Planning and Development
Maricopa County Planning and Development handles land use planning, zoning, building permits, development review, inspections, code compliance, and related services for property in unincorporated Maricopa County. This article explains which services the department provides, how to determine whether a county permit or planning process applies, how to use the Permit Center, how to search for permit and planning records, what information to prepare before contacting the department, and how to avoid common permitting, payment, inspection, and jurisdiction mistakes.
Planning and Development Services
The Maricopa County Planning and Development Department provides permitting and planning services intended to support safe and orderly development in unincorporated areas of the county. Its work includes land use planning and entitlement, building permit review and inspection, and code compliance.
The department's Planning and Development page serves as a central starting point for construction permits, planning services, code compliance, ordinances and codes, interactive maps, public records requests, department inquiries, and permitting updates.
One of the first questions for a property owner, contractor, applicant, or resident is jurisdiction. Planning and Development regulates residential and commercial development activity and land use within unincorporated Maricopa County. A property located inside an incorporated city or town may be governed by that municipality rather than the county for zoning or construction matters.
Construction and Building Permits
Building permits are a major part of the department's responsibilities. County review helps determine whether submitted building plans and resulting construction meet applicable minimum code safety requirements. The county states that obtaining a building permit before construction is an important part of protecting the value and safety of a structure.
The Construction Permit Information page explains online applications, inspections, minor permits, virtual inspections, special inspection certification, and other permitting services. Applicants can use it to identify the general process that fits a construction project before submitting an application.
Different project types can be handled differently. Some minor permits are automated online, some are processed by non-technical staff, and others require technical review and a site plan. Applicants should identify the appropriate permit category before submitting because the review level can depend on the work being performed.
Land Use and Zoning
Planning services cover land use planning, zoning, subdivision applications, long-range planning, and cases that may proceed to public hearings or meetings. The department also supports boards and commissions that have administrative authority over planning matters.
The county's Planning Services information identifies applications for land use planning, zoning, and subdivision of land. It also provides information about the Framework 2040 Maricopa County Comprehensive Plan and county area plans used to establish land-use policies and guide long-term development.
Residents may comment on a planning case before its public hearing or meeting. The county also permits certain organized groups and agencies to register as an Area of Interest Group so they can receive planning cases for review and comment. That registration is intended for homeowners associations, community associations, organized interest groups, and agencies rather than individual residents.
Code Compliance
The Code Compliance Division focuses on obtaining voluntary compliance with county codes and regulations from property owners. Its zoning enforcement jurisdiction is limited to unincorporated Maricopa County.
The county's Code Compliance page provides access to the violation process, violation case tracking, and compliance agreement information. Code compliance actions are governed by Chapter 15 of the Maricopa County Zoning Ordinance.
A resident reporting a possible zoning violation should verify that the property is actually within county jurisdiction. The county directs people with violations outside unincorporated Maricopa County to the appropriate city or town instead. This distinction can prevent a complaint from being submitted to an agency that does not have authority over the property.
County Jurisdiction Matters
The county's Planning and Development authority applies to unincorporated Maricopa County. That limitation affects building permits, zoning matters, code compliance, and many related development questions.
Do not assume that a Maricopa County street address automatically means the county Planning and Development Department is the permitting authority. Many properties are located within incorporated municipalities that administer their own development rules and processes.
The county's interactive mapping services can help users investigate parcel, zoning, permit, and geographic information before proceeding. The Interactive Parcel Maps page provides access to Planning and Development GIS resources, including PlanNet, historical permit information, zoning information, county GIS maps, and a permit and code map viewer.
Parcel and Zoning Research
PlanNet provides access to maps and information associated with zoning, annexations, floodplain areas, and other geographic delineations within the county. The Planning and Zoning PlanNet instructions explain how to locate zoning information, while the county's zoning district chart identifies setbacks by zoning district.
