Cottonwood building permits

Requirements

• Building permit required for new single-family and two-family dwelling construction within Cottonwood city limits
• Plans must comply with the 2024 IRC and City of Cottonwood amendments, including the City's Climatic and Geographic Design Criteria (110 mph wind; Seismic Design Category C; 20 psf ground snow load; 12-inch frost depth; moderate-to-heavy termite potential; A.R.S. § 36-1681 pool barrier rules where applicable)
• Construction documents must be prepared by an Arizona-registered design professional per A.R.S. § 32-144 and the Arizona State Board of Technical Registration
• Submitted documents must identify the project scope of work and reference the City's adopted design codes and criteria
• Submittal via the CloudPermit online portal (us.cloudpermit.com/gov/login)
• Minimum footing reinforcement required per amended IRC § R403.1.1.1 (continuous strip footings: two #4 horizontal bars 3 inches from the bottom)

Required documents

• RequiredBuilding Permit ApplicationSubmitted through the CloudPermit online portal (us.cloudpermit.com/gov/login)
• RequiredSite/Plot PlanLot dimensions, easements, setbacks, structure locations, driveway per City of Cottonwood driveway standards
• RequiredConstruction Drawings and Structural CalculationsTwo sets of site plans and two sets of construction plans (max. sheet size 30"x42"), drawn at 1/4"=1' scale (3/16"=1' may be accepted); prepared by an Arizona-registered design professional; must reference the City's adopted design codes
• RequiredManual J / Manual S CalculationsRequired to size heating and cooling equipment per the adopted energy code

Fee schedule

Requirements

• Building permit required for room additions, structural remodels, and repairs; not required for cosmetic-only work with no plumbing/electrical/structural component
• One-story, grade-level, detached, non-habitable accessory structures (sheds, playhouses) not exceeding 200 sq ft AND not exceeding 12 ft in height do not require a building permit, but must still meet zoning requirements
• Driveways, sidewalks, and patios not more than 30 inches above grade at any point are exempt from a building permit
• Plans must comply with City of Cottonwood Design Criteria (110 mph wind, Seismic Design Category C, 20 psf ground snow load)
• Existing buildings undergoing additions/renovations exceeding specified size or value thresholds (tied to the City's Building Fee Schedule valuation table) may trigger a fire-sprinkler retrofit requirement under the amended IFC

Required documents

• RequiredBuilding Permit ApplicationSubmitted through the CloudPermit online portal
• RequiredSite/Plot PlanShowing existing structure, addition footprint, and setbacks
• RequiredConstruction DrawingsStructural details for the addition/remodel scope, cross-referenced to the foundation plan where applicable

Fee schedule

Requirements

• Electrical permit required for panel work, service changes, temporary power, wiring, and other hard-wired electrical work
• Governed by the 2023 NEC as adopted by the City of Cottonwood (Cottonwood City Code § 15.16.010)
• Electrical updates/rewires, panel upgrades, and service changes require a permit; the City's homeowner brochure lists 'electrical updates/rewires' among common projects requiring a permit
• Apply via the CloudPermit online portal

Required documents

• RequiredElectrical Permit ApplicationSubmitted through the CloudPermit online portal
• RequiredElectrical Plan / Load CalculationPanel size/rating, subpanel locations, grounding electrode system, and circuit layout, per IRC Chapter 39 / NEC as applicable

Fee schedule

Requirements

• Plumbing permit required for water heater replacement, gas line work, sinks/toilets/tubs/valves/faucets added/relocated/replaced, and other plumbing system work
• Governed by the 2024 IPC as adopted by the City of Cottonwood (Cottonwood City Code § 15.12.010), including Appendices B, C, D, and E
• For plastic sewer piping, an insulated copper tracer wire (or other approved conductor, min. 18 AWG, listed for direct burial) must be installed adjacent to and over the full length of the piping, accessible or terminating at the cleanout (new IPC § P2604.5)
• Water heaters shall be equipped with a temperature and pressure relief valve terminated per code
• Apply via the CloudPermit online portal

Required documents

• RequiredPlumbing Permit ApplicationSubmitted through the CloudPermit online portal
• RequiredPlumbing Plan / Fixture Unit CalculationWater service line sizing, fixture counts, gas piping schematic with BTU ratings where gas is involved

