Pinetop-Lakeside building permits

Requirements

• Building permit required for new residential construction, additions, and remodels within Town limits, except for the narrow Town Code Section 15.04.130 exemptions (fences/walls, curbs/retaining/planter walls, accessory buildings up to 145 sq ft not used for human occupancy, roof-mounted antennas, and like-for-like maintenance repairs)
• Two (2) copies of plans and specifications required with every building permit application, including a site or plot plan; one approved copy is returned to the owner (Town Code Section 15.04.140)
• Approval from the Sanitary District (sewer hook-up) or a Navajo County Health Department permit (septic tank) required as applicable
• Contractor's statement of Arizona Registrar of Contractors license required
• Tree Plan required per Town Code Section 17.96.010
• Projects over $75,000 in valuation require a licensed engineer's or architect's seal on plans; projects $50,000 and over require contractor bonding
• Undeveloped sites may require a culvert inspection
• Multi-family, industrial, and commercial buildings (or alterations/additions/conversions) must have plans stamped approved by the applicable Fire District before the Town issues a building permit (Town Code Section 15.04.150)
• A single blanket building permit is issued per construction project; a nonrefundable Plan Check Fee is charged at plan submittal (Town Code Section 15.04.190)
• Submit via the online Civic Review portal (app.civicreview.com), in person at Town Offices (325 W White Mountain Boulevard), or by mail to the Community Development Department

Required documents

• RequiredBuilding Permit ApplicationTown of Pinetop-Lakeside Building Permit Application, submitted through the online Civic Review portal (app.civicreview.com/application/5cae3eb9a45b68001b84f3ec) or in person/by mail at Town Offices
• RequiredSite/Plot PlanScaled drawing showing lot dimensions and all existing/proposed structures, distances to property lines and between structures, north arrow, street name/address, legal description, water/gas/electric/sewer locations, easements, and topography (contour lines or spot grades). Per the Town's own FAQ definition of a site/plot plan.
• RequiredConstruction Drawings and Specifications (2 copies)Two sets of plans and specifications per Town Code Section 15.04.140; complex projects (e.g., requiring engineering computations, public buildings) must be prepared by an Arizona-licensed engineer or architect at the Building Official's discretion
• RequiredSanitary District Approval or County Health Department Septic PermitRequired where a sewer hook-up or septic tank is involved
• RequiredContractor's Statement of LicenseConfirms the contractor holds a valid Arizona Registrar of Contractors license
• RequiredTree PlanRequired per Town Code Section 17.96.010
• OptionalFire District Stamped Plan ApprovalRequired before Town permit issuance for multi-family, industrial, and commercial buildings or qualifying alterations/additions/conversions (Town Code Section 15.04.150)

Fee schedule

Requirements

• Electrical permit required for electrical installation, alteration, or repair work within Town limits, subject to the same Town Code Section 15.04.130 exemptions (e.g., like-for-like maintenance repairs not involving fixtures/equipment modification)
• Governed by the 2023 NEC as adopted by the Town of Pinetop-Lakeside (Town Code Section 15.04.020(B))
• Submit via the online Civic Review portal, in person at Town Offices, or by mail to the Community Development Department

Required documents

• RequiredBuilding/Electrical Permit ApplicationSubmitted through the Civic Review online portal or in person/by mail at Town Offices, 325 W White Mountain Boulevard, Lakeside, AZ 85929

Fee schedule

Requirements

• Gas permit required for gas piping and gas-fired appliance installation, alteration, or repair within Town limits
• Submit via the online Civic Review portal, in person at Town Offices, or by mail to the Community Development Department

Required documents

• RequiredBuilding/Gas Permit ApplicationSubmitted through the Civic Review online portal or in person/by mail at Town Offices, 325 W White Mountain Boulevard, Lakeside, AZ 85929

Fee schedule

Requirements

• Mobile/manufactured home proposed for installation must bear a decal certifying HUD compliance dated no earlier than June 15, 1976 (or successor HUD standard)
• As of April 16, 1995, the Building Official shall not issue a building/location permit for a mobile/manufactured home unless it is proven to comply with the HUD-decal standard; this also applies to relocation of any mobile/manufactured home unit within the Town
• Applicant must demonstrate compliance to the Building Official
• Must be installed per Arizona Department of Building and Fire Safety, Office of Manufactured Housing standards: ground-level installation, installation of a fully-skirted unit, or installation on a permanent visible foundation
• A separate 'Foundation only permit' is available if only the foundation is being permitted at that stage
• Zoning: only permitted in Town neighborhoods zoned MH-4 (10,000 sq ft/unit), MH-6 (6,600 sq ft/unit), or MHP (manufactured home park, seasonal or permanent); only Class A manufactured homes (minimum 24 ft width, minimum 40 ft length, foundation wall) are allowed
• Fees calculated to the nearest $1,000 of valuation (Town Code Section 15.04.220(F))