For permit research, the Permit and Code Map Viewer can display building permit cases associated with individual permits as well as current residential, commercial, grading, and infrastructure permits. The county also provides historical permit records covering building, zoning, and code violation cases in unincorporated Maricopa County from 1999 through June 2024.
These systems serve different purposes. Parcel and zoning maps help identify geographic and zoning information, while Permit Center is used for current permitting and planning transactions. Historical records may require a separate search when documents are not available through the current Permit Center interface.
Using the Permit Center
Planning and Development provides its permitting services online through the Maricopa County Permit Center. Users can create an account, submit permit or plan applications, search for permits, review permit activity, schedule eligible inspections, and make payments.
The Maricopa County Permit Center also supports permitting and operational activities for several county departments. Because multiple departments use the same system, applicants should make sure they select the correct application and department for their project.
Personal and Company Accounts
Permit Center registration differs depending on whether the user is creating a personal account or a company account. The county provides separate account-creation instructions for those two account types.
After an account is created, users can submit permit and plan applications and access other functions offered through the system. The county also provides an Application Helper tool that uses informational selections to guide applicants toward the appropriate application type.
Choosing the right application at the beginning can reduce avoidable problems later. A permit for electrical work, for example, may have a different review process from a planning case, subdivision application, grading project, or commercial development proposal.
Permit and Plan Searches
Permit Center includes public search functions for permit and planning information. The county provides a separate Public Information search that supports exact-phrase and advanced searches.
When searching, use the most specific identifying information available. A permit number, planning case number, property address, or parcel number can help distinguish the desired record from unrelated cases. Avoid assuming that a case number, permit number, and parcel number are interchangeable; each identifies a different part of the county's records.
Missing Permit Documents
Some document links were disrupted during the county's conversion to Permit Center. If documents cannot be found in Permit Center, Planning and Development directs users to its historical document search system.
For that search, select “Historical Plan Document” as the search type and enter the permit or planning case number in the “Plan Number” field. After selecting Search, available documents appear on the right side of the results area and can be opened individually.
This is particularly useful when a record appears to exist but its associated documents are not visible through the current Permit Center interface. Enter the actual permit or planning case number rather than substituting an assessor parcel number unless the search field specifically requests one.
Preparing a Permit Application
The information required for a project depends on the application type. Applicants should identify the proposed work and gather property and project details before opening an application. For some permit categories, a site plan is required as part of technical or standard review.
Useful identifying information may include:
The property address associated with the project.
The parcel number when it is available or requested.
An existing permit number for work connected to an active permit.
A planning case number when following an existing land-use or zoning case.
Project documents or related files required for the selected application.
Accurate contact information for the person submitting the application.
When sending a question through the department's online inquiry form, the form may request the requestor's address, reason for the request, permit number, address of concern, closest intersection, parcel number, comments or questions, and related files. Separate parcel numbers can be entered when the inquiry involves more than one parcel.
Site Plans and Technical Review
Some minor permits still require technical or standard review. The county identifies several categories in which a site plan is required, including electrical service to a shared well, electrical service upgrades over 200 amps, fountains or water features, roof-mounted photovoltaic systems, propane tanks of at least 250 gallons, and roof-mounted air-conditioning, evaporative cooler, or HVAC equipment.
These permits should not be treated like fully automated web-issued permits. They are subject to standard review rather than immediate online issuance.
Automated Minor Permits
Certain permit types can be web-issued through a fully automated online process. Examples identified by the county include some air-conditioning and HVAC work, water, sewer, or gas line repairs, gas clearance with no work performed, irrigation or lawn sprinkler systems, like-for-like mechanical or plumbing work, and certain solar water heater installations.
The county also states that a permit is no longer required simply to replace an existing water heater when the work is performed according to the manufacturer's specifications. A property owner may still apply for a permit if a county inspection of the work is desired.
Non-Technical Permit Review
Another group of minor permits is processed by non-technical staff. The county states that these permits are processed in one to two business days and that correspondence is conducted by email.
