REBUILDING

INFORMATION 

Helping you rebuild, restore, and move forward—together.

The Village of Ruidoso is committed to a streamlined rebuilding process and has a centralized information hub to help you navigate it. Links are available below, and the Community Development staff is also available to meet or talk with you. Please call us at 575-258-6999 or send an email to CommunityDevelopment@ruidoso-nm.gov and we’ll assist as we are able.

As debris clearance continues, residents can begin the rebuilding process and apply for permits. Construction cannot start until the debris removal phase is complete; however, residents who wish to rebuild are encouraged to apply for the necessary permits as soon as they are ready.

Rebuilding Highlights

Village of Ruidoso Floodplain 

The Community Development department has released the final floodplain map, providing vital information for residents and property owners. This map outlines the areas subject to floodplain and floodway regulations, offering guidance on rebuilding, permitting, and construction standards. Property owners are urged to review the map and associated FAQs carefully to understand how the new regulations may impact their properties.

View Map

Disclaimer: The floodplain map and associated data provided herein are only intended for informational and visual representation. This map cannot and should not be used for survey purposes or to determine precise boundaries of the floodplain. The images, measurements, and data contained in this map are approximate and should not be relied upon for legal, engineering, or surveying purposes. Please consult with appropriate local, state, or federal authorities and certified surveyors for official floodplain determinations.

Rebuilding in the Floodplain: What Property Owners Need to Know

Property owners repairing or reconstructing flood-damaged structures should review the Village’s step-by-step floodplain rebuilding guide before beginning work or submitting permit applications.

The guide explains substantial damage determinations, the 50% threshold, elevation requirements, engineering documentation, floodplain development permits, Elevation Certificates, and additional requirements for properties located in the Regulatory Floodway.

Download the Floodplain Rebuilding Guide

Illustration comparing two homes in a floodplain. One home is built below the Base Flood Elevation and is labeled not flood safe. The other is elevated at least two feet above the Base Flood Elevation and is labeled flood safe.

FAQs: What to Expect when Rebuilding

  • The Village of Ruidoso is working to develop a checklist to streamline the rebuilding process. Before building permits for the rebuild are issued, a debris removal permit is needed along with verification that the debris was removed and disposed of properly. It must also be determined whether or not the property is located in a flood hazard zone.

  • There is no definitive deadline for when a property owner must begin or finish the rebuilding process. Every situation is unique. A permit is required for temporary housing within the Village of Ruidoso, this would include using a recreational vehicle (RV) while owners assess their next steps or while a new home is being constructed on a site. Please contact the Community Development Department at 575-258-6999 to start the process for obtaining that permit. The Village Council has authorized the use of an RV as housing until July 28, 2026.  

    It is important also to note that a building permit will expire in 6 months if construction does not begin or inspections are paused. 

    Please note that debris removal must be completed before a building permit can be issued. 

  • The exact amount of time it will take to recover and rebuild from the wildfires and floods is still unknown. We can’t provide a “one size fits all” estimate on when residents can expect to be back in their homes – many factors could extend the process, from weather to the availability of design consultants, materials, and contractors. Also, we understand that there are numerous personal reasons that impact the decision and timeline for rebuilding.

FAQs: Permits, Codes, Timelines

  • If a house is in the floodplain and sustains damage of more than 50% of the appraised value, the structure may not be repaired. In order to build back a new structure, the new development must be no less than 2 feet above the Base Flood Elevation (BFE). For example, if a house was at ground level, and the floodplain map indicates the BFE at 6636 feet, then the lowest level of the house must be raised to no less than 6638 feet. The BFE is shown on the floodplain map. Please contact the Community Development Department at 575-258-6999 for more details.

  • Structures in the floodway may be repaired to the pre-flood condition if the damage is under 50% of the appraised value. If a structure was damaged more than 50% it must be removed and may not be repaired or reconstructed. New development is not allowed in the floodway. Please contact the Community Development Department at 575- 258-6999 for more details. 