Required documents

• RequiredManufactured/Mobile/Modular Home Placement Permit ApplicationSubmitted through the Civic Review online portal or in person/by mail at Town Offices, including proof of HUD compliance decal and Arizona Department of Building and Fire Safety installation-standard documentation
• RequiredSite/Plot PlanShowing placement location, zoning district compliance, and foundation/skirting details

Fee schedule

Requirements

• Permanent Sign Permit required for sign installation within Town limits, per Town Code Chapter 17.108
• One sign not larger than 8 square feet in area is generally allowed per site unless a larger sign is authorized by conditional use permit; unless allowed by conditional use permit, the sign must be placed only on the primary structure
• Illuminated signs require a Permanent Sign Permit with Illumination, which includes the associated electrical permit
• Temporary signs (banners, portable/A-frame signs) are separately fee-classified from permanent signs
• Signs must conform to Town of Pinetop-Lakeside sign regulations, Town Code Chapter 17.108

Required documents

• RequiredSign Permit ApplicationSubmitted through the Civic Review online portal or in person/by mail at Town Offices, 325 W White Mountain Boulevard, Lakeside, AZ 85929

Fee schedule

Requirements

• Building Permit required for the array mounting/structural scope, submitted via the online Civic Review portal (preferred; app.civicreview.com), in person at Town Offices, or by mail to the Community Development Department
• Electrical Permit required for the PV wiring/interconnection, under the 2023 NEC as adopted by the Town
• Governed by the 2024 IBC/IRC as adopted and amended by the Town of Pinetop-Lakeside (Town Code Chapter 15.04)
• No dedicated Solar Permit Application or expedited solar-specific review track is published by the Town of Pinetop-Lakeside as of 2026-07-19 — solar/PV work is processed as a standard Building + Electrical Permit combination

Required documents

• RequiredBuilding Permit Application (Civic Review online portal)Used for the array/structural scope since there is no dedicated solar application
• RequiredElectrical Permit ApplicationCovers the PV system wiring and utility interconnection

Fee schedule

Requirements

• Electrical permit required for the EV charger circuit installation within Town limits, subject to Town Code Section 15.04.130 exemptions (e.g. like-for-like maintenance repairs not involving fixture/equipment modification)
• Governed by the 2023 NEC as adopted by the Town of Pinetop-Lakeside (Town Code Section 15.04.020(B))
• Submit via the online Civic Review portal, in person at Town Offices, or by mail to the Community Development Department

Required documents

• RequiredBuilding/Electrical Permit ApplicationSubmitted through the Civic Review online portal or in person/by mail at Town Offices, 325 W White Mountain Boulevard, Lakeside, AZ 85929; there is no separate EV-charger-specific application form

