Sedona building permits

Requirements

• Building permit required for new single-family and duplex dwelling construction within Sedona city limits
• Plans must comply with the 2018 IRC and City of Sedona amendments, including Climatic and Geographic Design Criteria (115 mph Vult wind speed; Seismic Design Category C; 25 psf ground snow load; 12-inch frost line depth; 16°F winter design temperature; moderate-to-heavy termite potential)
• A soils classification prepared by an Arizona-registered geotechnical engineer is required for all new structures (waived for non-habitable accessory structures 400 sq ft or less, with a recorded non-conversion agreement)
• A soils engineering & engineering geology report is additionally required if the soils classification shows a plasticity index of 15 or greater
• Unless exempt under A.R.S. § 32-1121 (owner-occupied, not for sale/rent), all work must be performed by an Arizona-licensed general or specialty contractor
• 3 complete sets of plans plus 1 electronic link required; plan sheets no larger than 30" x 42"

Required documents

• RequiredResidential Building Permit ApplicationCity of Sedona Single-Family Residential Building Permit Packet application, submitted at the Community Development front counter (102 Roadrunner Dr.) or downloaded from sedonaaz.gov/cd
• OptionalOwner-Builder/Developer StatementRequired if claiming the A.R.S. § 32-1121 owner-builder exemption from contractor licensing
• RequiredSite and Grading PlanMinimum 1"=20' scale; north arrow, property lines, easements, setbacks, existing/proposed structures, utilities, drainage, cut/fill quantities, finished floor elevations
• RequiredSoils Classification / Soils Engineering & Geology ReportPrepared by an Arizona-registered geotechnical engineer; full engineering report required if plasticity index is 15 or greater
• RequiredColor and Material Sample Sheet8.5x11 paint/material samples, light-reflecting-value compliant
• RequiredOutdoor Lighting Application (Residential)City of Sedona outdoor lighting compliance form

Fee schedule

Requirements

• Building permit required for remodels or additions involving structural, plumbing, electrical, or mechanical work
• Specifically required for: installation/relocation of water heaters, furnaces, evaporative coolers, air conditioners; relocation/installation of electrical outlets, lighting, wiring, panels, or services; and replacement of a wood or asphalt shingle roof with a tile roof
• Exempt work includes: interior painting/paneling/finish work; repair/replacement of non-structural glass, doors, hardware, cabinets, carpeting, or flooring; portable shelves/cases/partitions under 5'-9" high; one-story detached sheds/playhouses under 120 sq ft and 7 ft high with no electrical/plumbing; fences/walls not over 30 inches high outside flood hazard areas
• Construction Envelope Fence (CEF) required to protect native vegetation during construction
• Plans must comply with City of Sedona Climatic/Geographic Design Criteria (115 mph Vult wind, Seismic Design Category C)

Required documents

• RequiredResidential Building Permit ApplicationSubmitted at the Community Development front counter or downloaded from sedonaaz.gov/cd
• RequiredConstruction Envelope Fence (CEF) InstructionsNative vegetation preservation fencing plan, part of the Remodel/Addition Permit Packet
• RequiredColor and Materials Sample SheetExterior color/material compliance samples
• RequiredStormwater Pollution Prevention GuidelinesGeneral stormwater compliance information included in the packet

Fee schedule

Requirements

• Building permit required for fences and freestanding walls not supporting a structure, except those 30 inches high or less located outside flood hazard areas (exempt)
• No fence may exceed 6 feet high unless approved by the Zoning Inspector
• Solid, opaque fences cannot exceed 36 inches high within front or street-side setbacks
• Fences cannot obstruct or alter drainage swales or washes
• Fences in excess of 6 feet require design/wind-load calculations by an Arizona-licensed engineer
• Materials/colors must have a light reflecting value (LRV) not exceeding 38% (Munsell value) to blend with the natural environment; chain-link must be painted or vinyl-coated
• 4 complete sets of plans required, drawn to scale and dimensioned

Required documents

• RequiredFence Building Permit ApplicationCity of Sedona Fence Building Permit Packet application
• RequiredPrescriptive Detail / Wall Specs DetailCity of Sedona prescriptive fence and wall design details (in lieu of engineered calculations, for fences within prescriptive limits)
• RequiredSample Site PlanShowing exact location, height, and materials of the proposed fence, property lines, easements, and edge of street pavement
• RequiredColor and Material Sample Sheet8.5x11 paint/material samples demonstrating LRV compliance (38% or less)
• OptionalOwner-Builder/Developer StatementRequired if claiming the A.R.S. § 32-1121 owner-builder exemption

