Angel Fire, New Mexico

Building a House in Angel Fire 

If you are contemplating moving to Angel Fire, there are a number of decisions that need to be made.  If you already own a lot, there is one less step to consider.  For those of you who do not currently own property in Angel Fire, you can decide to buy an existing home or build one to your specifications.   As of this date, there are over 130 homes on the market in Angel Fire.  They range from the low $180,000’s to well over three million dollars.  If you already own a lot or are considering a lot purchase, there are several elements that must be considered.  First and foremost, is the lot suitable for building?  If the lot is steep, it might be advantageous to see if an adjacent lot is available for purchase.  This will reduce the grade on your driveway in addition to ensuring your privacy in a mountain setting.  If the driveway grade exceeds twelve percent (12%), the Village requires two parking spots at road level in case the driveway cannot be used because of heavy snowfall. 

 It is important to check your deed with the Angel Fire Resort Membership Office to determine if there are any restrictions on either your property or the adjacent lot.  Many lots in Angel Fire are sold with the condition that combining with an adjacent lot will require a purchase of an additional membership.   

The next step is to determine the type of house you want to build.  The Sangre de Cristo Homebuilders Association sponsors an annual Parade of Homes and many different builders are represented and offer a wide variety of homes.  This is a good opportunity to meet the builders since sharing a vision with your homebuilder is a critical element in the success of your project.  After you have determined the type of home and the setting, the next step is to select a designer/architect.  Many of the builders offer “turnkey” solutions and can provide several sets of plans for your consideration.  The advantage of selecting one of these plans is that the builder is familiar with the design and can provide an accurate estimate of the construction costs.  After selecting a building site, a builder and a house plan, the next step is to submit your plan to AAFPO’s Environmental/Architectural Control Committee (E/ACC) and the Village of Angel Fire. 

E/ACC

Each Angel Fire subdivision is governed by a set of covenants.  The E/ACC is charged with the responsibility of enforcing the covenants that “go with the land” that you purchased.  When you bring your plans to the committee, the drawings will be reviewed to ensure that they comply with the covenants and provisions defined in the E/ACC Owner/Builder Application Packet.  The packet includes a Pre-Construction Permit for Tree Removal, Road Construction and House Site Clearing, Angel Fire Construction Guidelines, Submission Requirements, a Fee Schedule, Fines and Variance Fee Schedule, the Application for Building Permit, the Building Inspection Agreement, and the Building Permit Agreement.  There is also a handy Approval Checklist to guide you through the process. 

Pre-Construction Permits

Before you can begin, an Application for Building Permit must be submitted along with a survey of the property, a copy of the Warranty Deed, and a Performance Deposit.  Upon approval by the E/ACC, you can begin removing trees, clearing the house site and constructing a road to the building site.  You should be well along in the process of selecting a builder and committing to a house plan at this time since construction of the house must be completed within two years of approval of the Construction Permit.  Failure to do so within this time frame will require additional Extension Fees. 

Any construction and/or tree removal without the above permit will result in a $300 penalty being assessed.  The Village of Angel Fire also requires a Right of Way Encroachment Permit prior to construction of a road on to any property in the village.  

Submission Requirements

This section defines what items that need to be submitted to the E/ACC before any construction begins: the application for the Building Permit, a site plan including direction notation, a boundary survey, two sets of construction plans, external elevations indicating the height of each side of the house and the roof pitch, a copy of the Warranty Deed, and signed copies of the other documents listed above.  If the house will sit on combined lots, the lots must be combined and copies of the documents recording the combinations and the utility easements vacated must be submitted as part of the application. 

Building Permit Fee Structure

E/ACC Building Permit fees are non-refundable. The Performance Deposit fees are refundable upon passing all inspections, successful completion of the project, and compliance with all provisions defined in the above documents.   

Contact Information

If you have any questions, call (377-1135) or visit the E/ACC office located in the Lodge at Angel Fire between 8 AM and noon Monday – Friday. 

VILLAGE OF ANGEL FIRE

The Village provides a Building Permit Packet that includes an Application Checklist, Requirements for Obtaining a Building Permit, a Building Permit Fee Structure, the VAF Refund Policy, the Building Permit Application, a Physical Address Request Form, a Conditional Liquid Waste Agreement, a Statement of Sewer Services Availability, a Utility Billing Department (Water& Sewer) Form, a Schedule of Water Rates, Requirements for ALL Building Contractors, and Disposal Facts relating to the Solid Waste Transfer Station. 