Examples include electrical clearance only for 200 amps or less, like-for-like electrical repair or replacement, electrical upgrades from zero to 200 amps, certain ground-mounted mechanical equipment, panels of 200 amps or less, outlets and fixtures, new gas lines for specified uses, and propane tanks smaller than 250 gallons.
Property Restrictions and Drainage
A county building permit does not eliminate other restrictions that may affect a property. Planning and Development specifically advises property owners to review the covenants, conditions, and restrictions of their homeowners association before performing modifications or new construction.
The property owner, rather than the county, is responsible for knowing applicable HOA CC&Rs. The issuance of a county building permit does not prevent an HOA from enforcing its own restrictions.
Applicants also may need to account for land conditions that affect drainage systems and drainage patterns around a proposed project. The county directs applicants with drainage questions to its drainage regulations and review information. This can be relevant when grading, site development, or other construction may alter the way water moves across a property or surrounding area.
Inspections After Permit Issuance
Inspection scheduling applies after the relevant construction permit reaches the appropriate status. The county states that applicants with an Issued or Reissued permit may schedule a Drainage or Building inspection for their project.
Inspections can be scheduled through a Permit Center account. The county also provides an inspection guide explaining inspection types and the inspection process.
Virtual Inspection Options
Planning and Development offers virtual inspections for certain work. Examples identified by the county include electrical service replacement or upgrades to 400 amps, main breaker derating for photovoltaic preparation, minor electrical repairs, gas-line repair or replacement, minor plumbing repairs, gas or electrical clearances, and sewer or septic lines.
Virtual inspection availability does not mean every project or inspection can be handled remotely. Applicants should use the county's stated virtual inspection guidelines and criteria to determine whether the particular inspection qualifies.
Special and Compliance Inspections
The department also provides processes for compliance inspections and special inspection certification. These are separate from ordinary inspection scheduling, so applicants should identify which inspection procedure applies to their project rather than submitting a general inspection request for a specialized purpose.
Payments and Invoice Security
All Planning and Development invoices and payments are made through Permit Center. Maricopa County states that the department will never request a wire transfer.
Permit Center allows users to pay invoices for permits, plans, and operational permits using the invoice number shown on the statement. Before making a payment, verify the invoice inside the official Permit Center rather than relying solely on payment instructions received by email, telephone, or another communication.
The county also states that it will never solicit passwords or confidential login information. A communication requesting a wire transfer, password, or confidential account information should not be treated as a legitimate county payment request. The county instructs customers who receive a suspicious communication to contact Planning and Development directly for verification.
Planning Cases and Public Input
Planning matters can involve more than an online application. Certain land use, zoning, and subdivision cases may proceed through public meetings, hearings, boards, or commissions.
Residents can submit comments regarding a planning case before its public hearing or meeting. Organized groups can also participate through the Area of Interest Group registration process when they meet the intended category, such as an HOA, community association, organized interest group, or agency.
The department's long-range planning work includes the Framework 2040 Maricopa County Comprehensive Plan and county area plans. These plans establish land-use policies and help guide development across applicable county areas.
Ordinances and Development Codes
Construction and land use decisions are governed by adopted county ordinances, regulations, and codes. The Maricopa County Board of Supervisors has adopted requirements related to property use and development to support orderly development and quality of life.
The county's Ordinances, Regulations and Codes page organizes the department's ordinances, regulations, construction codes, and staff interpretations of the zoning ordinance. This material can be relevant when reviewing zoning requirements, development standards, construction rules, or interpretations that affect a proposed project.
Applicants should distinguish zoning requirements from building-code requirements. A project may involve both. Approval under one set of requirements does not necessarily resolve every other requirement affecting the property or proposed construction.
Permit Records and Public Information
Planning and Development publishes permit and construction information through several systems. The correct search method depends on the age and type of record.
