How Denver Handles Accessory Structures: A Practical Guide

Denver maintains 204 local ordinances across all categories, and 9 of those deal specifically with accessory structures. Here is a breakdown of what the city actually requires, what is prohibited, and where Denver falls on the strict-to-permissive spectrum compared to other cities.

Carport Rules

Denver treats carports as detached accessory structures under Denver Zoning Code Article 11 and the Denver Building Code: they generally require a building permit, must sit in the rear 35% of the zone lot, and follow zone-specific height, setback, and lot-coverage limits.

Key details: Zoning Reference: DZC Article 11 / 11.12. Building Permit: Required above exemption thresholds. Location: Rear 35% of zone lot. Footprint (under 6,000 sf lot): Up to 650 sq ft. Footprint (over 7,000 sf lot): Up to 1,000 sq ft.

Building a carport outside the rear 35% area, exceeding zone-specific size, height, setback, or lot-coverage limits, or skipping the building permit can result in stop-work orders, code-enforcement citations, and required removal or relocation of the structure.

Tiny Homes

Denver permits tiny homes as permanent dwellings only when built on a permanent foundation and meeting Denver Residential Code Appendix AQ (Tiny Houses), which defines a tiny house as 400 sq ft or less excluding lofts. Tiny homes on wheels are not allowed as principal dwellings in residential zones, but Temporary Managed Communities (the rebranded tiny home village rules under Denver Zoning Code Article 11) allow grouped tiny structures for transitional housing on approved sites.

Key details: Tiny House Definition: <=400 sq ft excluding lofts (Appendix AQ). Min Ceiling Height: 6'8" habitable / 6'4" bath & kitchen. Loft Minimum: 35 sq ft, 5 ft min horizontal. TMC Site Duration: Up to 4 years in same location. Zoning Permit Validity: 180 days to obtain building permit/CO.

Occupying a tiny home that lacks a certificate of occupancy, or operating a tiny home village without an approved TMC zoning permit, is a zoning violation enforced by Community Planning and Development. CPD issues a notice of violation; continued non-compliance can lead to stop-work orders, daily civil penalties under Denver Revised Municipal Code, and orders to vacate. A zoning permit for a TMC also lapses if building permits or a CO are not obtained within 180 days, forcing reapplication.

ADU Impact Fees

Denver's Affordable Housing Impact Fee (DRMC Sec. 27-150) and Transportation Impact Fee (DRMC Sec. 56-2) are waived for ADUs under 1,000 sq ft in many districts under Council Bill 23-0739 and Mayor's Executive Order to support ADU production. Standard SDDP plan-review fees, building-permit fees, and Denver Wastewater and Water Department connection charges still apply.

Key details: AH Impact Fee: Waived under 1,000 sf. Transportation Fee: Waived under 1,000 sf. Typical Permit Fees: $3,500-$5,500. Water/Sewer: Always applies. Code Section: DRMC 27-150; 56-2.

Failure to pay required permit and connection fees blocks issuance of the certificate of occupancy. Unpaid wastewater SDF becomes a lien on the property under DRMC 56-114. Misstating ADU square footage to dodge proportional impact fees is a permit-fraud violation under DBC 110.5 — penalty up to $999 per occurrence plus investigation fees.

If you are coming from a city with tighter rules, you will find Denver gives residents more flexibility on adu impact fees.

ADU Owner Occupancy

Denver does NOT require owner occupancy for ADUs. The 2024 citywide ADU rezone (Council Bill 23-0739) eliminated all owner-occupancy requirements that had been part of earlier Denver Zoning Code provisions. DZC Article 11 use limitations explicitly allow non-owner-occupied ADUs in every residential zone.

Key details: Owner-Occupancy: Not required. Code Section: DZC Article 11.10. Removed By: Council Bill 23-0739 (2024). Deed Restriction: None. STR Caveat: STR license owner-occupied.

There is no penalty for non-owner-occupancy of an ADU. Violations of the Short-Term Rental Ordinance (operating an STR without owner-occupancy or licensing) are separate offenses under DRMC 33-380 with fines up to $999 per day. Operating an unlicensed multi-unit rental violates DRMC 32-330 (Residential Rental License) with $150-$999 daily penalties.

