Denver requires a building permit for every new egress window.1 The city fee follows the job's value: $35 for the first $2,000, plus $8 for each added $1,000 up to $25,000, plus a plan review fee of half that.2 The cut, window, well and trim are priced at your estimate, because wall type, well depth and drainage change with every house. On Front Range soil, settle drainage before anyone cuts.
TL;DR
- Every new egress window in Denver needs a building permit. Swapping glass or a frame in the same opening doesn't, unless the house is a landmark or sits in a historic district.1
- City fees are small next to the build. At an example valuation of $10,000, our math on the published schedule works out to $188.50 in building, plan review and zoning fees.2
- The build price turns on the foundation cut, the header, the well and how the well drains. Ask for each one as its own line.
- Historic properties need landmark approval before the building permit, with extra photos and drawings.34
- Keep the permit in your contractor's name and hold the final payment until inspections pass.3
What drives the cost of an egress window in Denver?
Most of the cost is the build. Your contractor cuts a bigger opening in the foundation wall, frames it with a header, digs and sets a well, plans how that well drains and finishes the inside. Each step changes with your wall, your yard and your soil, so the total is priced at your estimate.
Denver's permit application asks for the size of new windows and headers, plus any construction that cuts into walls.1 The opening is structural work, and the drawings have to show it.
| Line item | Why it moves the price | What to ask |
|---|---|---|
Foundation cut and header | A new or wider opening changes the wall. Denver asks for a framing plan with header information.1 | Who designs the header, and are the drawings sealed? |
Window unit | Size, opening style and frame material all change the price. | Make, model and clear opening size |
Window well | A deeper or wider well means more digging and more soil to haul away. | Well material, width and depth |
Well drainage | Gravel, a drain line or a small sump each cost differently. | Where the water goes |
Inside finish | Drywall returns, trim and the sill finish the opening. | What's included on the inside |
City fees | Building, plan review and zoning fees scale with valuation.2 | Who pays them and whether they're in the quote |
Landmark review | Historic properties need extra photos and drawings.4 | Whether your house is in a historic district |
Sewer and drainage permit | It may apply in a floodplain or when digging within two feet of the sewer line.1 | Where your sewer line runs |
If an architect or engineer prepares your drawings, Denver requires their seal on each page.3 Design time is a real line on some quotes, so ask about it early.
Denver permit fees at example valuations
The city charges by the value of the work. From $2,001 to $25,000, the building permit is $35 for the first $2,000 plus $8 for each added $1,000 or part of one.2 The plan review fee on that range is listed as 50%.2 A zoning construction permit from $2,001 to $50,000 is $35 plus $0.50 per $1,000 of valuation.2
We worked that schedule through at four example valuations, so the figures below are our arithmetic from the city's rates. The valuations show the math. They aren't prices for the work.
| Example valuation | Building permit | Plan review | Zoning permit | Total |
|---|---|---|---|---|
$5,000 | $59.00 | $29.50 | $37.50 | $126.002 |
$10,000 | $99.00 | $49.50 | $40.00 | $188.502 |
$15,000 | $139.00 | $69.50 | $42.50 | $251.002 |
$50,000 | $420.00 | $210.00 | $60.00 | $690.002 |
Treat these as a guide. Different departments assign fees to a project as it moves through review.2 The city's Admin 138 policy explains how it sets project valuation, so your final number can differ.2 Denver also asks for an optional $25 contribution on residential permits, and you can opt out.2
When the window is part of a basement finish
If the window is for a new basement bedroom, it's usually part of a full finish. A basement finish in metro Denver runs $30,000 to $90,000. At that scale the window's fees fold into a bigger valuation. The $50,000 row above falls inside that range and shows how the fees grow.
Ask your contractor whether the window goes on the same permit as the finish. For the full project picture, see what finishing costs in Denver. Our national guide to basement egress windows covers the window itself in more depth.
What does Denver's permit require for an egress window?
You apply online through Denver's e-permits system and choose "Building Log" as the permit type. The upload includes a scaled site plan with a north arrow, a floor plan with every room labeled, dimensioned elevations and header details for the new opening. Historic properties need a landmark certificate first. Your contractor pulls the permit and books the inspections. If the window comes with a full finish, our guide to basement permits in Denver covers the rest of the paperwork.
