Code Compliance Frequently Asked Questions
FAQs
-
The Code Compliance Department seeks to enhance citizens’ health, safety and general welfare through efficient and effective enforcement of:
- the Larimer County Land Use Code;
- the International Building Codes;
- the Rubbish Ordinance;
- the Graffiti Ordinance;
- the Wildlife Protection Ordinance; and
- the Marijuana Resolution.
-
Larimer County is bordered on the north by the state of Wyoming, on the south by Boulder County, on the west by Grand and Jackson Counties, and on the east by Weld County, encompassing over 2,600 square miles. The Code Compliance Department responds to complaints and enforces County regulations within all unincorporated areas in Larimer County, meaning all areas not contained within specific city or town limits such as Fort Collins, Loveland, Estes Park, Wellington, Berthoud, Timnath and State and Federal Lands. Presently, there are three Code Compliance Inspectors and one Code Compliance Specialist who respond to complaints.
-
- First, try to make contact with the responsible person. Describe your perception of the problem and how it affects you, then discuss possible solutions to the problem.
- Second, confirm whether the situation is a violation of County regulations.
- Third, if you cannot resolve the issue, submit a complaint to the Code Compliance Department.
-
You may submit a written complaint in our office, or by completing our online fillable form. Please be aware that complaint forms are public record subject to disclosure pursuant to state law.
-
Each code compliance case is assigned a letter from “A” to “D”. “A” is the highest priority. Code Compliance staff process cases in the order of the priority rating. Some issues are only investigated if a written complaint is submitted. Other issues may be investigated without a written complaint or on a proactive basis. Submit a Complaint.
-
All code violations may not meet a degree of significance to warrant continued staff time and the expenditure of further County funds. For instance, if a 6’1” fence exists where 6’ is the standard, it is unlikely anyone would find the violation warrants the same degree of staff time as a family living in a residence without having obtained the required inspection approvals. In these instances, Code Compliance staff has the ability to determine that although a technical violation exists, the violation does not meet a degree of significance to warrant further expenditure of staff time and County resources.
-
The standard of “substantial compliance” is critical for managing scarce County resources. Substantial compliance allows the Code Compliance staff to close those cases that fundamentally satisfy County requirements. For example, where a property owner brings the property into compliance by mitigating the most serious and significant violations, but still has an outstanding minor violation, Code Compliance staff will bring this issue to the owner’s attention with a notice listing those items that have been corrected and minor items which the owner should correct, but which staff will not actively pursue (unless, of course, the minor violations become more serious at a later date).
-
Larimer County is a “statutory” County and receives its direction from state statutes. Accordingly, Code Compliance staff does not have the authority to write tickets for any kind of violation as is often done by Code Enforcement Departments within a municipality. Here are the tools available to Code Compliance staff:
Enforcement Tools which are utilized include:
- Voluntary Compliance: Code Compliance staff members strive for and work with owners to achieve voluntary compliance.
- Public Meetings: If voluntary compliance is not possible for Land Use Code violations, a public meeting before the Board of County Commissioners can be scheduled when 1) the property owner has not responded to a Code Compliance staff member’s attempts to resolve the issue; or 2) the property owner does not make satisfactory, timely progress toward resolving a Land Use Code violation. At the public meeting, Code Compliance staff describes the nature of the violation and what is required to bring the property into compliance. The property owner is also given time to give their presentation to the Commissioners. Neighbors and the public attending the meeting are invited to voice their concerns as well. After listening to all interests, the Board of County Commissioners determines the appropriate action to take.
- Court Proceedings: A violation that is not resolved in the time determined by the Commissioners and/or is referred to the County Attorney’s Office will be handled in the court system. The County Attorney is authorized to use the court process to enforce County regulations of both the Larimer County Land Use Code and the International Building Codes.
-
A dwelling unit is a building or portion thereof used for residential occupancy. What is an illegal dwelling unit? An illegal dwelling unit is one built or occupied without obtaining the necessary land use approvals and/or a proper building permit.
In some circumstances it is possible to make an illegal dwelling unit legal. Please contact the Planner on Call by email and the Building Department by phone (970) 498-7660 or email for details. You may also call (970) 498-7683 and ask to speak to the Code Compliance staff on call.
-
Any violation of the regulations contained in the Larimer County Land Use Code.
Common violations include:
- when and if a home occupation is allowed
- when and if a short-term vacation rental is allowed
- excessive junk and debris
- the use of RVs
- when and if “tiny houses” are allowed
- the number of horses and pet animals allowed on a parcel
- when and if multiple dwellings are allowed on a parcel
- whether a particular use is allowed in a certain zoning district
- the location and usage of signs, etc.