Denver is more permissive than most cities when it comes to adu owner occupancy. That said, there are still limits.

ADU Rental Restrictions

Denver permits long-term ADU rental without minimum lease terms but restricts short-term rentals (under 30 days) to the operator's primary residence under DRMC Chapter 33, Article XI. An owner-occupied ADU may be the STR unit, but a non-primary-residence ADU cannot legally be rented for stays under 30 days. STR operators need a Business License and a Short-Term Rental License.

Key details: Min Rental Term: 30 days (non-primary). STR Trigger: Under 30 days. Primary Residence Rule: DRMC 33-378. Lodgers Tax: 10.75%. STR License: $25/year.

Operating an STR without a license violates DRMC 33-388 — civil penalty up to $999 per occurrence per day. License denial or revocation for primary-residence-rule violations. Platforms (Airbnb, VRBO) require a Denver STR license number to list; non-compliant listings are removed under DRMC 33-394 platform-accountability rules.

This is one of the stricter rules in Denver's municipal code. If you are unsure whether your situation complies, it is worth checking with the city before proceeding.

ADU Permits

Denver permits Accessory Dwelling Units citywide following the 2024 ADU rezoning under Denver Zoning Code (DZC) Articles 4 and 11. ADUs are allowed by-right in all single-unit zones with administrative review by Community Planning and Development (CPD). Applications go through ePlan; CPD targets a 6-8 week turnaround for compliant submittals.

Key details: Code Section: DZC Articles 4 & 11. Allowed Zones: All single/two unit + row house. Max Size: 864 sf footprint / 1,000 GFA. Max Height: 24 ft detached (typical). Review Type: Administrative, no hearing.

Building an ADU without permits violates DRMC Section 10-93 — civil penalties of $150-$999 per violation per day. CPD issues a stop-work order and Notice of Violation; the owner must pay double permit fees ('investigation fee' equal to the permit fee) under DBC 108.6 plus daily fines. NOVs are recorded against title and disclosed in real-estate transactions.

The rules around adu permits in Denver lean permissive, but that does not mean anything goes.

Garage Conversions

Denver allows garage-to-ADU conversions in most residential zones since the 2023 zoning update. Building permits required. Converted garages must meet ADU standards including fire safety and egress.

Key details: Garage-to-ADU: Allowed in most zones (2023 update). Building Permit: Required. Standards: Must meet full ADU building code requirements. Utilities: Must share connections with primary home. Apply Via: Denver CPD.

Unpermitted garage conversions require permitting after-the-fact or removal. Fines apply.

Shed Rules

All Denver sheds require a zoning permit. Sheds over 8 feet tall or over 200 sq ft also require a building permit. Each property is limited to one shed plus one accessory structure.

Key details: Zoning Permit: Required for all sheds. Building Permit: Required if over 8 ft tall or 200 sq ft. Property Limit: One shed per property. Living Quarters: Not permitted in sheds. Apply Via: Denver CPD (720-865-2710).

Unpermitted sheds subject to notice of violation and required permitting or removal.

ADU Rules

Denver allows ADUs by right in all residential zones since 2023 zoning updates. No owner-occupancy required as of state HB 24-1152 (effective June 2025). ADUs capped at 1.5 stories / 24 ft height.

Key details: ADU Allowed: All residential zones (by right since 2023). Owner Occupancy: Not required (HB 24-1152, June 2025). Max Height: 1.5 stories / 24 feet. Rear Setback: 5 feet minimum. STR in ADU: Generally prohibited.

Building ADU without permits results in stop-work orders and fines. Unpermitted ADU conversions may require removal.

Denver is more permissive than most cities when it comes to adu rules. That said, there are still limits.

The Bottom Line

Compared to many U.S. cities, Denver gives residents more room on accessory structures. 4 of the 9 rules here are rated permissive. But permissive does not mean unregulated. There are still requirements, and the city does enforce them when violations are reported.

Keep in mind that Denver can amend these rules at any council meeting. For the most current version of any rule mentioned here, check the specific ordinance page, where we track updates as they happen.