Step 1: Check for landmark or historic district status
Any exterior project on a designated landmark or in a historic district needs a certificate of appropriateness.1 Denver says to get it before you submit the building permit application.3 Landmark staff review egress windows to check they fit the design standards for the property.4
Landmark review asks for more than a standard permit. Photos must be at least 300 dpi or at least 4 by 6 inches, labeled with compass directions.4 The drawings need detailed sections at the egress window and window well.4 Enlarged elevations must show the area where the window and well will go.4
Step 2: Apply in e-permits
For building, zoning and sewer permits, the city says to select "building log" when asked for a permit type.1 File only that application. Denver starts the sewer and drainage review on its own once the building permit application arrives.3
Step 3: Upload the drawings
Denver lists what to send.1
- A site plan drawn to scale, with the scale and a north arrow
- Labels and dimensions for lot lines, nearby streets and alleys, and existing structures and driveways
- The proposed work, including new window and header sizes and any cutting into walls
- A framing plan with header information, if it applies
- Energy code compliance
- A floor plan labeling all existing and proposed rooms
- Building elevations with dimensions
Step 4: Add trade and sewer permits if the job needs them
A new outlet or light in the finished room may need an electrical permit. Trade permits can be applied for at any time, and most are issued online as quick permits.1 If a sewer and drainage permit applies, the site plan must also show the size, type and location of water, storm sewer and sanitary sewer lines.1
Step 5: Pass inspections
Permit fees cover the customary inspections.2 A failed inspection costs more. Reinspections are charged at $100 per hour.2
Can you pull the egress window permit yourself in Denver?
Yes, if you own and live in a single-family home. Denver lets owner-occupants apply without a contractor, and general construction work needs no exam.3 You must live in the home for at least a year after the work is finished. The person holding the permit is responsible for the work it covers.3
The rules are strict. The permit must be for a single-family home, and the city won't issue one for an accessory dwelling unit, townhome, condo or duplex.3 You must show a photo ID that matches the city's property records.3 Electrical, plumbing and HVAC work need an exam first, and a state license can stand in for the electrical or plumbing exam.3
Cutting a foundation wall is structural work. Even if you pull the permit yourself, have a licensed contractor do the cut, with an engineer-designed header. Denver also warns against contractors who want the permit in your name, because the permit holder is legally responsible for bringing the job up to code.3 If a contractor asks you to hold the permit, treat that as a warning sign.
How should an egress window well drain on Front Range soil?
Give the water a planned way out of the well before the window goes in. Colorado's swelling soils can damage houses, and the damage can build slowly over time.5 A new well is a deep hole against your foundation. Your contractor should say in writing how the well drains, where the water goes and how the yard slopes.
The Colorado Geological Survey calls swelling soil a common and sometimes serious problem in Colorado.5 Its homeowner guide covers construction, landscaping and home maintenance.5 Swelling soil expands as it takes on water, and an egress well collects rain, snowmelt and runoff right beside the wall you just cut.
Here's what a sound plan usually covers:
- A drained base. The bottom of the well needs gravel and a way to shed water. That might be a drain line tied into the footing drain, a line to a sump, or a small pump in the well itself.
- Grade that falls away. Soil around the well should slope away from the house, so runoff doesn't pour in.
- Downspouts moved. A downspout next to a new well will fill it. Move it or extend it.
- A cover. A clear cover keeps snow and leaves out and still lets in light. Make sure it opens easily from inside.
Dig the well where the lines allow. Denver may require a sewer and drainage permit when digging within two feet of the sewer line.1 If you already see wall cracks or water in the basement, have a structural engineer or waterproofing contractor look before the cut. Fixing water first costs less than fixing it behind new drywall.
What a good egress window quote shows
A good quote lists each part of the job so you can see what you're paying for. It names the opening size, the window model, the well size and material, the drainage method, the header design, the inside finish and who pulls the permit. Anything missing is a question to ask before you sign.
Check the quote for these lines:
- Clear opening size and window make and model
- Header design, and whether an engineer seals the drawings
- Well material, width and depth, plus the cover
- How the well drains and where the water goes
- Soil and concrete haul-off
- Inside finish: drywall returns, trim and sill
- Permit, plan review and any landmark drawings, and who pays each fee
- Inspection sign-off before the final payment
Denver's own hiring advice fits here. Check that your contractor holds a current Denver contractor's license.3 Never pay cash.3 Hold the final payment until building inspections are approved.3
Include the escape opening in your Denver basement finishing plan. For an existing finished room, see Denver basement remodeling. Our service-area guide and Denver metro page cover local planning information.