Application Checklist

The Application Checklist include the following: Septic System Application signed by the NM Environmental Department or an Angel Fire Services Sewer Availability form signed by Public Works, two copies of the site plan, Warranty Deed-Building Permit Application, Street Address Request, Energy Efficiency Requirements (Systems and Equipment Worksheet), Homeowner Building Permit Procedures (State of New Mexico requirement if owner is acting as contractor).  An Encroachment Permit Application for New Construction (a separate form) is not part of the Building Permit Packet but must be completed prior to beginning construction.  This permit controls the driveway access, the culvert installation, and possible street/curb/gutter/sidewalk cuts.  If the slope of the driveway exceeds twelve percent (12%), parking space must be provided for a minimum of two vehicles out of the street right of way. 

Requirements for Obtaining a Building Permit

Two sets of plans drawn to scale for both the building and the site are required for obtaining a Building Permit.  Inspections during construction are defined and must be scheduled with the Village twenty-four hours in advance.  Formal inspections required include Site Inspection, Footings and Stem Walls, Frame (after electrical, plumbing and mechanical inspections) and the Final Inspection.

Building Permit Fee Structure

Building Permit fees are based on a sliding scale based upon the value of the construction.  The building fee for a $300,000 house would be approximately $2,000; a $1,000,000 home would cost a little over $5,000.  There is a detailed spreadsheet that may be completed that breaks down the cost of construction into components.  Standard industry measures are used to ensure compliance with generally accepted construction standard costs. 

VAF Refund Policy

Building Permit fees include a charge for plan review.  Normally, about eighty percent (80%) of the Building Permit fee will be refunded if the project is not started within 3 months.  Requests for a refund must be submitted to the Village in writing.  Performance Deposits will be refunded if the project is completed within two years of the issue date of the permit.  Other provisions of the Village Code may apply. 

Building Permit Application

This form provides information to the Village to issue a Building Permit.  The name of the owner, primary contractor and architect/engineer, as well as, the square footage and approximate cost of the project, the subcontractors, anticipated exterior finishes and other miscellaneous information are included on this form. 

Physical Address Request Form

This form provides information to the Village to assign a physical address to the property to be used by the 911 system. 

Conditional Liquid Waste Agreement

This provision notifies the builder/owner of the need for a liquid waste permit from the NM Environment Department and permits the builder/owner to submit plans to the Village Building Division prior to receiving a Liquid Waste Permit.  This section does not apply if sewer service is available. The Statement of Sewer Services Availability document states that Village sewer service is available to the location and your sewer line will be connected to the sewer line upon completion of construction.  A complete schedule of hookup fees and the monthly cost of service is available from the utility billing personnel at Angel Fire Village Hall. 

Utility Billing Department

A Utility Billing Department (Water & Sewer) Form is the application for service and should be completed early in the construction process.  Water meters will not be installed during the winter months if conditions do not permit.  The costs defined in the next section will determine the cost of the connection to the Angel Fire Village water system. 

Schedule of Water Rates

This section defines the cost of installation of your water meter.  Prices range from $1,236 for a 5/8” sealed register (most residentialconstruction) and increases to $9,806 for a 6” compound meter.  Customers currently pay a minimum monthly fee based upon the diameter of the connection.  Usage over the maximum designated for each diameter is currently billed at a rate of $4.41 per 1,000 gallons or any fraction there of over the minimum number of gallons authorized for the meter size installed. It should be remembered that water meters will not be installed during winter if conditions are not favorable. 

Requirements for ALL Building Contractors

Unless you are acting as your own contractor, this section does not apply to you.  However, it would be beneficial for you to be aware of the contents in case you deviate from the original plans.  The reasons for loss of the Village performance deposit are also explained in this section.  The Disposal Facts relating to the Solid Waste Transfer Station document regulates the type of material that can be dropped off at the solid waste transfer station.  The key element when building a new house is slash.  This includes leaves, branches, twigs, pine needles, rotten logs and other burnable vegetation from a lot.  However, lot clearing for new construction does not qualify for the no-charge disposal. Your contractor will be able to bundle this service in the quote for the house. 

Certificate of Occupancy

The Certificate of Occupancy is the final step before you can move into your new home.  All of the intermediate inspections have been completed satisfactorily.  This inspection ensures that the site has been cleared of building materials and lot thinning requirements have been met.  For a full explanation of lot thinning requirements, please review Village Ordinance #2005-07.  Requirements vary depending upon the size of the lot.

Contact Information

If you have any questions, call (377-3232) or visit the Community Development Department located in Angel Fire Village Hall between the hours of 8 AM to 5 PM Monday-Friday. 

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