You can find great margins on a Denver flip. You can also watch profits slip away if permits or inspections stall your schedule. Denver’s rules are clear, but the process is detailed. With the right plan, you can stay compliant, compress your timeline, and protect your exit price.
Why Permits and Timelines Matter in Denver Flips
Permits are not just paperwork. They determine when you can start, how you sequence trades, and when you can list. Denver tracks plan reviews, inspections, and approvals inside its e‑Permits system. The city even publishes an Average Plan Review Times dashboard so you can gauge current queues for your project type see Denver’s dashboard.
If you plan a quick, cosmetic flip, you may use a few trade permits and move fast. If you touch structure, add an ADU, open walls, or reroute plumbing, expect plan review, multiple trade permits, and staged inspections. That adds time and coordination. Denver also launched the Denver Permitting Office in 2025 with a target to complete applicable approvals within 180 days, signaling a push to speed up reviews according to city announcements covered by Axios.
Bottom line: a clean permit plan helps you avoid rework, stop-work orders, and buyer concerns at resale.
Denver Flip Permits: Types and Triggers
Work That Typically Needs Permits
Most investment flips require more than one permit. Common items include:
- Building permit for structural changes, additions, egress, layout changes, or whole-house remodels. Larger scopes move from minor to intermediate or major categories and trigger full plan review city guidance.
- Electrical, plumbing, and mechanical/HVAC permits for anything beyond basic like-for-like swaps. Some trade work can move through a quick permit path, but many projects still need plan review coordination quick permits overview.
- Roof, deck, fence, windows, and accessory structures often require permits, especially when structural components or elevated decks are involved permit scope overview.
- Sewer Use and Drainage Permit (SUDP) and right-of-way approvals when you add taps, reroute lines, or affect the public way. These reviews run through Denver DOTI and can carry separate fees and inspections SUDP information.
- Zoning review for work affecting setbacks, coverage, uses, or ADUs. Landmark review is also required for properties in historic districts or designated buildings city permit and zoning overview.
Quick note on rule changes: as of May 22, 2025, trade quick permits for new construction or additions generally require the primary Residential Construction Permit to be issued first. Factor this into your sequencing quick permits page.
When You May Not Need a Permit
Cosmetic items usually do not need a building permit, such as:
- Paint, wallpaper, flooring, and countertops
- Basic like-for-like plumbing fixtures (for example, faucet swaps)
- Limited drywall patching and similar cosmetic repairs
Even then, separate approvals may still apply if you touch sewer, the right-of-way, or landmark elements. When in doubt, verify scope with the city before you start homeowner and scope basics.
Who Files and Who’s Responsible
- Licensed contractors pull most permits in Denver. Trades must hold proper licenses or supervisor certificates and be listed on the permit record contractor licensing.
- Homeowner permits are limited. If a homeowner pulls a permit, they must legally own and occupy the home and then live in it for at least one year after work completion. Owner-pull permits do not apply to ADUs, townhomes, condos, or duplexes. This rule makes owner-pull paths a poor fit for flips homeowner permit rules.
- Designers and engineers prepare code-compliant plans for larger scopes. Complete, coordinated drawings reduce review comments and resubmittals.
Permit Process and Inspection Flow
Pre-Design and Scope Definition
Start scoping as early as due diligence. Confirm zoning, landmark status, and whether your work is minor, intermediate, or major. Build a clear plan set with structural notes, MEP scopes, and any SUDP needs. The city clock begins after a complete submittal, so completeness matters dashboard definitions.
Submittal, Reviews, and Corrections
You will submit through e‑Permits. Simple trade work may qualify for quick permits. Larger scopes enter plan review queues by discipline. Expect at least one round of comments on major projects. Resubmittals return to the queue, which adds time. Denver publishes current averages and 90th‑percentile ranges for each category on its dashboard, which is the best way to set expectations for your specific scope review times.
Required Inspections and Finals
After permit issuance, you will schedule inspections through e‑Permits. The city states building inspections are typically completed within 2 business days of request, though trade availability varies by volume e‑Permits FAQs and inspection guidance.
Typical inspection sequence:
- Pre-cover inspections at rough framing, electrical, plumbing, and mechanical
- Insulation and air barrier inspections before drywall close-up
- Finals for each trade and a building final to close permits or obtain a certificate of occupancy where required
Pass on the first try by keeping approved plans on-site, labeling panels and valves, and having qualified reps present for each trade.
