Building Permits in Scottsdale

Scottsdale requires a building permit for most construction, alteration, and repair work that affects structural, electrical, plumbing, or mechanical systems. Permits are issued by the City of Scottsdale Planning & Development Services Department — Building Services / Inspection Services, which handles permit issuance, plan review, and field inspections.

Scottsdale is located in Maricopa County. Arizona has no mandatory statewide building code — Scottsdale enforces its own locally adopted codes. Scottsdale has adopted the 2018 International Codes (IBC, IRC, IMC, IPC, IFC, IECC) and the National Electrical Code (NEC), each with local Scottsdale amendments.

Two major overlays affect permitting for many Scottsdale properties: the Environmentally Sensitive Lands Ordinance (ESLO), which applies to hillside and Sonoran Desert parcels, and the Historic Preservation districts (including Old Town Scottsdale), which require additional architectural review.

When You Need a Permit

You generally need a Scottsdale building permit for:

• New construction, additions, and accessory structures including ADUs (Accessory Dwelling Units)
• Structural alterations, load-bearing wall changes, and foundation work
• Electrical, plumbing, and mechanical (HVAC) changes
• Reroofing and window or door openings in exterior walls
• Swimming pools, spas, and retaining walls above applicable height thresholds
• Grading and site disturbance (especially significant for ESLO-affected parcels)
• Demolition of any habitable structure

Minor cosmetic work (painting, floor coverings, cabinetry without plumbing or electrical changes) is typically exempt. When in doubt, contact Planning & Development Services before starting work.

Scottsdale Citizen Access — The Online Portal

The City of Scottsdale Citizen Access portal is the primary online system for building permits. Through the portal you can:

• Create a personal or contractor account
• Submit new residential and commercial permit applications
• Upload plans for electronic plan review
• Respond to correction comments without visiting the Planning & Development Services counter
• Pay permit fees online
• Request and track inspections

The portal is available 24/7 for submissions and inspection requests. For complex or first-time projects, Scottsdale Planning & Development Services also offers pre-application conferences to review scope, applicable regulations, and submittal requirements before formal submission.

Environmentally Sensitive Lands Ordinance (ESLO)

Scottsdale's ESLO is one of the most significant local overlays affecting residential and commercial development in the city. ESLO applies to:

• Properties with slopes exceeding 15% (hillside development)
• Parcels adjacent to or within the McDowell Sonoran Preserve buffer
• Areas mapped as environmentally sensitive lands on the city's ESLO map

ESLO requirements can include:

• Grading limits — restrictions on the percentage of a lot that may be disturbed
• Vegetation preservation — protection of native Sonoran Desert plants, including saguaro cacti
• Color and reflectivity standards — building materials must blend with the desert landscape
• Stepped-grading design — building pads must follow natural topography
• Revegetation obligations — disturbed areas must be replanted with native species

Projects subject to ESLO typically require a Natural Area Open Space (NAOS) designation on the site plan, as well as an inspection by the city's Environmental Planning staff. Confirm ESLO applicability for your parcel through the Scottsdale GIS zoning portal or by contacting Planning & Development Services early in your project.

Historic Preservation Districts

Properties within Old Town Scottsdale and other City-designated Historic Preservation districts are subject to additional review. Before a building permit is issued for exterior work, alterations, additions, or demolition in these areas, applicants may need:

• Certificate of Appropriateness from the Historic Preservation Commission
• Compliance with the Secretary of the Interior's Standards for Rehabilitation
• Adherence to Scottsdale's historic design guidelines

Early consultation with the Scottsdale Historic Preservation Office is strongly recommended to avoid corrections or denial late in the process.

Permit Costs

Scottsdale permit fees are established in the fee schedule published by Planning & Development Services. Fees are typically calculated based on:

• Building permit fee — scales with project valuation
• Plan review fee — a percentage of the building permit fee
• Impact fees — for new construction or added square footage (water, sewer, transportation, parks)
• ESLO / environmental review fees — for projects in environmentally sensitive land areas
• Trade permit fees — separate fees for electrical, plumbing, and mechanical work

Do not rely on third-party fee estimates. Always check the current Scottsdale Planning & Development Services fee schedule for exact amounts.

Typical Timeline

Second and subsequent correction cycles are typically shorter than the initial review if the applicant fully addresses all comments.

The Process

1. Pre-submittal: Verify zoning, ESLO applicability, and historic district status for your parcel using Scottsdale's GIS and zoning map portal
2. Pre-application conference (recommended for complex projects): Meet with Planning & Development Services to confirm scope, codes, and submittal requirements
3. Plans: Prepare drawings stamped by a licensed Arizona architect or engineer where required; ESLO projects require additional site analysis
4. Historic review (if applicable): Obtain Certificate of Appropriateness from the Historic Preservation Commission before final permit submittal
5. Submit via Citizen Access: Upload application and documents for electronic plan review
6. Plan review: Planning & Development Services reviews for building code, zoning, fire, engineering, and ESLO compliance
7. Corrections: Respond to review comments in the Citizen Access portal and resubmit revised plans
8. Permit issuance: Pay remaining fees and download or receive the approved permit
9. Inspections: Schedule required inspections at each construction phase through the Citizen Access portal
10. Final: Pass final inspection and receive a Certificate of Occupancy where applicable

Inspections

Typical inspection stages for a residential project include:

• Footing and foundation
• Underground plumbing and electrical
• Framing
• Rough plumbing, electrical, and mechanical
• Insulation
• Drywall
• ESLO vegetation or revegetation inspection (where applicable)
• Final building and trade inspections

Schedule inspections through the Scottsdale Citizen Access portal or by contacting Inspection Services directly. Submit inspection requests at least one business day in advance.

Common Reasons for Denial or Corrections

• Plans don't meet the 2018 International Codes as locally amended by Scottsdale
• Missing structural calculations, energy compliance documentation, or design-professional stamps
• Zoning conflicts (setbacks, height limits, lot coverage, permitted use)
• ESLO grading, disturbance, or vegetation requirements not addressed
• Historic Preservation review not completed or Certificate of Appropriateness not obtained
• Missing site or civil review items (drainage, right-of-way, water or sewer clearances)
• Incomplete submittal or missing documents in the Citizen Access portal

Official Sources

Always verify current requirements with the City of Scottsdale Planning & Development Services Department and the Scottsdale Citizen Access portal before starting your project. See the sources listed in the frontmatter for direct links to Building Services, the online portal, adopted codes, the Municipal Code, and ESLO information.

Disclaimer: This guide summarizes publicly available information from official City of Scottsdale sources and is provided for general orientation only. It does not constitute legal or engineering advice. Building code and permitting requirements change — always confirm current rules with the City of Scottsdale Planning & Development Services Department before submitting plans or starting construction.