Thinking about adding a fence, a new deck, or fresh landscaping to your Northgate home? The quickest way to slow a project is skipping permits or 811 locates. You want your investment to look great, pass inspections, and keep you safe. In this guide, you’ll learn how to check jurisdiction, work with your HOA, know when permits are needed, and schedule 811 locates on time. Let’s dive in.
Start with jurisdiction
Before you sketch designs or buy materials, confirm whether your property is inside the City of Colorado Springs or in unincorporated El Paso County. Rules, permits, and inspections can differ.
- Check your property tax bill or parcel number to identify jurisdiction.
- Use city or county parcel maps to confirm city limits and lot lines.
- If you are unsure, call City of Colorado Springs Development Services or El Paso County Community Development and ask by address.
Tip: Lot lines are not always where fences sit today. If placement matters, consider a survey to avoid disputes.
Loop in your HOA early
Many Northgate neighborhoods have HOAs with architectural rules. HOA approval can be stricter than city or county code.
- Read your CC&Rs and Architectural Guidelines before design work.
- Ask the HOA if their approval must come before you submit a city or county permit.
- Submit materials, colors, site plan, and elevations as required. Keep written approval.
Why it matters: HOA and municipal approvals are separate. You must comply with both, even if one approves and the other denies.
When projects need permits in Northgate
Local codes vary by jurisdiction, but these general triggers will help you plan the right path.
Fences
- Building permits may not be required for typical fences, but zoning still controls height, setbacks, and visibility at corners and driveways.
- Front yard fences are often shorter than side or rear fences. Corner-lot sight triangles apply.
- HOAs can limit placement, height, materials, and color, even when the city or county does not.
Decks and patios
- Decks attached to the home and elevated decks typically require building permits and inspections, including footing, framing, and final.
- Ground-level patios that are not structural usually do not need a building permit. Elevated or attached structures usually do.
Retaining walls and grading
- Retaining walls above a certain height or those that affect drainage may require permits.
- Significant grading that alters stormwater runoff often needs approval.
Utility-related landscaping
- Irrigation systems tied into water lines, new gas lines for outdoor features, or electrical work can trigger permits and inspections.
Plan ahead: For permit-required projects, expect to provide a site plan with property lines and setbacks, drawings with elevations and sections, footing details for decks, and a materials list. Inspections are typically staged.
811 locates: call before you dig
If your project disturbs the ground in any way, you need to request utility locates. That includes fence posts, deck footings, tree planting, trenching, and drainage work.
- Call 811 at least 3 business days before any digging. The service is free and alerts member utilities to mark their underground lines.
- Mark your planned work area in white paint or flags before locators arrive so they know where to focus.
What 811 marks
Member utilities mark the approximate location of buried public lines, such as electric, gas, communications, water mains, and sewer mains. Color codes help identify the type of utility.
What 811 does not mark
Private lines are not covered. That can include sprinkler laterals, private electric to a shed, invisible pet fences, and low-voltage lighting. Consider hiring a private locator or using vacuum excavation to verify locations when needed.
Ticket timing and re-marks
Marks are time-limited. Plan to start work shortly after marking and confirm current ticket life with Colorado 811. If marks are unclear or missing, do not dig. Request clarification or re-marks.
If something goes wrong
If you strike a line or smell gas, evacuate the area, call 911 and your utility emergency number, and notify Colorado 811. Safety first.
Timeline: plan 3 to 6 weeks ahead
Give yourself enough time to move through HOA, permits, and locates without rushing.
Week 0: design and research
- Confirm jurisdiction and review parcel boundaries.
- Read your HOA CC&Rs and Architectural Guidelines. Request ARC forms and submittal requirements.
- Order a survey if lot lines are unclear.
Week 1: HOA and permit pre-check
- Submit your HOA application if required. Many HOAs take 1 to 3 weeks to review.
- Call City Development Services or County Community Development to confirm if a permit is required and what the checklist includes. Ask about review timelines.
Weeks 2 to 3: permit application
- Prepare plans. Include a site plan with setbacks and drawings for structural work.
- Submit the city or county permit. Respond to any corrections. Plan for inspections.
Three business days before digging: 811
- Mark your dig area in white, then request locates through Colorado 811.
- Be ready with your address, nearest cross streets, type of work, and intended start date.
Day of construction
- Confirm HOA and permit approvals are in hand.
- Verify locate marks, schedule required inspections, and dig with care.
Quick checklist
- Confirm jurisdiction: City of Colorado Springs or El Paso County.
- Locate or order a survey if needed.
- Read HOA CC&Rs and request ARC forms.
- Verify permit requirements with the city or county. Prepare plans.
- Submit HOA and permit applications as required.
- Mark the dig area in white, then call 811 at least 3 business days before digging.
- Arrange private locates or potholing for suspected private lines.
- Confirm marks, schedule inspections, and begin work.
- Keep copies of HOA approval, permits, 811 ticket number, and inspection approvals on site.
Simple flowchart
- Determine jurisdiction: City of Colorado Springs or El Paso County.
- Review HOA rules. Submit ARC application if required and wait for written approval.
- Confirm whether a permit is required. If yes, prepare plans and submit the permit.
- Mark the work area in white.
- Call Colorado 811 at least 3 business days before digging and wait for marks.
- If private lines are likely, hire a private locator or pothole to verify.
- Begin construction, complete inspections, and retain final approvals.
Risks and how to avoid them
Striking an underground line can cause injury, service outages, environmental harm, and expensive repairs. Skipping HOA or permits can lead to stop-work orders, fines, or even removal of completed work. Keep records of all approvals and your 811 ticket number. Careful planning protects your investment and helps your project sail through inspections and resale.
Work with local pros
Lean on city or county staff for permit questions, your HOA for design standards, and professional locators for private lines. If the project is complex, a licensed contractor who knows local code can save you time and stress. When you plan ahead, your Northgate fence, deck, or landscape can be safe, compliant, and ready to enjoy.
If you’re planning upgrades with an eye on resale, or you want guidance on which projects add value in Northgate, reach out to The Fletcher Team & Associates. Receive Exclusive Listings & Free Home Valuation.
FAQs
Do I need a fence permit in Northgate?
- It depends on whether your property is in the City of Colorado Springs or unincorporated El Paso County, as well as fence height and placement. Even without a building permit, zoning rules and HOA standards still apply.
Do I really have to call 811 for small holes?
- Yes. Any ground disturbance, including a single fence post or planting a tree, should be preceded by an 811 locate request at least 3 business days before digging.
How accurate are utility marks from 811?
- Marks show approximate locations for public utilities. Hand-dig near marks and consider potholing if exact locations are critical.
Who pays for 811 locates in Colorado?
- Utility locates through 811 that notify member utilities are free. Private locates and potholing are paid services.
What if my HOA approves but the city or county denies?
- You must meet both requirements. Municipal code and permits are legal obligations, and HOA rules are private obligations. Resolve conflicts early with both parties.
How long do 811 marks last in Colorado?
- Marks are time-limited and policies can change. Confirm current ticket validity with Colorado 811 and plan to dig within the marked window or request re-marks if delayed.
