-az.smartgovcommunity.com); the Development Services main line is 623-876-2977, TDD 623-933-3258, Fax 623-876-4605.
- Website
- Official site
- Permit portal
- Apply online at El Mirage's portal
Inspection guide
See how inspections work in El Mirage — sequence, scheduling & re-inspection fees.
Codes adopted
Arizona has no statewide building code for non-state buildings; codes are adopted locally. According to the International Code Council, codes are adopted locally in Arizona and are predominantly the I-codes, with different cities and counties choosing their own editions and local amendments. The Arizona State Fire Code (adopting the 2018 IFC) applies only to state and county buildings, public and private schools, and non-residential occupancies in areas without a locally adopted fire code — it does not establish a statewide residential or commercial building code floor. Each city and county adopts its own code editions independently, resulting in different I-Code years and amendment sets across jurisdictions. There is no state-mandated minimum edition; enforcement is entirely local. Always confirm the adopted edition and any local amendments with the specific jurisdiction before submitting plans.
- Arizona has NO statewide mandatory building code floor for general construction — code adoption is a per-city/county authority under state enabling statutes (e.g., A.R.S. Title 9 for municipalities). The City of El Mirage runs its own Development Services / Building Safety Department and independently adopts and administers its own construction codes. Source: City of El Mirage Resolution R23-05-10 (adopted May 16, 2023) and City of El Mirage Permit Center page (elmirageaz.gov/712/Permit-Center).
- 2018 International Building Code (IBC), adopted by reference with City of El Mirage local amendments, per Resolution R23-05-10 (A Resolution of the Mayor and Council of the City of El Mirage, Arizona, Adopting the Following 2018 International Codes...), passed and adopted May 16, 2023, effective July 1, 2023. Source: City of El Mirage Resolution R23-05-10 and 'Adopted Codes and Amendments' (PDF), City of El Mirage Building Safety Documents & Quick Links page.
- 2018 International Residential Code (IRC), adopted by reference with City of El Mirage local amendments, per Resolution R23-05-10, effective July 1, 2023. Local IRC amendments include mandatory heating AND cooling (Section R303.10, capable of maintaining between 68-70°F and 90°F at 3 ft above floor / 2 ft from exterior walls), deletion of R313 Automatic Fire Sprinkler Systems in its entirety, and Section R301.2 Climatic and Geographic Design Criteria per Table R301.2(1). Source: Resolution R23-05-10, Exhibit — City of El Mirage Amendments to the 2018 International Residential Code.
- 2018 International Fire Code (IFC), adopted by reference with City of El Mirage local amendments (including Appendix B minimum fire flow amendment, deletion of Appendix M High-Rise retroactive sprinkler requirement, and addition of Appendix O Fire Emergency Access Signage Details), per Resolution R23-05-10, effective July 1, 2023; administered by the El Mirage/Surprise/Youngtown regional Fire Department (El Mirage Fire-Medical Department). Source: Resolution R23-05-10, Exhibit — City of El Mirage Amendments to the 2018 International Fire Code.
- 2018 International Mechanical Code (IMC), adopted by reference with City of El Mirage local amendments, per Resolution R23-05-10, effective July 1, 2023. Source: Resolution R23-05-10.
- 2018 International Plumbing Code (IPC), adopted by reference with City of El Mirage local amendments, per Resolution R23-05-10, effective July 1, 2023. Source: Resolution R23-05-10.
- 2018 International Fuel Gas Code (IFGC), adopted by reference with City of El Mirage local amendments, per Resolution R23-05-10, effective July 1, 2023. Source: Resolution R23-05-10.
- 2018 International Existing Building Code (IEBC), adopted by reference with City of El Mirage local amendments, per Resolution R23-05-10, effective July 1, 2023. Source: Resolution R23-05-10.
- 2018 International Energy Conservation Code (IECC), adopted by reference with City of El Mirage local amendments, per Resolution R23-05-10, effective July 1, 2023 — regulates energy efficiency in design/construction; the code's Chapter 11 residential energy provisions are folded into the IRC (N1101 et seq.) as adopted. Source: Resolution R23-05-10.