  • Yes, depending on the damage and value of the home, a house can be built back to its original state or to new standards. The upper threshold for damage is 50% of the appraised or assessed value.

  • The rules still apply to the house, as set out above. 

  • Yes, please contact the Department of Community Development at 575- 258-6999 for more information. You must submit the following information necessary to get a substantial damage letter first before you will receive a building permit:

    • Licensed contractor’s estimate to bring the house to its original state.

    • Appraisal of the home pre-disaster within the last four years or the county assessor’s value of the property

  • Yes, however, any new construction in the future will require you to build to the flood hazard building standards regardless of damage.

  • Currently, no buyback programs are available. Two programs are being discussed - one through NRCS and one through FEMA. Neither program has been funded yet or has been provided as an option to date.

FAQs: Permits and Fees

  • The Village of Ruidoso has committed to providing expedited fire and flood rebuild services. However, the duration of the permitting process will vary based on the project's complexity. The Community Development Department is committed to an initial review of permit requests and providing correction comments as quickly as possible. 

    The Village Council has waived permit fees for properties impacted by the South Fork and Salt Fires; however, permits must still be obtained for repair projects, rebuilding, and new construction.

  • Manufactured homes are permitted by the State of New Mexico Manufactured Housing Division. Please see the link here:  https://www.ruidoso-nm.gov/s/2022ProcedureforManufacturedUnitsinthevillagelimits.pdf

  • Each permit has specific requirements. Please see the Construction Permit Application Forms & Information page on the Village Website at this link:  https://www.ruidoso-nm.gov/permit-forms-and-construction-codes

  • A qualified structural engineer must be engaged by the property owner to certify if an existing foundation may be reused for rebuilding.

  • A soil report is not required to rebuild on property affected by the South Fork and Salt Fires if the site clean up removed all the fire-impacted soil and the foundations for any destroyed structures have been removed and will not be reused.

  • The Village Council has waived permit fees for properties affected by the South Fork and Salt Fires, as well as the 2024 flood events.

FAQs: Planning & Code Requirements

  • Although permit fees have been waived, permitting and inspections, as well as building and safety code requirements will not be waived for rebuilding.

  • Old building plans may be submitted; however, all rebuilding will be subject to current codes. Plans will be required to be revised to meet existing building, zoning, and safety codes.

  • Plans may be submitted for review; however, incomplete plans will delay permit review and issuance. Also, it is necessary to determine if debris cleanup was properly completed and compliance with flood hazard requirements, if located within a floodplain or floodway.

  • The Village may have construction plans. Please submit an Inspection of Public Records Request. The form is available at this link:  https://www.ruidoso-nm.gov/inspection-of-public-records-request

FAQs: Temporary Housing

  • Temporary housing is allowed. Temporary housing units may include recreation vehicles, manufactured homes, or mobile homes. The temporary housing units must have a water connection for drinking, a sanitary waste disposal system, and an electrical connection. 

    Please contact the Community Development Department at 575-258-6999 to request an application for this permit.

    Temporary housing approvals expire on July 28, 2026, unless modified by the Village Council.

  • Manufactured housing or mobile homes are permissible in some zoning districts. Much of the permitting is done by the State of New Mexico. Please see the Procedure for Manufactured Units in the Village Limits at this link:   https://static1.squarespace.com/static/65c89760ed8ae44c1715d638/t/66e1d28787c942430ade1511/1726075528601/2022%2BProcedure%2Bfor%2BManufactured%2BUnits%2Bin%2Bthe%2Bvillage%2Blimits.pdf

FAQs: Septic Systems

Septic systems are reviewed and permitted through the New Mexico Environment Department (NMED). Information is available at https://www.env.nm.gov/.  

The local NMED office is located at 1216 Mechem Drive, Building 2 in Ruidoso and may be reached by phone at 575-258-3272.