Rebuilding Information | City of Louisville, CO

For rebuilding permit information and resources from the Marshall Fire within the Community Development Department click here.

Updated: September 4, 2024

Keeping our neighborhoods safe & attractive

In an effort to ensure safe and well-maintained neighborhoods, the City has resumed enforcement of maintenance standards for undeveloped lots within the Marshall Fire rebuild areas. This does not apply to property owners currently in the process of rebuilding on their lots or who have applied for a building permit. The purpose of this change is to help these neighborhoods transition from construction zones to residential areas for those moving back home. If a property has not started the process of rebuilding, they must comply with the following standards:

If you intend to rebuild but will not be able to apply for a building permit by the end of 2024, please send an email to NHodges@LouisvilleCO.gov with documentation that you have started the rebuilding process and the approximate date you intend to apply for a building permit.

If you are not rebuilding, you are required to maintain your property according to the Lot Maintenance standards listed below.

All excavated areas must be restored to a natural grade. This includes removing dirt stockpiles and filling in excavated areas of lots.
Any graded or disturbed portions of the property must have erosion controls in place until 80% vegetative cover is established. This is an ongoing expectation. If you choose to seed your lot to establish vegetation via hydro-mulching, hydro-seeding or seed stapling, experts list Spring and Fall as the time to seed. Preferably before snow or rain is expected.
Ensure vegetative growth and weeds are kept cut down. The City recommends that you hire a contractor to cut down the vegetation once established on a regular two-week basis during the growing season or as needed if you are not able to do it yourself. Residential vegetation must be kept to a maximum 6-inch height.
Vacant lots must be clear of debris, dead trees, dead bushes, dead grasses, landscaping, trash, and other construction materials and waste. If you are unsure if your tree is dead, it’s recommended to contact a certified arborist to confirm a tree’s status and to mitigate dead branches.
Erosion controls will disintegrate over time. They must be maintained continuously year-round until 80% vegetative cover is established.

If contractors are staging on your property, they will need to apply for a Staging Permit for their rebuild address. The City of Louisville has created a no-cost permitting process for contractors that are staging or plan to stage on a vacant lot. If you are allowing a contractor to stage on your property, you will need to provide them with authorization as part of that permit on a form that the City will provide. This permitting requirement will help ensure reasonable and safe standards for how these lots are maintained and ensure that they are remediated after the builder is done utilizing the property.

We greatly appreciate your cooperation in ensuring safe and well-maintained neighborhoods as the community continues its recovery. Please contact Nancy Hodges, Community Services Officer at 720-355-5041 if you have any questions or concerns about any of the information contained here.

Utilities Rebuild Information

As you get closer to moving back home, check out our Utility Services Move-in Checklist.

Water and sewer billing

Monthly billing for minimum fees plus water and sewer usage begins when your water meter is installed, even if you don’t yet occupy the property. Homeowners should work with their contractors to determine the appropriate time in which the property’s water meter should be set. Meters are typically set within 7 days upon request to the City. If you have any questions, please contact the City at 303.335.4501 or visit LouisvilleCO.gov/UtilityBilling.

Restarting Republic trash, recycling & compost service

Having solar issues with Xcel?

Telecommunications

Updated 7/31/23

For updates on restoration/repair locations and schedules, visit the Construction Updates page and scroll down to Marshall Fire Dry Utility Rebuild.

Xcel Customer Assistance

To assist customers with property loss and answer questions, please contact the Xcel Energy Community Recovery Line at 866-672-3834.

If a property is a total loss, Xcel has stopped service on the customer's behalf. For properties that have been lost, Xcel will retroactively make the final effective day of service on December 29, 2021. Customers can call Xcel to resume service at a rebuilt property or a new address it is within their service territory.

If a residential or commercial property was destroyed in the Marshall Fire, Xcel has placed a hold on the customer's account for at least 30 days to ensure the account is not considered past due.

Comcast Customer Assistance

For customers who have lost their homes, please call 1-800-XFINITY (1-800-934-6489) and press 1, where you will be directed to support agents who can help disconnect, pause service and/or retain use of their Xfinity apps without recurring charges.

CenturyLink Customer Assistance

You can contact CenturyLink at 1.800.963.6665 (M-F 8 AM-6 PM local time) with requests for assistance and questions.

Post Office

Utilities Restoration Schedule

Vacant Lot Information

Be prepared for vacant lot Boulder County property tax changes

The Boulder County Assessor’s Office is required to determine property classification on January 1, 2025. Marshall Fire impacted property owners with an ‘empty lot’ (vacant residential land) on January 1, 2025, may be able to retain the residential vacant land assessment rate until January 1, 2027, if they can provide documentation that a good-faith effort was made to construct a new residential improvement and that additional time is necessary.

When residential improvements are destroyed due to a natural cause, e.g., fire, flood, tornado, etc., the residential land classification shall remain in place for the year of destruction and the two subsequent property tax years. If the assessor determines there is evidence the owner intends to rebuild or locate a residential improvement on the land, the residential land classification may remain in place for additional subsequent tax years, not to exceed a total of five subsequent property tax years, unless the property owner provides documentation to the assessor that a good-faith effort was made to construct a new residential improvement and that additional time is necessary, § 39-1-102(14.4)(b), C.R.S.

The Boulder County Assessor’s Office considers the first year of destruction for Marshall Fire properties to be tax year 2022.

Current Residential Land Assessment Rate: 6.7%

Current Vacant Land Assessment Rate: 27.9%

Example scenarios that could be interpreted as a good-faith effort to rebuild:

Have you had meetings with a builder/developer?
Are you in a holding pattern due to a lawsuit?
Are you working on financing with a bank?
Do you have an architect and/or an architectural drawing for the new home?
Do you have permits?

You may have other ways to establish intent. Unsure? Call us. We will work with you.

Send documentation to:

Email: assessor@bouldercounty.gov

Mail: PO Box 471 Boulder, CO 80306-0471

Come by the office: 1325 Pearl St., 2nd floor Boulder, CO 80302 M-R 7:30am-5:00pm

Deadline: December 31, 2024

Reference in correspondence: Marshall Fire, Good Faith Effort to Rebuild Documentation.

Vacant lot staging permits

The City held a required informational meeting with general contractors on September 19, 2023 to explain and outline the new vacant lot staging permit. This permit process replaces trespass agreements and will enable the City to maintain safety as residents return to neighborhoods with active construction still underway. All builders utilizing a vacant lot for staging and/or storage of construction materials must apply for the new permit.

Other Rebuild Information

Repair Permits Dashboard

Rebuilding Impacts on Neighborhoods

Information on Building Permit Fees/Taxes

High Performance Homes

Are you planning to rebuild a fence?

Accessing open space during your rebuild

Grading inspections

The City of Louisville requires a grading inspection on rebuild properties to be passed prior to the Certificate of Occupancy is issued. It is highly recommended to schedule and pass the grading inspection prior to landscaping your property to avoid any removal/rework. Please call 303.335.4808 or email PWorks@LouisvilleCO.gov to schedule the grading inspections. Your builder is responsible to grade according to the plans submitted. Please communicate with your landscape company where they may store materials during installation per the City's right of way and stormwater requirements.

If you have any questions, please contact Public Works at 303.335.4608 or PWorks@LouisvilleCO.gov regarding grading or contact Nancy Hodges at 720.355.5041 or NHodges@LouisvilleCO.gov for general inquiries.