Building permits, zoning and land rules in Bernalillo County, New Mexico

Bernalillo County requires a building permit before erecting, constructing, reconstructing, altering or changing the use of a building or structure in unincorporated areas¹. State rules require separate permits for general building, electrical, mechanical/plumbing and LPG work unless an exemption applies⁷. Limited residential exemptions include qualifying one-story detached accessory structures no larger than 120 square feet and fences no taller than 6 feet; separate trade permits and zoning approval may still be required⁸. New Mexico adopts the 2021 International Residential Code with state amendments, while county plan review also uses the Bernalillo County Building Ordinance^9,10. Unincorporated Bernalillo County charges an impact fee for new construction on vacant land and additions over 500 square feet¹. Ask Planning & Development Services for the county total: we could not confirm a county building-permit fee schedule, and CID fees apply where the state is the permitting authority^11,12,13.

Bernalillo County Planning & Development Services handles building permits, plan review and inspections in unincorporated Bernalillo County¹³. The office is at 415 Silver SW, Albuquerque, NM 87102; call (505) 314-0350 or email zoning@bernco.gov¹³. The inspection line is (505) 314-0351, and office hours are Monday through Friday from 8 a.m. to 4:30 p.m¹³.. For a homeowner permit, the applicant must apply in person and provide identity and ownership proof, signed instructions, a notarized acknowledgement of responsibilities, zoning approval, a floodplain determination, the approved application, required plans and documents, and applicable fees⁴. Ask the office for the current county total, including the impact fee for new construction on vacant land^1,13.

Inside Tijeras, village review and approval must precede construction or a building-footprint change; after approval, the owner must contact county Planning & Development Services for necessary building permits¹⁴. Septic permits inside Tijeras come from NMED³.

Yes. Bernalillo County's Comprehensive Zoning Ordinance and official zone maps cover the unincorporated area². The published atlas lists county districts and sector-development-plan subcategories, but it is for reference rather than exact measurements or legal descriptions⁵. Lot standards vary by district: the A-1 Rural Agricultural zone has a 1-acre minimum and the A-2 Rural Agricultural zone has a 2-acre minimum, while other districts may differ⁵. Bernalillo County also reviews subdivision applications under its Subdivision Ordinance, although the available source does not establish the thresholds or exemptions¹⁵. Ask Planning & Development Services to confirm the parcel's district, allowed use, dimensional rules and any subdivision review at (505) 314-0350 or zoning@bernco.gov¹³. We could not confirm district-specific setbacks, building height, lot coverage or minimum dwelling size; ask Planning & Development Services about the parcel¹³. Tijeras has its own zoning ordinance inside village limits; county zoning applies to unincorporated land^2,14. Septic oversight inside Tijeras remains with NMED³.

Bernalillo County Public Works regulates onsite wastewater in unincorporated Bernalillo County under the county Wastewater Ordinance³. For unincorporated land, contact the county Wastewater / Onsite Liquid Waste Program before fixing a house location or system design³. In incorporated portions, including Albuquerque, Los Ranchos de Albuquerque and Tijeras, NMED requires a septic permit for a new, replacement or modified onsite system³. NMED directs property-specific jurisdiction questions to its Albuquerque Field Office at (505) 222-9500³. The published NMED fee for a conventional system with design flow up to 1,000 gallons per day is $225; that schedule does not establish county septic fees on unincorporated land¹⁶. Under state rules, onsite-system approval must precede construction or modification of a dwelling on a lot requiring that system; confirm the applicable county process with Public Works^3,17. Only about 25% of county soils lack severe limitations for conventional septic drain fields, making a parcel-level site evaluation important¹⁸. Untreated liquid waste must enter an approved permitted system, treatment unit or public sewer, apart from qualifying graywater¹⁷. We could not confirm the complete county septic application and inspection process or a direct program phone number³.

RV housing rules in unincorporated Bernalillo County depend on the zoning district^19,20. In the R-1 Single-Family Residential zone, an RV used as dwelling quarters and served only by electricity for lighting is limited to 2 weeks in any calendar year¹⁹. In the A-2 Rural Agricultural zone, a park model travel trailer can be approved as a conditional use for up to 5 years; it must be the only dwelling on the property, meet A-2 requirements, have potable water, connect to a county-approved liquid-waste system and satisfy neighborhood-compatibility and maintenance conditions²⁰. We could not confirm a rule for other districts or for temporary camping on private land, so ask Planning & Development Services about the parcel's zoning before relying on an RV as housing¹³. New Mexico recognizes a tiny house as a dwelling with complete living facilities when it meets the residential code, is inspected and is placed on a permanent foundation; the state definition caps floor area at 400 square feet excluding lofts⁶. A tiny house that remains on a chassis with its permanent axle is treated as an RV instead⁶. County zoning still controls whether a residential use fits a parcel in unincorporated Bernalillo County⁵. We could not confirm minimum dwelling size; ask Planning & Development Services about the proposed tiny home¹³.

1. Ask Planning & Development Services to confirm the parcel's zoning district, allowed residential use, lot standard and whether a land division needs subdivision review^5,13,15.
2. Obtain zoning approval and a floodplain determination, then assemble ownership proof, plans, documents and applicable fees for an in-person homeowner application if you qualify⁴.
3. If the property needs a well, obtain a drilling permit from the New Mexico Office of the State Engineer before drilling²¹.
4. For onsite wastewater on unincorporated land, contact county Public Works before finalizing the house and drain-field locations^3,22.
5. Apply for the county building permit before covered work begins¹.
6. Request every required inspection, correct violations and arrange re-inspections⁴.
7. For new construction under a homeowner permit, pass the final inspection and obtain the certificate of occupancy before moving in⁴.

Start with zoning, legal parcel dimensions, subdivision history and wastewater feasibility. Bernalillo County's published zone atlas is not a substitute for exact measurements or a legal description, and sector-plan subcategories may add plan-specific details⁵. Only about 25% of county soils lack severe limitations for a conventional drain field¹⁸. The county averages 11.7 inches of precipitation a year and experiences severe drought in about 39.1% of years, so confirm the water source and realistic well capacity before closing¹⁸. A new well requires a drilling permit from the New Mexico Office of the State Engineer²¹. About 76.4% of county land has a slope of 15% or less, but parcel terrain can still constrain access, grading and septic placement¹⁸. If access connects directly to a state highway, New Mexico requires a state access permit before covered construction or modification²³. The median property-tax bill is about $2,544 a year, with an effective rate near 0.9%¹⁸.