- 2018 International Green Construction Code (IGCC), adopted by reference with City of El Mirage local amendments, per Resolution R23-05-10, effective July 1, 2023. Source: Resolution R23-05-10.
- 2018 International Property Maintenance Code (IPMC), adopted by reference, per Resolution R23-05-10, effective July 1, 2023 — violations may be prosecuted as a civil infraction (fine $50-$1,000 per violation) or a class 1 misdemeanor (up to 180 days imprisonment and/or a fine up to $2,500 per violation, up to $20,000 if the violator is an enterprise). Source: Resolution R23-05-10.
- 2017 ICC A117.1 Accessible and Usable Buildings and Facilities, adopted by reference, per Resolution R23-05-10, effective July 1, 2023, together with the Arizonans with Disabilities Act (A.R.S. Title 41, Chapter 9, Article 8) and the federal ADA. Source: Resolution R23-05-10.
- 2017 National Electrical Code (NEC), adopted by reference with City of El Mirage local amendments (e.g., an amendment to NEC Article E3908.8 Option Four — electrical metallic tubing wiring methods, requiring an additional equipment grounding conductor sized per Table E3908.12), per Resolution R23-05-10, effective July 1, 2023 (note: electrical code cycle is one edition behind the 2018 ICC set). Source: Resolution R23-05-10, Exhibit — City of El Mirage Amendments to the 2017 National Electrical Code.
- Manufactured housing used as dwellings and private sewage disposal systems are governed directly by the Arizona Department of Housing's Manufactured Housing & Building Division regulations — IRC Appendix E (Manufactured Housing Used as Dwellings) and Appendix I (Private Sewage Disposal) are each deleted in their entirety by City of El Mirage local amendment and replaced with a cross-reference to the state agency's regulations. Source: Resolution R23-05-10, Exhibit — City of El Mirage Amendments to the 2018 International Residential Code, Appendices E and I.
Permit types & fees
Residential Building Permit (New Construction, Additions, Accessory Buildings)
Required for new single-family dwelling construction, room additions, and accessory buildings (sheds, workshops, garages, pool houses, barns) over 120 sq ft in the City of El Mirage. Reviewed against the 2018 IRC and City of El Mirage amendments (effective July 1, 2023). Applications are submitted electronically through the ELM Online Permits portal (ci-elmirage-az.smartgovcommunity.com); as of January 2, 2024, all plans must be submitted electronically.
Residential Addition / Garage Conversion / Patio Enclosure Permit
Required for garage conversions into livable space, carport or patio enclosures, and room additions to existing one- and two-family dwellings in El Mirage. Reviewed against the 2018 IRC as adopted and amended by the City of El Mirage.
Electrical Permit (Panel Replacement/Repair)
Required for electrical repair or service panel change-outs in the City of El Mirage, governed by the 2017 National Electrical Code (NEC) as adopted and amended by the City.
Water Heater / Water Supply Line / Sewer Line Permit
Required for installation or replacement of water heaters, water supply lines, and sewer lines in the City of El Mirage, governed by the 2018 International Plumbing Code (IPC) as adopted and amended by the City.
Heating & Air Conditioning Repair or Replacement Permit
Required for additions, alterations, renovations, or repairs to mechanical (HVAC) systems in the City of El Mirage, governed by the 2018 International Mechanical Code (IMC) as adopted and amended by the City. El Mirage's IRC amendments mandate both heating AND cooling capability in every dwelling unit.
Fence and Retaining Wall Permit
Unlike many peer Arizona cities, the City of El Mirage requires a permit for a fence of ANY type or height, and for retaining walls over 24 inches — the standard IBC/IRC no-permit exemptions for shorter fences and lower retaining walls were expressly struck out by City of El Mirage local amendment.
Residential Solar Photovoltaic (PV) System Permit
Required for installation of any solar photovoltaic system that ties into the electrical grid in the City of El Mirage. Reviewed against the 2017 NEC as adopted and amended by the City, using dedicated PV System Permit Requirement and Inspection Checklists.