Fee schedule

Requirements

• Mechanical permit required for installation, replacement, or relocation of HVAC equipment, furnaces, boilers, and ventilation systems
• Governed by the 2024 IMC as adopted by the City of Cottonwood (Cottonwood City Code § 15.20.010), including Appendix A
• For altered ventilation/exhaust systems, a third-party certified test-and-balance report may be required prior to final inspection to verify code compliance (new IMC § 111.7 Item 4), unless waived by the Building Official for minor-nature construction
• Commercial kitchen hood ventilation systems are subject to a positive-pressure smoke duct test (new IMC § 506.3.2.5.3)
• Apply via the CloudPermit online portal

Required documents

• RequiredMechanical Permit ApplicationSubmitted through the CloudPermit online portal
• RequiredMechanical PlanComplete plan showing locations of all HVAC equipment, combustion air provisions, and exhaust/ventilation ducting

Fee schedule

Requirements

• Building permit required for new roofs, full re-roofs, and roof repairs, EXCEPT: roof assembly repair in which no more than 100 sq ft of the roofing assembly is replaced/repaired AND the work does not require removal or displacement of mechanical, plumbing, or electrical systems (amended IRC § R105.2, effective July 1, 2025) — this is a narrower exemption than the City's prior, informal exempt-work guidance, which had listed general 'recover or re-roof' work as exempt
• Roof decks must be covered per IRC Chapter 9 (Section R904/R905); roof assemblies must be Class A or B, with Class A required where the roof deck edge is less than 3 feet from a lot line; wood shingles/shakes are prohibited except fire-retardant-treated wood
• Fall protection (guardrails, safety nets, or personal fall-arrest systems) must be in place before a rooftop inspection will be conducted, per amended IRC § R109.3.1
• Site/plot plan and roof plan showing existing framing, square footage, material/weight, and slope classification is typically required for submittal

Required documents

• RequiredBuilding Permit Application (Roofing)Submitted through the CloudPermit online portal
• RequiredRoof Plan / Material ListingExisting framing, square footage, existing and proposed material/weight, sheathing, flashing, underlayment, and roof slope classification

Fee schedule

Requirements

• Governed by the 2023 NEC as adopted by the City of Cottonwood
• For SolarAPP+ projects: the applicant enters the SolarAPP+ approval ID and a City of Cottonwood Business Registration Number, submits the SolarAPP+-approved documents and a plot plan along with payment, and the permit is printed instantly
• For standard (non-SolarAPP+) residential solar permits: submittal follows the normal CloudPermit building-permit process at a flat fee
• Solar energy equipment mounted on rooftops may exceed the maximum allowable height for the zoning district by up to 5 feet, per City of Cottonwood Zoning Ordinance § 404.H.11.a
• Solar installations are explicitly listed among common projects requiring a building permit (not exempt)

Required documents

• OptionalSolarAPP+ Approval PackageSolarAPP+ approval ID, City of Cottonwood Business Registration Number, SolarAPP+-approved plan documents, and plot plan, submitted with payment for instant permit issuance
• RequiredStandard Residential Solar Permit ApplicationSubmitted through the CloudPermit online portal for projects not using SolarAPP+

Fee schedule

Requirements

• Building permit required before demolishing a residential or commercial structure within Cottonwood city limits
• Site plan required showing the building to be demolished and other existing structures on the parcel
• Project is not legally complete until an approved final inspection has occurred
• Utility disconnection and any required environmental coordination (e.g., asbestos abatement notification) is the applicant's responsibility prior to demolition

Required documents

• RequiredDemolition Permit ApplicationSubmitted through the CloudPermit online portal
• RequiredSite PlanShowing the structure(s) to be demolished and remaining structures on the parcel

Fee schedule

Requirements

• No EV-charger-specific permit application exists; use the standard City of Cottonwood Electrical Permit process via the CloudPermit online portal
• Governed by the 2023 NEC as adopted by the City of Cottonwood (Cottonwood City Code § 15.16.010), including NEC Article 625 (Electric Vehicle Power Transfer System) as part of the unamended NEC text -- no City-specific amendment to Article 625 was found
• A dedicated circuit/outlet or hardwired charger is billed under the Electrical Fees schedule's itemized line items (base fee plus receptacle/power-apparatus/service-upgrade fees, as applicable) rather than a distinct EV line item
• Construction documents (load calculation, circuit layout) required consistent with other electrical permit submittals