Fee schedule

Requirements

• Building permit required for new commercial building construction and for alterations, additions, or conversions of existing commercial buildings within Town limits, except for the narrow Town Code Section 15.04.130 exemptions (fences/walls, curbs/retaining/planter walls, accessory buildings up to 145 sq ft not used for human occupancy, roof-mounted antennas, and like-for-like maintenance repairs)
• Plans for multi-family, industrial, and commercial buildings (or qualifying alterations, additions, or conversions) must be submitted to and stamped approved by the applicable Fire District BEFORE the Town's Planning and Zoning Department will issue the building permit; the Fire-District-approved plans become part of the Town's permit record (Town Code Section 15.04.150)
• Two (2) copies of plans and specifications required with every building permit application, including a site or plot plan; one approved copy is returned to the owner (Town Code Section 15.04.140)
• Projects over $75,000 in valuation require a licensed engineer's or architect's seal on plans; projects $50,000 and over require contractor bonding — these thresholds apply Town-wide, including to commercial projects
• Public accommodations and commercial facilities must comply with the Arizonans with Disabilities Act standards and the incorporated ADA Accessibility Guidelines for Buildings and Facilities, adopted as an amendment to the IBC (Town Code Section 15.04.320), applying to new construction and alterations commenced after September 3, 1996
• Contractor's statement of Arizona Registrar of Contractors license required
• A single blanket building permit is issued per construction project; a nonrefundable Plan Check Fee (30% of the building permit fee) is charged at plan submittal — for commercial plans reviewed by an outside consulting firm, the Town may instead bill up to its actual reimbursement cost (Town of Pinetop-Lakeside FY2026-2027 Consolidated Fee Schedule, Resolution 26-1815)
• New commercial development is also separately subject to Site Plan Review (which incorporates Design Review) under Town Code Title 17 (Zoning), administered by the Planning and Zoning Commission/Community Development Director — a flat $300 fee, distinct from and in addition to the Building Safety Division's building permit fee (Town of Pinetop-Lakeside FY2026-2027 Consolidated Fee Schedule, Planning and Development section, Conditional Use Permits/Variances/Zoning Amendments/Site Plan Review Fees)
• There is no separate Tenant Improvement (TI) permit type, application, or fee schedule published by the Town — interior tenant-improvement/remodel work in an existing commercial space is processed through the same Building Permit Application and valuation-based fee structure as new commercial construction
• Submit via the online Civic Review portal (app.civicreview.com), in person at Town Offices (325 W White Mountain Boulevard), or by mail to the Community Development Department — the same Building Permit Application is used for commercial and residential submittals

Required documents

• RequiredBuilding Permit ApplicationTown of Pinetop-Lakeside Building Permit Application, submitted through the online Civic Review portal (app.civicreview.com/application/5cae3eb9a45b68001b84f3ec) or in person/by mail at Town Offices; the same application form is used for commercial and residential submittals — no separate commercial or tenant-improvement application was found
• RequiredSite/Plot PlanScaled drawing showing lot dimensions and all existing/proposed structures, distances to property lines and between structures, north arrow, street name/address, legal description, water/gas/electric/sewer locations, easements, and topography (contour lines or spot grades)
• RequiredConstruction Drawings and Specifications (2 copies)Two sets of plans and specifications per Town Code Section 15.04.140; commercial and other complex projects (e.g., requiring engineering computations, public buildings, or valuation over $75,000) must be prepared by an Arizona-licensed engineer or architect
• RequiredFire District Stamped Plan ApprovalRequired before Town permit issuance for all commercial, industrial, and multi-family buildings or qualifying alterations/additions/conversions (Town Code Section 15.04.150); the approved plans become part of the Town's permit record
• RequiredContractor's Statement of LicenseConfirms the contractor holds a valid Arizona Registrar of Contractors license