Fee schedule

Requirements

• Photovoltaic permit required for all rooftop or ground-mount solar PV installations
• 2 full sets of plans plus 2 additional site plans required
• Site plan must show locations of array, inverter, DC disconnect, PV system utility disconnect, and battery banks (if used)
• One-line and three-line electrical diagrams required
• Roof plan required showing panel layout, wiring method, make/model of panels, panel wattage and total array wattage
• Roof load information (weight of rooftop equipment per sq ft) and mounting/attachment details required
• Solar panel frames must be black matte finish (or natural aluminum/silver with perimeter frames painted black); all hardware, brackets, and support structures must meet a Light Reflectance Value (LRV) of 38% or less; conduit and panel boxes must be painted to match the adjacent wall/roof surface

Required documents

• RequiredPhotovoltaic Permit ApplicationCity of Sedona Solar/Photovoltaic Permit Packet application
• RequiredSite PlanShowing array, inverter, DC disconnect, utility disconnect, and battery bank locations
• RequiredOne-Line and Three-Line DiagramsElectrical system diagrams per 2017 NEC as adopted by the City of Sedona
• RequiredInverter and Module Cut SheetsManufacturer specification sheets for inverter(s) and PV modules; charge controller/battery charger cut sheets as applicable
• RequiredRoof Plan and ElevationsPanel layout, wiring method, mounting/attachment details, panel angle and total height

Fee schedule

Requirements

• Building permit required for solar water heater installation, separate from the photovoltaic (electric) solar permit type
• Site plan and equipment specification sheets required for the solar thermal collector and storage tank installation
• Unless exempt under A.R.S. § 32-1121, installation must be performed by an Arizona-licensed contractor

Required documents

• RequiredSolar Water Heater Permit ApplicationCity of Sedona Solar Water Heater Permit Packet application, submitted at the Community Development front counter or downloaded from sedonaaz.gov/cd
• RequiredEquipment Cut SheetsManufacturer specification sheets for the solar collector, storage tank, and associated plumbing/mechanical components

Fee schedule

Requirements

• Building permit required for in-ground and above-ground swimming pools, spas, hot tubs, and fountains, including associated pool safety barriers
• Exempt: prefabricated above-ground pools/spas less than 18 inches deep and less than 8 feet in any dimension, accessory to Group R-3 occupancies
• Unless exempt under A.R.S. § 32-1121, must be constructed by a licensed swimming pool contractor (public/semi-public pools always require a licensed swimming pool contractor)
• Professional engineering/architectural design is recommended but not required for private pools; the plans examiner may require engineering for specific structural elements
• 4 complete sets of plans required, drawn to scale and dimensioned, including site/grading plan, pool location, fence/gate locations, and setback dimensions
• A soils classification prepared by an Arizona-registered geotechnical engineer is required for all new structures

Required documents

• RequiredResidential Building Permit Application (Pool/Spa)City of Sedona Swimming Pool and Spa Building Permit Packet application
• RequiredColor and Material Sample Sheet (for pool barriers)Required for pool safety barrier materials/colors
• RequiredSite and Grading PlanPool location, fences, gates, distance from property lines, cut/fill quantities, pool equipment location/screening
• OptionalOwner-Builder/Developer StatementRequired if claiming the A.R.S. § 32-1121 owner-builder exemption
• RequiredConstruction Envelope Fence (CEF) InstructionsNative vegetation preservation fencing plan

Fee schedule

Requirements

• Building permit required before demolishing a residential or commercial structure within Sedona city limits
• If the structure is more than 50 years old, documentation pursuant to Land Development Code § 8.7.F(3) must be provided (historic preservation review)
• 4 sets of a plat of survey or site plan identifying all structures on the property, specifically what is to be demolished, protective site fencing and gate locations, spoils locations/types, and erosion control measures
• Utility disconnection letters/approvals required for all applicable utilities (electric, water, sewer, septic, gas) before demolition
• A description of the post-demolition site condition and any proposed redevelopment (with anticipated start date) must be provided
• Demolishing a legal nonconforming structure or use may remove the property's legal nonconforming status — applicants are advised to meet with staff to discuss potential effects before proceeding