Required documents

• RequiredElectrical Permit ApplicationSubmitted through the CloudPermit online portal, the same form used for any electrical work including EV charger circuits
• OptionalElectrical Plan / Load CalculationPanel capacity, circuit sizing, and grounding for the charger circuit, per NEC Article 625 and the City's standard electrical plan review checklist

Fee schedule

Requirements

• A sign permit is required before a sign may be placed, constructed, reconstructed, or altered within the City, per Zoning Ordinance Section 405.D.1
• Exempt from a sign permit: residential nameplate/address signs, repainting/maintenance with no change in size/shape/wording/color, real estate signs, political signs, construction signs, directional signs, governmental signs, grand opening signs, going-out-of-business signs, and non-commercial walking signs (Section 405.D.1.a-j)
• Application filed with the Zoning Administrator on a prescribed form, including a sketch showing size/height/shape, description of materials and mounting method, existing/planned landscaping around the sign(s), a listing of existing signs, and the filing fee (Section 405.D.2); the filing fee is non-refundable and is waived for government agencies
• Business signs in residential/professional-office districts are limited to one sign per street frontage not exceeding 20 sq ft (Section 405.C.2); larger allowances apply to signs in Commercial and Industrial zones under Section 405.G
• Effective June 2025 (Ordinance 763, adopted May 20, 2025): a permanent sign permit application may include a temporary sign permit application at no additional charge; the Community Development Director may consider a lot's size when evaluating a sign's proposed location; illuminated signs must comply with the City's Outdoor Lighting Code (Section 408); billboards are now prohibited
• Illuminated/electric signs additionally require an Electrical Permit (a separate $45.24 'Electric Sign' fixture-fee line item under the City's Electrical Fees, on top of the sign permit fee itself)

Required documents

• RequiredSign Permit ApplicationFiled with the Zoning Administrator/Community Development Department. The City's older standalone 'Permanent Sign Permit Application' PDF (DocumentCenter document #125) returns a 404 as of this review; current practice is to apply through the Community Development counter or the CloudPermit online portal, consistent with the City's other permit types.
• RequiredSign Sketch / PlanShowing sign size, height, shape, materials, mounting method, and any existing or planned landscaping around the sign(s), per Zoning Ordinance Section 405.D.2

Fee schedule

Requirements

• An automatic fire sprinkler system is required throughout: any H, I, or R occupancy; any multistory structure (including basements); any A, B, E, F, M, S, or U occupancy exceeding 1,000 sq ft; any structure where the required fire flow cannot be provided; or at any other time determined by the Fire Code Official (amended IFC Section 903.2, replacing base IFC Sections 903.2-903.2.11.3, Ordinance 761 effective July 1, 2025) -- limited exceptions exist for detached noncombustible carports/shade canopies and certain small motor-fuel-dispensing canopies
• Systems must be designed/installed per NFPA 13 (Group A/B/E/F/H/I/M/R/S/U occupancies), NFPA 13-R (residential occupancies four stories or less), or NFPA 13-D (R-3/R-4 one- and two-family dwellings), per amended IFC Section 903.3.1.1-903.3.1.3
• Existing buildings must retrofit sprinklers when: additions/renovations exceed 50% of the original building's square footage (or 1,000 sq ft, whichever is less) or 50% of its value per the City's Building Fee Schedule Cost Per Square Foot table; the structure (over 1,000 sq ft, or any R occupancy) is relocated to a new site; an addition/renovation/occupancy change would exceed available fire flow; or a change of occupancy results in H, I, R, mixed-use-with-R, F-1/S-1 over 1,500 sq ft, or A-1/A-2/A-3 with an occupant load over 100 (amended IFC Section 903.2, Existing Buildings clauses 1-5)
• Automatic sprinkler system plans must bear a review certification and signature of a minimum Level III NICET Certified Engineering Technician or Arizona registrant; sprinkler plans for high-piled combustible storage occupancies require a registered fire protection engineer's stamp; fire alarm system plans must bear a review certification and signature of a minimum Level III NICET Technician or Arizona registrant (amended IFC Section 901.2, Ordinance 761)
• Zoning Ordinance Section 303.F.2-3 expressly exempts 'Fire Sprinkler Plans' and 'Fire Alarm Permits' from the City's separate Zoning Clearance requirement that otherwise applies to most development/change-of-use activity -- confirming these are treated as distinct permit products routed through the Building/Fire Prevention review track rather than Planning
• A Tenant Occupancy Permit (see this file's certificate-of-occupancy-permit entry) explicitly does NOT cover this work: 'Modifications to existing fire sprinkler or alarm systems require separate permits,' per the City's own Tenant Occupancy Permit application form
• No fire-sprinkler- or fire-alarm-specific fee line exists in the 2025 Community Development Fee Schedule; per the schedule's own catch-all rule, permits with no dedicated fee line are calculated from the licensed contractor's provided valuation using the general Schedule of Building Permit Fees, plus the standard 65% Plan Review Fee
• Submit via the CloudPermit online portal, the same portal used for the City's other building-related permits

