Wildfire Resiliency Codes: What They Mean in Pagosa

Wildfire is part of life in Pagosa Springs, and the rules around building for it just changed. If you own a home, plan to remodel, or want to buy land, you need to know how Colorado’s new wildfire resiliency code will apply to your property. This guide breaks down what changed, where it applies, and how to prepare without guesswork. Let’s dive in.

What changed in 2025

Colorado created a Wildfire Resiliency Code Board that finalized the 2025 Colorado Wildfire Resiliency Code, with a statewide effective date of July 1, 2025. The law behind the board came from state legislation that directs how the code is developed and adopted. You can review the board’s materials on the state site and the enabling statute for context. State WRCB page and SB23‑166 summary.

Local governments with wildland urban interface, or WUI, areas must adopt a local code that meets or exceeds the state minimums. Archuleta County publicly stated it intended to adopt by October 1, 2025 and begin local enforcement with new permitting procedures as early as January 1, 2026 if adoption and implementation are completed. See local reporting for details. Archuleta County update.

Where the code applies in Pagosa Springs

The code targets structures and their defensible space within mapped WUI areas. Archuleta County will finalize local WUI maps that determine which parcels are covered. The state site hosts statewide materials and mapping references, and the county will publish its own maps and ordinance when adopted. Colorado WRCB resources.

Inside the Town of Pagosa Springs, the town currently uses its adopted 2015 International Codes with local amendments. Town and county rules can differ, so confirm the property location and the permitting authority before planning a project. Town Building Division contacts and codes.

Projects that trigger the rules

The statewide framework focuses on new construction and significant exterior work. Local ordinances use clear thresholds to decide when wildfire requirements apply at permit review. Common triggers in Colorado’s statute and guidance include:

• New home construction on a parcel mapped in the WUI.
• Additions or exterior alterations that affect 25% or more of the exterior surface area.
• Expanding the footprint by 500 square feet or more.
• Adding a wooden deck or similar combustible attachment.
• Roof replacements or exterior repairs that meet local thresholds set by ordinance.

Interior-only work is generally excluded. Always verify triggers and thresholds with the local permit office during pre-application. Colorado statute reference.

What the code requires

The code is a system. It addresses how you build, how you maintain space around the home, and how emergency responders can access your property.

Roofs and openings

Your roof is critical. Class A fire-rated roof coverings are widely emphasized, and ember-resistant details around vents, eaves, and soffits are common requirements. Metal mesh screening at 1/8 inch and listed ember-resistant vents are standard solutions. CSFS wildfire mitigation basics.

Walls, windows, and siding

Expect ignition-resistant or noncombustible exterior materials, plus details like proper clearances where siding meets grade. Many best-practice guides recommend tempered or double-pane glazing to help resist heat and embers. ICC WUI Code overview.

Decks and attachments

Decks can ignite and spread fire to the home. New wooden decks often act as a trigger for wildfire standards, and local rules may require noncombustible decking or enclosure of the underside. ICC WUI Code overview.

Defensible space

Most programs use concentric zones around the home:

• Zone 0, 0 to 5 feet. Keep this noncombustible by using hardscaping, clearing debris, and moving woodpiles away.
• Zone 1, 5 to 30 feet. Keep it lean, clean, and green by reducing continuous fuels and trimming vegetation.
• Zone 2, 30 to 100 feet. Thin and space vegetation to reduce fire intensity. Steeper slopes may require more distance.

See research-backed guidance on how to set up these zones. Defensible space guide.

Access, water, and inspections

Local rules may include driveway access, visible addressing, turnarounds, and water supply requirements in higher hazard areas. Plans must document compliance and pass inspections, and jurisdictions will use checklists during permitting. ICC WUI Code overview and state WRCB resources.

What this means for Pagosa buyers and sellers

If you are buying

• Confirm jurisdiction. Is the property in town limits or unincorporated Archuleta County? Codes and maps differ. Town Building Division contacts.
• Ask if the parcel is in a mapped WUI. This determines whether wildfire rules apply to new projects. Colorado WRCB resources.
• Review permit history. Look for roof replacements, decks, and exterior additions that may have required wildfire compliance. Copies of permits and approved plans are the best proof. Statutory triggers overview.

If you are selling

• Plan exterior work carefully. Roof replacements, large decks, or additions may now trigger wildfire standards and additional permitting.
• Disclose what you know. Share permits and documentation for any exterior improvements tied to wildfire compliance. Buyers will ask about this.
• Watch local timelines. Archuleta County signaled adoption by October 1, 2025 with potential enforcement beginning January 1, 2026 once implementation is in place. Local update.

If you are remodeling or building

• Expect wildfire review. Permit reviewers will check WUI applicability and look for details on roofs, vents, decking, siding, and defensible space.
• Budget realistically. Research indicates building new to wildfire standards often increases costs by a modest percentage, frequently less than 10 percent, while retrofit costs vary by scope. Cost research.
• Submit complete plans. Clearly show how your design meets local wildfire requirements when a project crosses statutory thresholds. Statutory triggers overview.

A quick homeowner checklist

• Verify jurisdiction and WUI status for your parcel before starting any exterior project.
• If in the WUI, plan for Class A roofing, ember-resistant vents, and ignition-resistant siding on applicable projects.
• Establish Zone 0 by the house and keep roofs and gutters free of debris.
• Evaluate decks and attachments for ember exposure and consider enclosure or noncombustible materials.
• Keep records of all permits and approvals for future buyers.

Grants and local resources

• Colorado State Forest Service offers guidance and competitive grants that support mitigation work. Program availability changes, so check the latest updates. CSFS grants and news.
• For state code text, adoption materials, and mapping references, start here. Colorado WRCB resources.
• For properties inside town limits, confirm current codes and contacts. Town Building Division.

Ready to align your next move with Pagosa’s wildfire resiliency rules and today’s market? Let’s build a clear plan that protects value and keeps your timeline moving. Connect with Jeremiah Aukerman - eXp Realty Luxury for practical, step-by-step guidance.

FAQs

Do the new wildfire rules force existing Pagosa homes to retrofit?

• No. The statewide framework focuses on new construction and significant exterior changes. Voluntary upgrades are encouraged, but interior-only work is generally exempt. Confirm specifics with the local building department. Statutory overview.

Will a roof replacement trigger wildfire code requirements in Archuleta County?

• It can, depending on local thresholds in the adopted ordinance. Expect Class A roofing in mapped WUI areas when a roof project meets trigger levels. Always verify with the permit office before you start. Statutory overview.

How do I know if a Pagosa Springs parcel is in the WUI?

• Check state materials for context and confirm with the county or town once local WUI maps are published. These maps determine where wildfire requirements apply. State WRCB resources.

Which projects most commonly trigger the code in Colorado?

• New builds in the WUI, additions or exterior work affecting 25 percent or more of the exterior surface, footprint increases of 500 square feet or more, and new wooden decks are common triggers. Statutory overview.

What will wildfire-ready construction add to my budget?

• Research shows new construction to wildfire standards often adds a modest percentage, frequently less than 10 percent, while retrofit costs vary widely by scope. Plan line items for Class A roofing, ember-resistant vents, and ignition-resistant materials. Cost research.