Permitting Authorities / City of Manitou Springs Planning Department (permits via PPRBD)
Do you need a permit to replace a roof in Manitou Springs, CO?
Adopted code
City of Manitou Springs Planning Department (permits via PPRBD)
Yes — a permit is required to replace a roof in Manitou Springs, CO, issued by City of Manitou Springs Planning Department (permits via PPRBD). The City of Manitou Springs Planning Department requires a Property Improvement Permit for work that requires a building permit from PPRBD. The Property Improvement Permit must be obtained before approaching PPRBD, as it provides the Use Tax ID number necessary for PPRBD permit issuance.
Jurisdiction
City of Manitou Springs, Colorado
Address
Manitou Springs, CO
Contact
- url: https://www.manitouspringsco.gov/233/Building-Permit-Plan-Review
- phone: 719-685-4398
Roofing permit required
Required
Contractor registration required
Required
Registration details
- license: Contractors are licensed regionally through the Pikes Peak Regional Building Department, whose licensing office processes license applications, renewals, and registrations for contractors performing work within its jurisdiction, which includes Manitou Springs.
Permit process note
The City of Manitou Springs Planning Department requires a Property Improvement Permit for work that requires a building permit from PPRBD. The Property Improvement Permit must be obtained before approaching PPRBD, as it provides the Use Tax ID number necessary for PPRBD permit issuance.
Inspection requirements
All plan review and inspections are handled by the Pikes Peak Regional Building Department, not the city directly.
Adopted code
The International Building Code, enforced through the city's contract with the Pikes Peak Regional Building Department.
Drip edge
Required — "Drip edge shall be provided at eaves and rakes edges of shingle roofs." (PPRBD Re-Roof Guidelines, citing 2021 IRC Section R905.2.8.5.) Not separately amended by the 2023 Pikes Peak Regional Building Code -- its amendment list (Sec. RBC303.4.1 through RBC303.4.9x) does not touch R905.2.8.5, so the base 2021 IRC drip-edge requirement stands as adopted code for Manitou Springs.
About drip edgeIce & water shield
Required — Conditional on elevation, not universal: Section RBC303.4.2 of the 2023 Pikes Peak Regional Building Code prints "Ice Barrier Underlayment Required ... YES" in Table R301.2, with footnote d: "Required only for buildings and structures with a grade plane at or above 7,000 ft (2,134 m) elevation." Manitou Springs sits below 7,000 ft, so this table cell is conditional for most construction in the city (same regional determination documented for the Pikes Peak Regional Building Department itself).
About ice & water barrierImpact-resistant roofing
Not required — No provision of the 2023 Pikes Peak Regional Building Code mandates Class 4 / UL 2218 impact-resistant roof coverings. The full 133-page code (not merely its amendment list) was reviewed and contains no such provision.
Wind design criteria
Manitou Springs building code is enforced through the city's contract with the Pikes Peak Regional Building Department (PPRBD). Section RBC303.4.2 of the 2023 Pikes Peak Regional Building Code (which adopts the 2021 IRC by reference) deletes and replaces Table R301.2, printing: Wind Design Speed 130 mph, Exposure C (min); Topographic Effects "NO"; Special Wind Region "YES"; Windborne Debris Zone "NO"; Seismic Design Category "B". The PPRBD preface names Manitou Springs as one of its participating municipalities.
Roof layer limit / recover
"Section R908.3.1 Roof-recover. Delete." (2023 Pikes Peak Regional Building Code, Sec. RBC303.4.73) -- the IRC's roof-recover allowance is removed from the code enforced in Manitou Springs, so full tear-off of existing roof coverings is required for asphalt shingle re-roofs. Two exceptions are added at R908.3 (Sec. RBC303.4.72): complete/separate roofing systems such as standing-seam metal that transmit roof loads directly to the structure without relying on the existing roof for support do not require removal of existing coverings; and metal panel, metal shingle, or concrete/clay tile coverings may be installed over existing wood shake roofs per Section 908.4.
Sales & use tax
9.03% combined (state 2.9% + El Paso County 1.23% + Pikes Peak Rural Transportation Authority 1% + City of Manitou Springs 3.90%). The January 2026 DR 1002 prints Manitou Springs's city row at 3.90% with a 3.80% use tax; this corrects an earlier 8.73% figure built on the 3.60% rate printed in the June 2019 edition. Construction-materials use tax is administered separately by each layer: city 3.80%, county 1.23%, and PPRTA 1%, each applying to motor vehicles and building materials.
Local roofing hub
Roof permits nearby — El Paso County
Related guides
The City of Manitou Springs contracts with the Pikes Peak Regional Building Department for enforcement of the International Building Code and building permit services including plan review and inspections. The city Planning Department additionally requires its own Property Improvement Permit before a PPRBD building permit can be issued.
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