Required documents

• RequiredBuilding Permit Application (Fire Protection System scope)Submitted through the CloudPermit online portal; no separate fire-sprinkler/alarm-specific application form was found published by the City
• RequiredFire Sprinkler / Fire Alarm System PlansDesign plans bearing a minimum Level III NICET Certified Engineering Technician or Arizona-registrant review stamp (a registered fire protection engineer's stamp is additionally required for high-piled combustible storage sprinkler plans), per amended IFC Section 901.2

Fee schedule

Requirements

• A Zoning Clearance is required before any change of use, occupancy change, or structural alteration on an existing property (Zoning Ordinance Section 303.B, 303.E.2), reviewed at the staff level by the Zoning Administrator/Community Development Department; fee $100.00 (2025 Community Development Fee Schedule, 'Land Use & Permitting')
• A Tenant Occupancy Permit (TOP) is required prior to opening a business in existing tenant space, except U occupancies (added as IBC Section 105.1.3 by Ordinance 761); where the change of use alters the existing occupant load, a new Certificate of Occupancy is also required; fee $100.00 plus review time, minimum 1/2 hour (2025 Fee Schedule, p.9)
• The TOP applies only where no work, or only minor cosmetic work, is needed before occupancy -- allowed work is limited to floor-finish replacement, interior paint/wallpaper, and display counters/shelving 8 feet high or less; electrical, plumbing, framing, and mechanical work each require their own separate permit, and modifications to an existing fire sprinkler or alarm system require a separate permit (per the City's Tenant Occupancy Permit application form)
• TOP submittal requires 2 copies of an 11-inch x 17-inch floor plan, Yavapai County Department of Health approval if the tenant involves food storage or a food-related service, and proof of a current City of Cottonwood Business License
• Minimum required inspections for a TOP are a Fire Final Inspection and a Building Inspection (Life/Safety); any other trade permits pulled for the space require their own separate inspections
• If non-life-safety code deficiencies are identified during a TOP's inspections, the Fire and Building inspectors may approve a 30-day Temporary Occupancy while corrections are made -- a distinct, shorter, unbonded process from the City's separate Temporary Certificate of Occupancy (TCO) used for partial occupancy of new, still-under-construction buildings (fee $200 residential/$500 commercial plus a bond equal to 100% of unfinished work)
• A full/standard Certificate of Occupancy is required at completion of any building permit project under the 2024 IBC/IRC as adopted by Ordinance 761; Certificates of Occupancy are not issued on Fridays

Required documents

• RequiredTenant Occupancy Permit ApplicationFiled with Community Development for a new tenant/business moving into existing tenant space; requires a floor plan, proof of City business license, and Yavapai County Health Department approval if food-related
• RequiredZoning Clearance ApplicationFiled with the Community Development Department on a City-provided form together with a plot plan of the proposed use/development, per Zoning Ordinance Section 303.C
• RequiredBusiness Registration ApplicationProof of a current City of Cottonwood Business License is a required TOP submittal document

Fee schedule