Show Low building permits

Requirements

• Building permit required for new residential construction within Show Low city limits
• Plans must comply with the 2018 IRC/IBC and City of Show Low Climatic and Geographic Design Criteria (90 mph wind, Exposure C; Seismic Zone B; 50 psf ground snow load; 18-inch frost line)
• Two (2) copies of plans and specifications required at submittal (Show Low Municipal Code § 18.15.070)
• Applicant selects either Standard Plan Review (30 working days) or Non-Standard Plan Review (two sequential 20-working-day phases, 40 working days total) per § 18.15.070
• A $200 non-refundable-if-forfeited deposit is required at application and plan submittal, applied to the plan review fee (20% of the Building Permit Fee)
• Contractor must hold a valid Arizona ROC license, or the applicant must be the bona fide property owner
• Assessor's Parcel Number and a scaled site plan (24"x36" max, showing actual — not minimum — setbacks on all four sides) required with the application

Required documents

• RequiredNew Residential Permit ApplicationCity of Show Low Building Safety Department application (updated 1/2/2026), submitted in person or by mail to 180 N. 9th Street, Show Low, AZ 85901
• RequiredPlan Submittal Checklist (New Residential)City of Show Low checklist covering Planning & Zoning items (address, parcel number, subdivision/lot, setbacks, lot coverage) and Building items (footing/foundation, floor plan, roof plan, insulation, gas schematic, electrical plan)
• RequiredSite PlanTwo (2) copies, not larger than 24"x36", drawn to scale, showing actual setback dimensions from all four sides and location of existing/proposed structures
• OptionalRight-of-Way (ROW) ApplicationRequired if work affects the public right-of-way or connects to public utilities; processed by City of Show Low Public Works (10 business days to process)
• OptionalErosion Control Permit ApplicationRequired under City Code Title 13 for site disturbance of 500+ sq ft, or under 500 sq ft within 50 feet of a pond/lake/river/stream/canal/wetland; fee is included in the Building Permit Fee
• RequiredBuilding Affidavit (CC&Rs Notice)Affidavit acknowledging the City does not verify compliance with subdivision covenants, conditions, and restrictions

Fee schedule

Requirements

• Building permit required for additions and remodels affecting structural, electrical, plumbing, or mechanical systems
• Applicant selects Standard Plan Review (30 working days) or Non-Standard Plan Review (40 working days) per § 18.15.070
• A minimum $50.00 deposit must be submitted with the Building Addition Permit Application
• Plans must comply with City of Show Low Climatic and Geographic Design Criteria (90 mph wind, Exposure C; Seismic Zone B; 50 psf ground snow load; 18-inch frost line)
• Repairs that only replace existing component parts with similar materials for maintenance (e.g., painting, floor coverings, cabinetry, storm doors/windows) are exempt from permit requirements per § 18.15.040, provided no addition, design change, or modification of exit facilities/fixtures/equipment is involved

Required documents

• RequiredBuilding Addition Permit ApplicationCity of Show Low Building Safety Department application, submitted at 180 N. 9th Street, Show Low, AZ 85901
• RequiredSite/Plot PlanShowing existing structure, addition footprint, and setbacks

Fee schedule

Requirements

• Covers routine like-for-like replacement of hardwired electrical, plumbing, and mechanical systems and appliances for single-family and 2-family residential dwellings
• Appliances are those defined in the International Mechanical Code and International Plumbing Code — does not include countertop, convenience, laundry, or similar appliances
• Governed by the 2018 IMC, 2018 IPC, and 2017 NEC as adopted by the City of Show Low
• Applicant must verify contractor licensing (Arizona ROC) or owner-exemption status prior to issuance

Required documents

• RequiredBuilding Addition Permit Application (used for like-for-like trade permits)City of Show Low Building Safety Department application, submitted at 180 N. 9th Street

Fee schedule

Requirements

• Solar Permit Application required, submitted at 180 N. 9th Street, Show Low, AZ 85901
• Applicant must select either an Existing Panel or Panel Upgrade option; if the selection or panel model changes after permit issuance, a resubmittal with additional fees is required
• Applicant selects Standard Plan Review (30 working days) or Non-Standard Plan Review (40 working days) per § 18.15.070
• A minimum $50.00 deposit must be submitted with the application
• Governed by the 2017 NEC as adopted by the City of Show Low
• Contractor licensing verification (Arizona ROC) required prior to permit issuance

Required documents

• RequiredSolar Permit ApplicationCity of Show Low Building Safety Department application, includes Electrical Panel (Existing/Upgrade) selection and Plan Review Process selection