Building a Realistic Flip Timeline
Due Diligence and Acquisition
- Run zoning and landmark checks and scan the city dashboard before you close. If your model needs an addition or ADU, assume a longer plan review path.
- Identify any SUDP or right-of-way work early, since these run on separate tracks and can affect kickoff SUDP overview.
Design, Bids, and Ordering
- Draft plans and line up a licensed GC and trades. Ask them to review the scope for code risks that could trigger redesign.
- Order long-lead materials in parallel with plan review when possible to compress the schedule. Keep alternates ready in case of delays.
Construction Phases and Milestones
- Demo and prep, then rough-ins by trade
- Framing and structural work, then inspections
- Insulation and close-up, then finishes and fixtures
- Trade finals, building final, cleaning, and punch
Schedule trades in the right sequence and avoid stacking critical inspections on the same day. Use the city’s inspection windows to plan your weekly rhythm inspection info.
Closeout, Staging, and Sale
- Confirm all permits are closed and retain final approvals for your disclosure package.
- Stage, photograph, and activate the listing. A clean permit file supports buyer confidence and appraisal.
Timeline Risks, Carry Costs, and Mitigation
Common Delay Drivers
- Incomplete plans and missing engineering
- Scope creep after submittal
- Resubmittals that send you back in the queue
- Trade bottlenecks and inspection rejections
Historical backlogs show major residential reviews have stretched months in some periods, which is why Denver created new targets to improve speed city dashboard and local reporting on delays.
Contingency Planning and Float Time
- Add buffer to plan review and to material deliveries with long lead times.
- Set decision gates. For example, if comments require redesign, cap changes that would extend the timeline beyond your hold target.
- Keep a scope log and change-approval routine so every change is intentional and priced.
Carry Cost Modeling Basics
- Convert time to dollars. Model interest, taxes, insurance, utilities, and opportunity cost per week of hold.
- Track actuals vs plan and update your break-even each time the schedule shifts.
Professional Help for Faster, Compliant Flips
A disciplined team shortens timelines and reduces risk. Lean on:
- A licensed GC with Denver e‑Permits experience
- Designers or engineers for structural and MEP clarity
- Permit expediters when scopes are complex
- A local advisor who understands investor math, resale timing, and buyer expectations
If you want a clear acquisition-to-resale plan, vetted contractor introductions, and a targeted listing launch, schedule a strategy call with Lana Kuznetsova. You will get a step-by-step roadmap aligned to Denver rules, your budget, and your exit timing.
FAQs
Do I need a permit to flip if I am just updating finishes?
- Many cosmetic updates do not need a building permit, but trade work often does. Verify your exact scope with the city before starting homeowner permit basics.
How long will plan review take in Denver?
- It depends on scope and project category. Check the city’s Average Plan Review Times dashboard for current 90‑day averages and ranges, and budget extra time for resubmittals review times dashboard.
Can I pull homeowner permits for a flip?
- Usually no. If you pull a homeowner permit, you must occupy the home for at least one year after work completion, which makes this path unsuitable for flips homeowner rules.
What inspections should I plan for?
- Expect rough-in inspections for framing, electrical, plumbing, mechanical, plus insulation and finals. Building inspections are typically completed within about 2 business days of request, subject to scheduling e‑Permits FAQs.
What is SUDP and when is it required?
- SUDP stands for Sewer Use and Drainage Permit. You need it when adding taps, rerouting lines, or doing storm/sanitary work tied to the public system. Reviews and inspections are separate from building permits SUDP info.
Are there faster permit options for small items?
- Some trade work qualifies for quick permits that bypass plan review, but rules changed in 2025 for work tied to new construction or additions. Confirm eligibility before you schedule trades quick permits.
How do I check if a property is in a historic district?
- Use Denver’s planning resources when you prepare your submittal. Landmark properties require design review before building permits are issued permit and review overview.
Does Denver guarantee approvals in 180 days now?
- The Denver Permitting Office set a target to complete applicable approvals within 180 days and outlined a limited refund mechanism. Treat this as a goal and verify the latest rules before relying on it for your schedule Axios coverage.