Permit Center is the primary current system for applications, permits, plans, invoices, inspections, and public searches. The historical records search can be useful for older building, zoning, or code violation cases. The historical document search is particularly relevant when a known permit or planning case has documents that did not transfer cleanly into Permit Center.
The county also publishes weekly permit activity reports with information related to building and construction within county jurisdiction. The county states that it makes reasonable efforts to maintain accurate information but that human or mechanical error remains possible.
Downloaded public-record information may be reproduced for public record purposes. The county prohibits presentations that distort or misrepresent the information or present downloaded information as an official county record. Downloaded information should be identified as an “Unofficial Copy.”
Common Application Mistakes
Many avoidable problems begin with selecting the wrong jurisdiction, application type, record identifier, or payment method. A few distinctions are especially useful when working with Planning and Development.
County versus city jurisdiction: Planning and Development regulates applicable development in unincorporated Maricopa County. Do not assume every property with a Maricopa County address is under county permitting authority.
Permit number versus parcel number: A permit number identifies a permitting matter, while a parcel number identifies property. Enter the identifier requested by the specific search field.
Current versus historical documents: Permit Center is the primary current system, but disrupted or older documents may require the historical document search.
Automated versus reviewed permits: Some minor permits can be web-issued, while others require staff processing or a technical review with a site plan.
County permits versus HOA rules: A county building permit does not override private CC&Rs enforced by a homeowners association.
Permit issuance versus inspection eligibility: Building and drainage inspections can be scheduled for projects with an Issued or Reissued permit.
Official payment versus fraudulent requests: Planning and Development payments are made through Permit Center. The county does not request wire transfers or confidential login credentials.
Contacting Planning and Development
The department provides an online inquiry system for customers who need assistance with planning, permits, property concerns, code violations, or other department matters. The inquiry form allows users to enter identifying information about the property or permit and attach related files.
The county also provides dedicated options for public records requests, code violation reports, and permit action requests involving cancellations, extensions, and refunds. Using the form that matches the purpose of the request can help keep the submission tied to the correct process.
For people who want to schedule a meeting with Planning and Development, the county directs customers to call the department or submit an online inquiry. In-person office hours are Monday through Friday from 8 a.m. to 5 p.m., subject to county-observed holidays.
Planning and Development Office
Maricopa County Planning & Development Department
301 W. Jefferson, Suite 170
Phoenix, AZ 85003
602-506-3301
Planning and Development FAQs
Can I use SolarAPP+ for a residential solar permit?
Maricopa County offers SolarAPP+ for eligible residential rooftop solar permits. It is intended for qualifying projects rather than every solar installation, so property owners and contractors should confirm that a proposed system meets the county's eligibility criteria before using that option. The county posts SolarAPP+ notices and permitting updates on its official Planning and Development page. Projects that do not qualify for SolarAPP+ may need to follow the county's regular permit application and review process.
Are there faster options for certain permit projects?
Yes. Maricopa County identifies several Featured Permitting Solutions intended to help qualifying customers move through permitting more efficiently and, where applicable, reduce costs. These programs include Fast Track, Permit By Inspector, Annual Facilities Permit, and Standard Plans. They are separate from the county's classifications for automated, non-technical, and standard-review minor permits. Applicants should review the county construction permit information before assuming that a project qualifies for one of these alternatives.
Can I export permit and planning search results?
The county's Public Information search includes export functions in addition to exact-phrase and advanced searching. The system indicates that users can export the first 1,000 results by default or export the current view. Search results are limited to 10,000 records, so a broad search may need to be narrowed using more specific information to produce a manageable set of records.
Can I request an accommodation for a public meeting?
Maricopa County states that people may request disability-related accommodations for county programs, services, activities, and public meetings. For requests connected with a public meeting, the county asks that they be made at least three business days in advance when possible so there is time to coordinate the accommodation. This may be relevant when attending a Planning and Zoning Commission meeting, Board of Adjustment hearing, or another Planning and Development public proceeding.