Some of these issues are complicated and often vary by situation. Please use the links provided below for a general description of some of these issues. You may contact the Planning Department’s Planner on Call (POC) via email to ask questions regarding your specific situation. You may also call (970) 498-7683 and ask for the Code Compliance staff person on call.
If there is a violation of the Land Use Code, the Code Compliance staff member will notify the Planning Department and have the owner/tenant seek approval for the use that is not currently allowed. This can sometimes take several months to accomplish.
-
No. Larimer County does not have a housing code that regulates maintenance and repairs of rental properties. The County is limited to enforcing minimum structural standards of existing buildings.
-
No. The County does not have a property maintenance code. Due to several factors including the agricultural nature of the County, there are no regulations as to how high weeds grow, or if a lawn is mowed, whether a sidewalk is cleared of snow, or the perceived dilapidated condition of a structure.
-
A vehicle is considered junk when it is unregistered, inoperable, unlawful or dismantled. Only those vehicles that do not qualify as junk vehicles and are owned by the occupant of the home may be stored outside as long as the vehicles are licensed, insured and operable. Land Use Code Article 3.4.5.E and 20.3 Definition of a Junk Vehicle.
A "junk vehicle" is described as follows: A vehicle that is inoperable (unable to move under its own power), or is partially or totally dismantled or has all or portions of its body work missing or substantially damaged or is not registered with the State of Colorado as required by C.R.S. § 42-3-103 or by C.R.S. §§ 42-12-401 and 42-12-402, and/or the number plate assigned to it is not permanently attached to the vehicle as required by C.R.S. § 42-3-202 or is lacking proper equipment to the extent that would be unsafe or illegal to use on public road rights-of-way or otherwise not equipped with lamps and other equipment as required by C.R.S. §§ 42-4-202—42-4-227. This definition does not include implements of husbandry, farm tractors, farm or ranch equipment or vehicles customarily operated in a farm or ranch operation.
My Neighbor Accused Me Of Having Too Much Junk And Trash On My Property. It Is Not Junk To Me. Can The County Make Me Remove Anything?
Outdoor storage of junk and debris is not allowed. Any accumulation of appliances, car parts, old furniture, scrap materials, etc., that is a visual blight to the area must be removed from the property or stored inside a structure on the property. Only items that are accessory to the residence, for example a barbeque grill, patio furniture, etc., is allowed.
Contact the Planning Department’s Planner on Call (POC) by email to ask questions regarding your specific Land Use Code questions.
-
If the issue is storage of junk and debris, or outdoor storage, Code Compliance staff will investigate. Submit a Complaint. If the issue is garbage and trash, The Larimer County Department of Health & Environment investigates illegal dump sites. They can be contacted at (970) 498-6775. For reference, a “dump” is a place where people dump and/or bury trash that should be taken to an appropriate sanitary landfill site to monitor for odors, air emissions and ground water.
-
To find out more about the Larimer County Land Use Code visit the Planning Division website.
-
Construction without a valid building permit or not obtaining all required inspection approvals are violations of the various International Building Codes which have been adopted by the Larimer County Building Department, as amended. Changing the occupancy and/or use of a structure, or living in a structure without a valid building permit or Certificate of Occupancy, are also violations of the Building Codes.
-
Obtaining a building permit, required inspection approvals, and authorization to occupy a structure, is one way to obtain assurance that your structure is safe for your family, friends, employees and customers to use.
We encourage you to review the resources available at the Larimer County Building Department to be reasonably certain your structure meets nationally recognized minimum safety standards.
It is more than likely at some time in the future someone will want proof that your structure complies with these safety standards. That “someone” could be a potential buyer, a bank or your insurance company. Your insurance company may not pay on a damage claim if it is discovered that the building does not comply with building code requirements.
Additionally, you are more likely to be held liable for injuries to someone using your building if it does not meet required safety standards. You may request that a property be researched to obtain this information.
If a building code violation is discovered that cannot be resolved, the County’s legal authority to enforce building codes is contained in the Larimer County Land Use Code, the various International Building Codes and Colorado state statutes. Building code regulations may be enforced through civil or criminal court actions. Each type of court action can include the imposition of fines or imprisonment, or both. Other enforcement remedies are also available.
-
If the Chief Building Official determines a building or structure is dangerous, such that conditions or defects exist to the extent that the life, health, property, or safety or the public or its occupants are endangered, the building or structure can be subject to demolition pursuant to adopted codes.
However, when beginning any formal enforcement action, the County must guarantee the responsible person due process. Due process requires reasonable notice and an opportunity for a hearing before the County can interfere with a person’s significant property interest.
-
To find out more about the current Adopted Building Code and Amendments in Larimer County visit the Building Division website.
Contact Code Compliance
200 W. Oak Street, Suite 3100
Fort Collins, CO 80521
(970) 498-7683
Office Hours: 8am - 4:00pm, Monday - Friday
Department Directory
