Accessory Structures in Aurora, CO: What Residents Actually Need to Know

If you live in Aurora or are thinking about moving there, accessory structures are one of those things you probably won't think about until they affect you directly. Aurora has 9 specific rules on the books covering different aspects of accessory structures, and some of them might surprise you.

Tiny Homes

Tiny homes on foundations are treated as ADUs or primary dwellings in Aurora; tiny homes on wheels are generally limited to licensed RV parks.

Key details: On foundation: Allowed under IRC Appendix Q. On wheels: RV parks only. Min size: Per IRC Appendix Q. Utilities: Full hookups required.

Specific penalty amounts for this ordinance are not published in a publicly accessible fine schedule. Contact [Aurora code enforcement](https://www.auroragov.org/residents/permits___licenses/building_permits) directly for current fines, enforcement procedures, and hearing options.

Compared to other cities, Aurora takes a harder line on tiny homes. The enforcement and penalty structure reflects that.

ADU Rules

Aurora allows accessory dwelling units on single-family lots per UDO Section 146-4.7.6, with owner-occupancy and size caps tied to the primary dwelling.

Key details: Max size (detached): Up to 1,000 sq ft. Owner occupancy: Required on primary or ADU. Permit: Building permit required. HOA: CCRs may further restrict.

Specific penalty amounts for this ordinance are not published in a publicly accessible fine schedule. Contact [Aurora code enforcement](https://library.municode.com/co/aurora/codes/code_of_ordinances) directly for current fines, enforcement procedures, and hearing options.

Carport Rules

Aurora treats carports as accessory structures subject to setbacks, height limits, and building permits when attached or over 120 square feet.

Key details: Attached carport: Permit required. Setbacks: Follow accessory structure rules. Fabric canopies: Often restricted. HOA: May prohibit metal carports.

ADU Owner Occupancy

Aurora's current short-term rental rule in Aurora City Code 146-3.3.6 limits short-term rental of an ADU to property owners who are living in the primary dwelling - effectively an owner-occupancy condition tied to STR use. Long-term rental of an ADU does not require owner occupancy under the existing code. Colorado HB24-1152, operative June 30, 2025, preempts owner-occupancy requirements on ADUs in subject jurisdictions like Aurora; the city is amending the UDO to comply.

Key details: Long-Term Owner Occupancy: Not required. STR Owner Occupancy: Required (current UDO). State Preemption: HB24-1152 (eff. 6/30/2025). Deed Restriction: Not currently recorded. Aurora UDO Update: Drafting 2025-2026 amendments.

Renting an ADU as a short-term rental without occupying the primary dwelling is a violation of UDO 146-3.3.6 prosecuted in Aurora Municipal Court with fines up to $2,650 per day under Aurora City Code 1-13. Code Enforcement uses Airbnb and Vrbo listing data, neighbor complaints, and short-term rental license records to identify violations. Long-term rental without owner occupancy is permitted and not enforced.

ADU Impact Fees

Aurora collects development impact fees for new dwelling units under Aurora City Code Chapter 138 (Development Fees). ADU permits trigger building permit fees, plan-review fees, Aurora Water tap fees, and use-tax on construction materials. The city has not adopted a per-unit ADU surcharge or a low-income waiver. State law HB24-1152 allows local governments to keep impact fees on ADUs but encourages waivers for small or affordable units; Aurora is studying fee structures as part of the post-2025 UDO update.

Key details: Building Permit Fee: Scales with valuation (City Code 22-87). Water Tap Fee: $14k-$18k separate meter; $0 shared. Use Tax: 3.75% of materials. Categorical ADU Waiver: Not adopted (under review). School Impact Fee: $0 (not authorized in CO).

Permits will not issue until fees are paid in full. Construction without payment is a misdemeanor under Aurora City Code Chapter 22 prosecuted in Municipal Court with fines up to $2,650 per day. Unpaid use-tax is collected through liens. Connecting to Aurora Water without paying the tap fee can result in service termination and a $500-$1,000 reconnection charge plus all unpaid fees.

ADU Permits

Aurora regulates detached accessory dwelling units under Unified Development Ordinance Section 146-3.3.6 (Accessory and Temporary Uses). Only one ADU is allowed per single-family detached dwelling and the ADU must be detached - attached or interior ADUs are not permitted under current city code. Plan review goes through the Building Division at the Aurora Municipal Center with a building permit, zoning sign-off, and trade permits. State law Colorado HB24-1152 (effective June 30, 2025) preempts Aurora's existing restrictions and requires an administrative approval pathway, prompting the city to draft UDO amendments tracked at engageaurora.org/zcu.

Key details: Governing Section: UDO 146-3.3.6 (Detached ADU). Units per Lot: One ADU per single-family. Detached Only: Yes (attached not permitted). Max Height: 24 ft. State Preemption: HB24-1152 (eff. 6/30/2025).

Building an ADU without a permit is a municipal violation under Aurora City Code Chapter 22 (Building Code) and UDO 146-5.6.2 (Enforcement), prosecuted in Aurora Municipal Court with fines up to $2,650 per day per offense under Aurora City Code 1-13. Code Enforcement typically issues a Stop Work order, requires after-the-fact permitting at doubled fees, or removal of unpermitted construction. Unpermitted electrical or plumbing work must be exposed for inspection.

ADU Rental Restrictions

Aurora permits long-term rental of ADUs (leases of 30+ days) with no city license required beyond the ADU permit. Short-term rental of an ADU (under 30 days) is allowed only when the property owner lives in the primary dwelling, under UDO 146-3.3.6, and requires an Aurora STR business license and collection of the 8% Aurora lodger's tax plus 4.25% state lodger's tax. STRs without a license are a code violation. HB24-1152 will affect owner-occupancy conditioning beginning June 30, 2025.

Key details: Long-Term Rental: No license needed. STR License: Required (Tax & Licensing). Aurora Lodger's Tax: 8%. Colorado State Lodger's Tax: 4.25%. ADU STR Limit: Owner must live in primary structure.

Operating an unlicensed STR is a violation of Aurora City Code Chapter 86 (Business Licensing) prosecuted in Municipal Court with fines up to $2,650 per day. Failure to remit lodger's tax accrues interest, penalties, and personal liability for the operator. Renting an ADU as an STR without owner occupancy in the primary dwelling violates UDO 146-3.3.6 with similar penalty exposure. Aurora Code Enforcement actively monitors listing platforms.

Garage Conversions

Converting a garage to living space in Aurora requires a building permit, habitable-space code compliance, and replacement off-street parking under the UDO.

Key details: Permit: Building permit required. Code: 2021 IRC habitable standards. Parking: Replacement off-street spaces. HOA: Often restricts conversions.

Shed Rules

Aurora allows residential sheds under 120 square feet without a building permit, but zoning setbacks and height limits apply under the Unified Development Ordinance.

Key details: Permit exempt: Under 120 sq ft. Setback: Typically 3 ft side/rear. Height limit: 15 ft typical. HOA review: Often required separately.

If you are coming from a city with tighter rules, you will find Aurora gives residents more flexibility on shed rules.

The Bottom Line

Aurora's accessory structures rules are a mixed bag. Some areas are strict, others are relaxed, and the details matter. The best approach is to check the specific rule that applies to your situation rather than assuming Aurora is broadly strict or permissive.

This guide is based on Aurora's current municipal code. Local rules can and do change, so check the individual ordinance pages for the latest details, penalties, and FAQs.