Required documents

• RequiredCommercial/Residential Demolition Building Permit ApplicationCity of Sedona demolition permit application; $50.00 fee stated directly on the form
• RequiredStructure Demolition ChecklistCity of Sedona checklist of submittal requirements and conditions for all structure demolition permits (does not apply to interior-only demolitions)
• RequiredPlat of Survey or Site Plan (4 sets)Showing all structures, demolition scope, protective fencing, spoils, and erosion control
• RequiredUtility Disconnection LettersConfirmation of disconnection for electric, water (city or well), sewer, septic, and gas as applicable

Fee schedule

Requirements

• Manufactured homes must comply with the National Manufactured Home Construction and Safety Standards Act of 1974 and Title VI of the Housing and Community Development Act of 1974, as implemented by the Arizona Office of Manufactured Housing (A.R.S. Title 41, Chapter 16)
• Mobile homes (built before June 15, 1976, on a permanent chassis) and factory-built buildings are separately defined and regulated under Sedona City Code § 15.05.090
• City permit required for site placement: foundation/tie-down, utility connections, and zoning compliance (setbacks, lot coverage) distinct from the unit's state-regulated construction standards
• Recreational vehicles are explicitly excluded from the manufactured/mobile home definitions and are not eligible for this permit type

Required documents

• RequiredManufactured or Factory-Built Home Permit ApplicationCity of Sedona Manufactured or Factory Built Home Permit Packet application
• RequiredSite PlanShowing placement location, foundation/tie-down details, setbacks, and utility connection points
• RequiredState Insignia / Installation DocumentationDocumentation of compliance with Arizona Office of Manufactured Housing construction/installation standards

Fee schedule

Requirements

• A building permit is required for installation of a new dedicated circuit or panel work for an EV charger, processed under the Residential Remodel/Addition Building Permit (Sedona does not publish a distinct 'electrical permit' or 'EV charger permit' type)
• If the EV charger is a UL-listed unit plugging into an existing 120V receptacle with no new wiring, industry-standard practice (and the City's general work-exemption pattern for cosmetic/no-new-circuit work) suggests no permit would be triggered -- confirm directly with Community Development for any specific installation
• Unless exempt under A.R.S. § 32-1121 (owner-occupied, not for sale/rent), the electrical work must be performed by an Arizona-licensed contractor
• If the installation includes new structural work (e.g., a carport to house the charger), the Single-Family Residential Building Permit or Remodel/Addition process applies to that structural scope as well

Required documents

• RequiredResidential Building Permit Application (Remodel/Addition)Same application used for other electrical alteration work in Sedona; submitted at the Community Development front counter (102 Roadrunner Dr.) or downloaded from sedonaaz.gov/cd
• RequiredElectrical Circuit / Load CalculationDocumentation of the new EV charging circuit, breaker sizing, and panel capacity, consistent with the City's general electrical-alteration submittal expectations

Fee schedule

Requirements

• Building permit required for new commercial building construction, new multi-family residential construction, and additions/alterations to existing commercial buildings within Sedona city limits
• Design Review approval by the City's Planning and Zoning Commission is required for all new commercial projects and additions to existing structures greater than 2,000 sq ft or containing 5 or more dwelling units or guest rooms; projects below that threshold may be approved administratively by zoning staff -- this is conducted as part of Development Review under Land Development Code Article 8.4.A and the thresholds in LDC Table 8.2, not by a separate 'Design Review Board' (none exists in Sedona's LDC)
• Fire sprinkler systems are required for all new commercial and multi-family structures; for additions/remodels to an existing non-sprinklered structure, sprinklers are required if the valuation of the proposed improvements exceeds 10% of the valuation of the existing structure. Fire Department plan review is conducted by the Sedona Fire District (2860 Southwest Drive, 928-282-6800)
• State regulations require professional (architect/designer) design and construction drawings for any structure exceeding 3,000 sq ft or with an occupant load of more than 20; professional engineering is additionally required for electrical services greater than 600 amps (single phase) or 225 amps, 120/208 volts (three phase)
• All new structures must be built by a licensed general contractor; improvements to existing structures may use specialty contractors hired individually by the owner
• Exterior building colors and materials must meet the City's light-reflectance-value (LRV)/chroma standards (LDC § 5.7.F) so the building blends with the natural red-rock landscape; reflective or shiny surfaces (including untreated metallic surfaces) are prohibited; an Outdoor Lighting Application inventory is required per LDC § 5.8 (fully shielded fixtures; maximum 70,000 initial lumens per net acre for non-residential uses, 3,850 lumens/acre if only partially shielded; maximum 4,000K color temperature, 2,700K for Class 2 security lighting)
• A soil and geology report identifying areas of unstable slope may be required for any portion of the site with a slope greater than 30%
• A property that is a historic building or located within a Historic District is subject to additional approvals
• 3 complete sets of plans plus 1 electronic link; site and grading plan at minimum 1"=20' scale; floor, foundation, framing, electrical, mechanical, and plumbing plans, exterior elevations, and building cross-sections required
• Development Impact Fees (non-residential) and, where the property connects to City sewer, a Sewer Capacity Fee based on Water Supply Fixture Units (WSFUs) are due at/before permit issuance in addition to the building permit and plan review fees
• A Notice of Intent to comply with the City's general stormwater pollution prevention guidelines may be used for projects disturbing less than one acre that are not part of a larger common development