Fee schedule

Requirements

• Building Addition Permit Application required, submitted at 180 N. 9th Street, Show Low, AZ 85901 — no dedicated EV-charger-specific application exists
• Does NOT qualify for the $30 flat-fee Like-for-Like Replacement Permit, since that category excludes any change in design, capacity, or routing (a new EV charger circuit is new work, not a like-for-like replacement of an existing hardwired system)
• Applicant selects Standard Plan Review (30 working days) or Non-Standard Plan Review (40 working days) per § 18.15.070, the same election documented for solar and other building permits in this record
• Governed by the 2017 NEC as adopted and amended by the City of Show Low
• Contractor licensing verification (Arizona ROC) required prior to permit issuance, or confirm owner-exemption status

Required documents

• RequiredBuilding Addition Permit ApplicationCity of Show Low Building Safety Department application, submitted at 180 N. 9th Street — used for EV charger installations since no dedicated EV-charger form exists

Fee schedule

Requirements

• Pre-submittal meeting REQUIRED for all commercial projects before application submittal (928-532-4040)
• Six (6) identical copies of engineered, stamped/sealed plans required for new commercial construction; four (4) copies for tenant improvements
• A $400 deposit is required for new commercial projects, or $200 for tenant improvements, submitted when plans are filed; applied to the plan review fee at issuance
• Applicant selects Standard Plan Review (30 working days) or Non-Standard Plan Review under A.R.S. Title 9, Chapter 7, Article 4 (two 20-working-day phases, 40 working days total) per § 18.15.070
• All commercial jobs require a stated material cost valuation on the application
• Owner/applicant is solely responsible for the full commercial plan review fee regardless of whether the permit is ultimately issued, including fees paid by the City to outside plan reviewers

Required documents

• RequiredCommercial Permit ApplicationCity of Show Low Building Safety Department application (2025 revision), requires material cost valuation and plan review process selection
• RequiredPre-Submittal ChecklistCity of Show Low checklist covering Building, Planning & Zoning, and Engineering submittal items (site plan, occupancy group, structural plans/calculations, drainage report, traffic study where applicable, etc.), completed at the mandatory pre-submittal meeting
• RequiredEngineered Site Plan and Support DocumentsSix (6) copies (four (4) for tenant improvement), each on paper no smaller than 11x17 inches, drawn to scale not smaller than 40 feet to the inch; large-scale projects require 24x36-inch sheets

Fee schedule

Requirements

• Complimentary Fence Permit required for construction/installation of fencing per Show Low Municipal Code Title 19.25.090(A)
• Site plan required showing surveyed property corners and the location, height, and type of all fencing materials
• Fences must be built entirely on the owner's property
• Front yard: no view-obscuring fence over 3 feet permitted in the required front setback; non-view-obscuring fences (e.g., chain link without slats) up to 4 feet permitted in the front yard setback
• Rear/side yards (excluding corner lots): a permitted fence (view-obscuring or not) may be up to 6 feet high in a required rear or side setback behind the front yard setback; a rear yard abutting a road must comply with front-yard setbacks
• Fences 6 feet in height must be located 20 feet back from all street-side property lines
• Barbed wire is only permitted in residentially zoned districts for livestock fencing; barbed/razor wire is permitted above the 6-foot limit in commercial/industrial zones for security purposes
• Applicant should confer with Planning & Zoning staff (928-532-4040) to confirm exact setback requirements for the specific zoning district

Required documents

• RequiredComplimentary Fence Permit Application and Site PlanCity of Show Low Planning & Zoning form (updated 2/18/21) combining the permit application with a fence site-plan diagram (address, APN, owner/applicant, fence height, materials, setbacks)

Fee schedule

Requirements

• Sheds/accessory structures up to 200 square feet under roof: Complimentary Shed Permit required (no fee) per Title 19.25.060(F)
• Sheds greater than 200 square feet under roof require a full Building Permit; prefabricated sheds over 200 square feet are prohibited outright in the City of Show Low
• Shipping containers of any size are prohibited in residential areas
• Any shed incorporating electricity and/or plumbing, or directly attached to another structure, requires a full Building Permit regardless of size
• Detached sheds limited to one story; sheds located 5 feet from a side/rear property line are limited to 15 feet in height or the height of the main structure, whichever is less
• Minimum setback for any detached accessory structure is 5 feet from a side or rear property line, and at least 5 feet from other structures; not permitted within required front-yard setbacks; sheds may not be placed within any public or private easement
• Site plan required showing surveyed property corners, shed location/size/type, and distances to all existing structures

Required documents

• RequiredComplimentary Shed Permit Application and Site PlanCity of Show Low Planning & Zoning form (updated 1/6/22) for accessory structures up to 200 sq ft
• OptionalBuilding Addition Permit ApplicationRequired instead of the complimentary form for sheds over 200 sq ft, or any shed with electrical/plumbing/attachment to another structure