Fee schedule

Requirements

• Town Code Sec. 15.04.100.A: all plans and specifications filed for the construction of multi-family dwellings, industrial and commercial buildings - or any alterations, additions or conversions thereto - which require the issuance of a building permit and are located within the Town must be submitted by the applicant to the respective Fire District and stamped approved PRIOR to the Town Planning and Zoning Department issuing a permit for construction; the Fire District's approved plans are made part of the permit record for the project
• Town Code Sec. 15.04.100.B: the Town reserves the right to issue a building permit without prior approval of the respective Fire District, subject to review by the Town Attorney and approval by the Town Council
• The Town's own Building Permits page states that any new construction other than a detached single-family residence which will exceed $75,000 in cost (as determined by the Building Inspector) requires the seal of a licensed engineer or architect and must be approved by the appropriate Fire Department (Pinetop or Lakeside/Timber Mesa)
• Which district applies depends on the project address - the Town is served by two separate districts and neither the Town nor either district publishes a boundary map keyed to Town limits, so confirm the responsible district with the Town's Building & Safety Department (928-368-8696 ext. 2) before submitting
• TIMBER MESA DISTRICT ROUTE: all fire sprinkler, fire alarm system, CO2 system and kitchen hood suppression system plans are submitted to the Town of Pinetop-Lakeside Building Department, and the appropriate application plus one set of electronic plans (PDF) or a file-download link is submitted separately to the Timber Mesa Fire and Medical District Fire Prevention and Life Safety Division (928-537-5100). Timber Mesa states plainly: 'Any associated plan review or inspection/permit fees will be invoiced by the Timber Mesa Fire and Medical District and paid directly to the District.'
• TIMBER MESA SPRINKLER SUBMITTAL MINIMUMS: 2 sets of hard copy plans signed and stamped by a NICET III or IV or an Arizona Design Professional, or 1 PDF copy submitted on digital media; hydraulic calculations (PDF); product specifications (PDF with the specific products highlighted or indicated); and the City or County building permit number, which is required. Review will not be completed until all required information is provided.
• TIMBER MESA MODIFICATION RULES: an addition or modification involving flexible sprinkler hose to an EXISTING automatic sprinkler system does not require a complete plan submittal provided the system was originally designed with flexible sprinkler hose and the written notification requirements are met; additions or modifications involving paint booths, pipe-schedule designed systems and other special application sprinkler systems always require a complete plan submittal with no exceptions; and there is a limit of ONE 'less than 21 sprinkler head' construction permit per sprinkler system without a complete plan submittal being required
• TIMBER MESA FIRE PROTECTION UNDERGROUND: fire lines shall be visible during hydrostatic testing - center loading of the pipe is acceptable, but all joints, valves, thrust blocks and fittings shall be visible. The District's fire line inspection covers the supply piping from the inside or outside of the building(s) to the point of connection to the supply water main at the street or to the water main loop; where a remote FDC is installed, the supply piping from the building to the remote FDC is also required to be inspected.
• PINETOP FIRE DISTRICT ROUTE: the District's Prevention Division issues operational and construction permits; a construction permit allows the applicant to install or modify systems and equipment for new construction and tenant improvement projects, and a permit will not be issued until the submitted plans and specifications have been reviewed, approved and stamped by the Pinetop Fire District
• PINETOP FIRE DISTRICT SUBMITTAL: 2 sets of hard copy plans signed and stamped by a NICET III or IV or an Arizona Design Professional, or 1 PDF copy; payment according to the District's Fee Schedule; product specifications in hard copy or PDF; and hydraulic calculations for automatic sprinkler systems. The District's applications (Plan Review Application/Fire Sprinkler Permit, Construction Application/Permit, and Plan Review Application/Hood Suppression Permit) are completed and emailed to cberlin@pinetopfire.com.
• The Pinetop Fire District's own permits page states: 'The Town of Pinetop-Lakeside or Navajo County depending on project location require plan submittal, permitting, and inspections. Contact the respective entity to inquire about their process.' The district permit therefore runs in parallel with, and does not replace, the Town of Pinetop-Lakeside building permit.
• Pinetop Fire District has adopted and enforces the 2018 International Fire Code with local amendments, and additionally the 2018 International Wildland Urban Interface Code with local amendments (Pinetop Fire District Codes/Amendments page). Timber Mesa Fire and Medical District has adopted and enforces the 2018 International Fire Code with local amendments adopted 9-26-2022 (Timber Mesa Fire Code page).
• Town Code Chapter 15.20 (Building Alarm Systems) is NOT a fire alarm construction permit - it is a police burglar-alarm user-permit ordinance requiring every building alarm system user, residential or commercial, to obtain an alarm users permit from the Pinetop-Lakeside Police Department/Planning and Zoning Department for each building alarm system, at an initial fee of $25.00 per year (Town Code Secs. 15.20.010 and 15.20.020). It does not authorize the installation of a fire alarm system.

Required documents

• RequiredPinetop Fire District Plan Review Application / Fire Sprinkler PermitDownloadable from the Pinetop Fire District Permits page; completed and emailed to cberlin@pinetopfire.com with plans, product specifications and hydraulic calculations
• OptionalPinetop Fire District Construction Application / Permit and Plan Review Application / Hood Suppression PermitThe District's construction permit application and its separate kitchen hood suppression application; both are emailed to cberlin@pinetopfire.com
• RequiredTimber Mesa Fire and Medical District Fire Sprinkler System Installation or Modification Permit ApplicationSubmitted online at timbermesafire.org; the form requires the City or County building permit number, project location, installer/supervisor, building/business owner, system designer and general contractor with ROC number
• OptionalTimber Mesa Fire Alarm System and Commercial Hood / Suppression System applicationsThe District's separate online applications for fire alarm system and commercial hood or suppression system installation or modification
• RequiredTown of Pinetop-Lakeside Building Permit ApplicationFiled with the Town through the Civic Review online portal; Town Code Sec. 15.04.100.A requires the Fire District's stamped approval before the Town issues a construction permit for multi-family, industrial and commercial work

Fee schedule