EV Charger / EVSE Permit (Billed as General Electrical Permit)
Required for installation of a Level 2 (or higher) electric vehicle charger/EVSE in the City of El Mirage, governed by the 2017 National Electrical Code (NEC) as adopted and amended by the City. El Mirage has no dedicated EV-charger permit type, fee line, or checklist (unlike its dedicated PV System Permit Requirement Checklist for solar) — the City's own Residential Property Improvements page does not list EV chargers as a distinct improvement category, and the FY25-26 Adopted Fee Schedule has no EV-specific line item. An EV charger circuit is billed under the same Fees Based on Value (BOV) electrical permit schedule used for panel replacement/repair and other electrical work.
Demolition Permit
Required for demolition of any building or structure larger than 120 sq ft in the City of El Mirage. Requires coordination with Maricopa County Air Quality (asbestos/dust control) and Arizona 811 utility locating prior to work.
Swimming Pool / Spa Permit
Required for new swimming pools and spas with a depth of 18 inches or more in the City of El Mirage. Requires an engineer-stamped pool design, a notarized Pool Affidavit, and compliance with Arizona pool barrier requirements.
Commercial Sign Permit (Wall, Monument/Pylon, Awning, Temporary Banner)
Required before erecting, constructing, or altering most permanent and several temporary sign types in the City of El Mirage, per Chapter 154 (Zoning Code) Subchapter on Signs, as administered by the Zoning Administrator/Planning & Zoning Division with the permit itself issued and fees collected by Building Safety. Some small/temporary signs (e.g., yard signs 6 sq ft or less, window decorations) are exempt from a permit. Freestanding/monument signs require a footing inspection and illuminated signs require an electrical inspection in addition to a final inspection.
Fire Sprinkler System & Fire Alarm System Permit
The City of El Mirage operates its own municipal Fire Department with its own Fire Marshal (Jason Napier) who conducts fire plan review and inspections directly, rather than deferring to Maricopa County or a regional fire district. Fire protective-system work (automatic fire sprinkler systems and fire alarm systems) is permitted through Building Safety under the 2018 International Fire Code (IFC) as adopted and amended per Resolution R23-05-10, with the Fire Marshal serving as the primary plan reviewer on the City's dedicated 'Fire Permits' review track. Because El Mirage's IRC amendments delete R313 (mandatory residential automatic sprinklers) and R309.5 (garage/carport sprinklers) in their entirety, single-family dwellings are NOT required to have fire sprinklers — the fee schedule's 'Fire Sprinkler Systems - Residential' line applies only to voluntary residential installs.
Certificate of Occupancy / Change of Occupancy Permit (Commercial & Tenant Improvement)
El Mirage's equivalent of a 'change of use' permit is its Certificate of Occupancy (CO) process, administered by Building Safety with mandatory sign-off from multiple departments before the certificate is issued (Building Inspection, Business License, Engineering Inspection, Fire Inspection, and Planning Inspection for a full commercial project; a narrower subset applies to Tenant Improvement and Residential COs). A distinct, low-cost 'Tenant (no work performed)' fee applies specifically when a new tenant occupies an existing commercial space with a compatible use and no construction work is performed — this is El Mirage's closest equivalent to a stand-alone 'change of use' permit in jurisdictions that use that term.
New residential construction activity
New privately-owned residential construction onlyHousing units authorized by building permits for new privately-owned residential construction — this is not total permit volume (no commercial permits or remodels).
- Latest month (2026-05)
- 0units
0 buildings · $0 valuation
- Trailing 12 months
- 5units
12 of 12 months reported · #70 in Arizona coverage by units
- Year to date (2026 YTD through 2026-05)
- 3units
2 buildings · $1.4M valuation
5 month(s) reported to Census
- Full year 2025
- 4units
3 buildings · $1.2M valuation
Source: U.S. Census Bureau, Building Permits Survey (BPS), 2026-05 vintage. Census survey data — separate from the permit-requirements verification above. All Arizona building activity
Tips & gotchas
- Arizona has no statewide mandatory building code — the City of El Mirage independently adopts and amends its own construction codes via Resolution R23-05-10 (2018 ICC code suite plus 2017 NEC, effective July 1, 2023) and runs its own Development Services/Building Safety Department; it does not defer permitting to Maricopa County.