Fee schedule

Requirements

• Sign Permit Application required per Title 19.100 of the Show Low Zoning Ordinance, administered by Planning & Zoning (928-532-4040)
• Two (2) copies of a detailed site plan required, including sign size/height/shape sketch, adjacent streets and rights-of-way, setbacks, dimensioned drawings, allowable sign area calculation, building lineal frontage measurement, materials/mounting/lighting description, and footing/engineering details for freestanding or monument signs
• Fees are not required to be submitted with the application but must be paid prior to permit issuance
• Incomplete applications are not considered received and may delay consideration

Required documents

• RequiredSign Permit ApplicationCity of Show Low Planning & Zoning Department application (updated 2/22/2021)
• RequiredSign Site Plan / Submittal ChecklistDetailed site plan meeting the City's submittal checklist requirements for sign proposals

Fee schedule

Requirements

• The City of Show Low adopts NO fire code: Show Low Municipal Code § 18.05.040 enumerates only the IBC, IRC, IFGC, IMC, IPC and NEC, and the International Fire Code is absent from that list. Fire code jurisdiction therefore sits with the fire district, not the City.
• City of Show Low Commercial Permit Application, 'City of Show Low Building Codes and Standards' block (.' The same line appears on the City's Residential, Solar and Addition permit applications.
• TMFMD adopts and enforces the International Fire Code with its own local amendments (District Fire Code page); the amendment document currently published by the District is '2018 IFC Amendments and Recommendations — Adopted 9-26-2022'.
• SUBMITTAL ROUTE (District Plan Review Procedures page, City of Show Low section): submit all construction plans to the City of Show Low Building Department as required; submit the appropriate District application and one set of electronic plans (PDF) or a file-download link for fire plan review to the Timber Mesa Fire and Medical District Fire Prevention and Life Safety Division, (928) 537-5100. Once reviewed, plans are delivered back to the City of Show Low Building Department for pickup.
• The District states: 'All fire sprinkler, fire alarm system, CO2 system, and kitchen hood suppression system plans are to be submitted to the City of Show Low Building Department,' with the appropriate District application and one electronic plan set submitted separately to the District.
• The District states: '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' — a separate process from the jurisdictions the District serves (Show Low, Pinetop-Lakeside, Navajo County).
• SPRINKLER SUBMITTAL MINIMUMS (District Fire Sprinkler System Installation or Modification Permit Application): 2 hard-copy sets signed and stamped by a NICET III or IV or an Arizona Design Professional, or 1 PDF copy on digital media; hydraulic calculations (PDF); product specifications (PDF with 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.
• SPRINKLER SMALL-PROJECT RULE: any addition/modification involving fewer than 21 sprinkler heads on an EXISTING NFPA 13/13R/13D/combination system does not require a complete plan submittal provided a completed permit application, a check for the appropriate fee, and a letter from the Arizona-licensed fire sprinkler contractor addressing hydraulic sufficiency, remote-area impact, exact head count and reason, work schedule, and code compliance are provided. Paint booths, pipe-schedule designed systems and other special-application sprinkler systems always require a complete plan submittal, no exceptions, and there is a limit of ONE 'less than 21 sprinkler head' construction permit per sprinkler system without a complete plan submittal.
• 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 must be visible. The District's fire line inspection covers supply piping from inside/outside the building(s) to the point of connection to the supply water main at the street or the water main loop, plus piping to a remote FDC where installed.
• FIRE ALARM SUBMITTAL: all plans and specifications for fire alarm systems must be sealed by an Arizona design professional qualified in fire alarm system design or by a NICET/CSA level III or higher; shop drawings, floor plans, riser diagrams and battery/voltage-drop calculations per NFPA 72 are required. Plans must be reviewed and approved with a permit issued and on site prior to work beginning, and contractors must be licensed by the State of Arizona to perform the work.
• INSPECTION SCHEDULING (District Inspections page): any construction-phase inspection by the fire district must be requested a minimum of 48 business hours in advance, and approved plans bearing the Timber Mesa Fire and Medical District stamp must be on the job site — no inspections or tests will be conducted without them, and their absence results in a reinspection fee. If a contractor is not ready, the inspection must be cancelled at least two (2) hours before the scheduled time or a reinspection fee may apply.
• The City's own Commercial Permit Application pre-submittal checklist separately lists 'Fire sprinklers and types', 'Fire alarm' and 'Location to the nearest fire hydrant(s)' among the items required in a commercial plan submittal — the City collects the information, but the fire review, permit and fees are the District's.