Required documents

• RequiredCommercial Building Permit ApplicationCity of Sedona Commercial Building Permit Packet application (item 1 of the packet contents list), with New Construction / Demo / Addition / Alteration / Tenant Improvement checkboxes
• RequiredCommercial Preliminary QuestionnairePacket item 2 -- use/occupancy questionnaire submitted with the application
• RequiredColor and Material Sample SheetPacket item 3 -- 8.5x11 exterior color/material samples demonstrating LRV/chroma compliance
• RequiredOutdoor Lighting Application (Commercial)Packet item 4 -- City of Sedona commercial outdoor lighting compliance form, per LDC § 5.8
• OptionalDevelopment Impact Fees SchedulePacket item 5 -- informational schedule of applicable non-residential Development Impact Fees
• RequiredConstruction Envelope Fencing InstructionsPacket item 6 -- native vegetation preservation fencing plan, same CEF requirement used on Sedona's residential remodel/addition and pool permits
• RequiredStormwater Pollution Prevention Guidelines / Notice of IntentPacket item 7 -- general stormwater compliance guidelines or Notice of Intent for sites disturbing less than one acre
• OptionalSign Permit ApplicationPacket item 8 -- required only if new signage is part of the project scope
• RequiredSite and Grading PlanMinimum 1"=20' scale; property lines, easements, setbacks, existing/proposed structures, utilities, drainage, cut/fill quantities

Fee schedule

Requirements

• Tenant Improvement Permit required for remodeling the interior of an existing commercial building; this permit does not authorize any exterior modifications to the existing structure (exterior work requires the Commercial Building Permit's Alteration/Addition scope instead)
• Applied for on the same Commercial Building Permit Application used for new construction, with the 'Tenant Improvement' box checked rather than 'New Construction'
• Fire sprinklers are required if the valuation of the proposed improvements exceeds 10% of the valuation of the existing structure
• Per ADAAG (Americans with Disabilities Act Accessibility Guidelines), at least 20% of the cost of the alterations must be used to remove existing accessibility barriers
• Professional (architect/designer) design and construction drawings required for any structure exceeding 3,000 sq ft or with an occupant load of more than 20; professional engineering required for electrical services greater than 600 amps (single phase) or 225 amps, 120/208 volts (three phase)
• 3 sets of plans plus electronic link, minimum sheet size 18" x 24", drawn to scale and dimensioned; floor, electrical, mechanical, and plumbing plans required
• A Color and Material Sample Sheet is required only if exterior painting occurs; an Outdoor Lighting Application and/or Sign Permit Application are required only if those scopes apply
• A final inspection must be requested and passed, with Certificate of Occupancy issued (Building Department and Sedona Fire District sign-off), before opening for business or occupying the space; operating without a valid Certificate of Occupancy is illegal
• Progress inspections must occur at least every 180 days to keep the permit active; the permit expires 180 days after issuance unless work has commenced and is being diligently pursued to completion

Required documents

• RequiredCommercial Building Permit ApplicationSame application form used for new commercial construction, with 'Tenant Improvement' selected instead of 'New Construction'
• RequiredCommercial Preliminary QuestionnaireUse/occupancy questionnaire submitted with the application
• OptionalColor and Material Sample SheetRequired only if the tenant improvement scope includes exterior painting
• OptionalOutdoor Lighting Application (Commercial)Required only if the scope includes new/altered exterior lighting
• OptionalSign Permit ApplicationRequired only if new signage is part of the project scope
• RequiredConstruction / Floor, Electrical, Mechanical, Plumbing Plans3 sets plus electronic link, minimum 18" x 24" sheet size, drawn to scale and dimensioned

Fee schedule