During its regular meeting held on June 16, the Archuleta County Board of County Commissioners (BoCC) unanimously approved Resolution 2026-47 adopting the 2024 edition of eight out of nine international building codes.
Those include the International Residential Code, International Building Code, International Energy Conservation Code, International Mechanical Code, International Fuel and Gas Code, International Existing Building Code, International Swimming Pool and Spa Code, and the International Fire Code.
The BoCC ultimately decided to leave out the International Property Maintenance Code.
During the meeting, Building Official Randy Betts presented the matter, stating, “It’s been a year of deciphering,” in regard to all of the codes being considered by the county.
Betts then referenced a question brought up by the BoCC earlier that day during a work session in regard to the International Property Maintenance Code.
“To clarify, we do not have that currently adopted,” he said, explaining his reasoning behind putting the code forward for adoption is to provide the county with a set of “guidelines.”
He explained that, currently, the county has, “for lack of a better term, made up regulations, from a previous director.”
Betts noted that the International Property Maintenance Code would give the county guidelines and “a path forward,” noting that the language proposed does not have to be exactly what is adopted if the BoCC desires to amend it.
“We’re not [Pagosa Lakes Property Owners Association],” he said, adding that the county does not want to be that.
He explained that the International Property Maintenance Code is similar to the International Swimming Pool and Spa Code in that it gives the county guidelines to follow if and when a situation comes up.
Commissioner Veronica Medina commented the county already has rules and asked if there would be an opportunity for the commissioners to have a further conversation about the International Property Maintenance Code, “because we have not discussed it.”
Betts indicated that is a possibility, explaining that part of the reason why he wanted to adopt the rest of the codes is to provide the county with a base guideline.
“Because without having that adopted and having a base guideline, we are having to go to other sources of code that is much stricter than what these guidelines would be potentially,” he said, noting this gives the county a “lesser” option.
Medina reiterated that the county has “made up” regulations in regard to property maintenance, asking what the harm would be in waiting to adopt the property maintenance code, “because not all of it has to be adopted.”
Medina also spoke on Betts’ comments about not being the Pagosa Lake Property Owners Association, saying, “but if we don’t know what’s in the code, how do we know what we’re approving?”
Betts commented, “the book is about that thick,” while making a gesture with his hands.
“Your guidance to us is how we make these decisions,” Medina responded, stating the BoCC has not received that guidance and asking how the BoCC is supposed to make a “blind decision.”
Betts commented that he does not expect the BoCC to interpret the code “or have any part of it after today.”
Medina then commented that the BoCC has to have an understanding of the code since it’s being asked to approve it.
“Our job is to understand what it is that you are going to be enforcing,” she said.
Betts then stated that if there is anything in the code the commissioners do not like, then that is their decision to remove certain aspects of the code and approve it or not.
Medina explained that it is not a matter of “liking” what’s in the code or not, but that she is unaware of what’s actually in the code.
“That’s my issue,” she said, explaining that those discussions have not taken place publicly or privately.
Betts then offered to provide Medina with a copy of the code book.
“So, part of your job is to be able to summarize what the new code is going to be, hence what you’ve done previously,” Medina said to Betts, asking Betts if he has the “ability” to summarize the code.
Betts commented that he was giving an opportunity for the commissioners to look through the code book.
“So, you’re not able to give us a summary?” Medina asked.
“I am fully capable,” Betts replied.
Commissioner John Ranson then asked if the county is required to approve all of the codes by July 1, noting the county is “under the gun.”
Betts explained that the International Energy Conservation Code needs to be adopted by July 1, although he was recommending the county hold off on enforcing the code until Jan. 1, 2027.
He also noted the county could amend the code adoptions to a different version over the next six months if needed.
County Manager Longinos Gonzalez then clarified that the county would not be punished by the state for not adopting the International Property Maintenance Code, and further discussion on that particular code could happen at a later work session.
Medina then motioned to adopt Resolution 2026-46 adopting the 2024 version of the International Residential Code, International Building Code, International Energy Conservation Code, International Mechanical Code, International Fuel and Gas Code, International Existing Building Code, International Swimming Pool and Spa Code, and the International Fire Code, which was seconded and unanimously approved by the BoCC.
clayton@pagosasun.com
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