Required documents

• RequiredTimber Mesa Fire and Medical District — Fire Sprinkler System Installation or Modification Permit ApplicationDistrict online application; requires the City of Show Low building permit number, project/owner/contractor information, ROC number, plans, hydraulic calculations and product specifications
• RequiredTimber Mesa Fire and Medical District — Fire Alarm System Installation or Modification Permit ApplicationDistrict online application; requires NFPA 72 shop drawings, floor plans, riser diagrams and system calculations sealed by an Arizona design professional or NICET/CSA level III or higher
• OptionalTimber Mesa Fire and Medical District — Commercial Hood System / Suppression System or Modification Permit ApplicationRequired instead of, or in addition to, the sprinkler/alarm applications where a commercial cooking hood or alternative extinguishing system is involved
• RequiredCity of Show Low Commercial Permit ApplicationThe underlying City building permit; sprinkler/alarm plans are filed with the City Building Department and the City building permit number is a required field on the District's sprinkler application

Fee schedule

Requirements

• Show Low Municipal Code § 18.20.020 (Certificate of compliance): 'The certificate of compliance is for existing structures. It may be associated with removing, relocating, renovation, use change, addition and existing structure or housing code. A letter of certification (duplicate certification) may be for other than the original issue.' This is the only place in the Show Low code that names a use change as its own certificate trigger.
• Show Low Municipal Code § 18.20.010 (Certificate of occupancy): when final inspection indicates a building is in full compliance with applicable codes, a certificate of occupancy shall be issued; no building may be occupied for any reason or purpose until after a final inspection has been performed and the certificate of occupancy issued. A temporary certificate of occupancy may be issued for a specified period where uncompleted items are not a threat to occupant health and safety. Certificates of occupancy are not issued for accessory buildings.
• Physical work associated with a change of use is permitted on the City's Commercial Permit Application, which requires an Occupancy Classification, Type of Construction and number of stories to be stated on the form, plus a material cost valuation for all commercial jobs.
• Show Low Municipal Code § 18.15.060: a pre-application meeting is required for all new commercial construction and substantial commercial remodels or additions; a commercial tenant improvement submittal requires four (4) copies of plans and specifications (versus six (6) for new commercial).
• Show Low Municipal Code § 18.25.080 defines 'new development' to include 'any change in use of an existing building, structure or lot requiring any form of city building permit or approval and which increases the demand for one (1) or more public facilities' — so a change of use can trigger development (impact) fees.
• Show Low Municipal Code § 18.25.100(B)(2): 'Upon receipt of an application for a building permit, the city shall determine whether it is for a change in use. In such cases, the development fee due shall be based only on the incremental increase in the fee for the additional public facilities needed for the change in use.' Development fees are calculated by the City and paid before the building permit is issued.
• Where the proposed new use is a conditional use in the zoning district rather than a use permitted by right, a Conditional Use Permit is required from Planning & Zoning; the Planning and Zoning Commission is empowered to grant or deny applications for Conditional Use Permits and to impose conditions upon them, and the process runs application → public notice → public hearing → appeals.
• A change of use in a commercial building also triggers fire review by the Timber Mesa Fire and Medical District (the City adopts no fire code) — see the fire-sprinkler-alarm-permit entry; the District's Commercial Development Plan review fee is expressly for 'new and remodel projects'.
• Contractor licensing: § 18.15.030 bars issuance of a permit to anyone contracting regulated work who does not hold a valid, unexpired, unrevoked Arizona contractor's license, unless the applicant is the bona fide owner of the premises.

Required documents

• RequiredCommercial Permit Application (tenant improvement track)City of Show Low Building Safety Department application (2025 revision); four (4) copies of plans and specifications for a tenant improvement, Occupancy Classification and Type of Construction stated on the form, material cost valuation required
• RequiredPre-Submittal ChecklistCompleted at the pre-application meeting required by § 18.15.060 for substantial commercial remodels; includes occupancy group(s), building construction type(s), occupancy separations, fire rating(s), area separation, fire sprinklers and types, and fire alarm
• OptionalConditional Use Permit ApplicationCity of Show Low Planning & Zoning application, filing fee $150.00; required only where the proposed new use is a conditional use in the zoning district. Requires one 24"x36" map plus one 11"x17" copy drawn to scale showing lot dimensions, building sizes/heights/uses/materials, parking and circulation, signs, lighting, grades and drainage, utilities and easements, landscaping and a vicinity sketch, plus a statement of the nature of the request
• RequiredCertificate of Compliance / Certificate of OccupancyIssued by Building Safety following final inspection, per Show Low Municipal Code §§ 18.20.010 and 18.20.020; § 18.20.020 expressly covers 'use change' in an existing structure

Fee schedule