- El Mirage's code cycle (2018 ICC / 2017 NEC) is older than some Maricopa County peer cities that have since moved to 2024-cycle codes — always confirm the current edition directly with Development Services (623-972-8116) before relying on code-specific technical details for a live project, since a newer resolution could supersede R23-05-10.
- UNIQUE TO EL MIRAGE: the standard IBC/IRC no-permit exemptions for shorter fences (<=7 ft) and lower retaining walls (<=4 ft) were expressly deleted by City amendment — a permit is required for a fence of ANY height/material and for a retaining wall over 24 inches. This is stricter than many peer AZ cities.
- El Mirage mandates BOTH heating and cooling in every dwelling unit (IRC R303.10, amended to require 68-70°F to 90°F range) — stricter than jurisdictions that only mandate a cooling floor.
- Automatic residential fire sprinklers (IRC R313) and garage/carport fire sprinklers (R309.5) are explicitly DELETED by City amendment — El Mirage does NOT require residential fire sprinklers under the IRC, unlike some peer cities.
- Climatic/geographic design criteria (Table R301.2(1)): 115 mph wind (Exposure B), Seismic Design Category B, 0 ground snow load, 0-inch frost line depth, moderate-to-heavy termite potential, flood hazards governed by Maricopa County Flood Control District (MCFCD) requirements rather than a City-specific flood standard.
- El Mirage has a locally-amended Appendix K sound transmission standard tied to 1988 MAG airport noise contour lines (65 dB day-night average) — reflecting proximity to Luke Air Force Base flight patterns; qualifying construction methods include dual-pane STC-22 windows and sealed wall penetrations.
- As of January 2, 2024, ALL permit applications and plans must be submitted electronically via the ELM Online Permits portal (ci-elmirage-az.smartgovcommunity.com) — the City's ELM Online system replaced manual/paper submittals.
- A 10-business-day completeness review (5 business days for resubmittals) precedes substantive plan review and does not start until all documents are uploaded and fees paid; Building Safety's own first/subsequent review allotment is then 10/5 business days per the City's Plan Review Turnaround Times document.
- A non-refundable $150 application fee applies to most residential Building Safety permit types (accessory buildings, carports, decks, demolitions, fences, garage conversions, patio covers, retaining walls, RV gates, sewer lines, solar PV, pools/spas, water heaters, water supply line repairs, and windows) in addition to the specific permit/plan-review fee for that project.
- Manufactured housing and private sewage disposal systems are NOT governed by the City's own IRC Appendices E/I (both deleted by local amendment) — they are instead governed directly by the Arizona Department of Housing's Manufactured Housing & Building Division regulations.
- Demolition permits have their own City office-hours note (Monday-Thursday 7 a.m.-5:30 p.m., closed Fridays) that differs from the standard Building Safety hours (Monday-Friday 8 a.m.-4:30 p.m.) — verify current hours before scheduling demolition-specific business.
- Two distinct phone numbers appear on the City's own pages for the same Development Services / Building Safety function: 623-972-8116 (listed as the Building Safety department line on most Building Safety pages, and the general City Hall number) and 623-876-2977 (listed as the Development Services line on the Permit Center page); both reach the same building at 10000 N El Mirage Rd — call either if in doubt.
- Two Building Safety fee items — the flat Water Heater permit fee and the flat Swimming Pool/Spa permit fee — are confirmed by the City's own Residential Property Improvements page to be flat fees 'per the fee schedule,' but the exact current dollar figures for those specific line items were not clearly legible in the extracted/rendered FY25-26 Adopted Fee Schedule table (a dense Excel-to-PDF export); the file itself was successfully retrieved and is cited in each affected permit type — confirm the precise current dollar amount by calling Development Services (623-972-8116) or re-inspecting the schedule directly before quoting an exact price to an applicant.