Maryland building permits

Where to get a building permit in Maryland

Apply to the building department of the city, town or county where the property is (the steps).

Our Maryland city guides, with each department's contacts, fees, inspections and project rules:

• Baltimore

Maryland state agencies

These offices set statewide codes or license the trades. They do not issue permits for most home projects.

Building code in Maryland

For homes, the residential code is the 2021 International Residential Code for One- and Two-Family Dwellings⁵, in effect since May 29, 2023⁶ (statewide; applies everywhere¹).

Every code family, edition and effective date is on Maryland building codes.

State rules on which work needs a permit

Md. Code, Public Safety § 12-508 (agricultural buildings only); no general statutory list confirmed

• State directs homeowners to the local permit office. State law requires local jurisdictions to enforce the Maryland Building Performance Standards, and allows for certain local amendments. Please check with your county permit office for their most accurate and current requirements.⁶
• Agricultural buildings with subordinate agritourism use are outside the Standards in listed counties. (c) The Standards do not apply to the construction, alteration, or modification of an agricultural building for which agritourism is an intended subordinate use.¹
• Existing agricultural building used for agritourism: not a change of occupancy requiring a permit, up to 50 occupants, subject to conditions. …does not require more than 50 people to occupy an individual building at any one time.¹

Applies to

Counties listed in the section, or a county whose local legislative body approved it¹

Homeowners doing their own work

Md. Code, Business Occupations and Professions § 12-301(b); Business Regulation §§ 8-101(c), 9A-103(1)

• Plumbing license not required for an individual working personally in their own residence. (b) (1) Subject to paragraph (2) of this subsection, this section does not apply to an individual who personally provides plumbing services in the residence of the individual.¹
• No final connection to a public or private system under the exemption. (2) An individual may not provide plumbing services that make a final connection between the residence of the individual and a public or private disposal system or water supply system.¹
• HVACR title does not limit a single-family owner working on their own building. …an individual owner of a single-family dwelling while that owner is practicing heating, ventilation, air-conditioning, or refrigeration services on or within a building or structure owned by the individual…¹
• MHIC contractor means a person performing a home improvement for an owner. (c) “Contractor” means a person, other than an employee of an owner, who performs or offers or agrees to perform a home improvement for an owner.¹

Contractor licensing

Md. Code, Business Regulation §§ 8-101, 8-301, 8-302.1, 8-601, 9A-301; Business Occupations and Professions §§ 6-301, 12-301

• MHIC contractor license required. (a) Except as otherwise provided in this title, a person must have a contractor license whenever the person acts as a contractor in the State.¹
• Home improvement includes exterior projects such as driveways, fences, garages, decks, porches and pools. …construction, improvement, or replacement, on land adjacent to the building, of a driveway, fall–out shelter, fence, garage, landscaping, deck, pier, porch, or swimming pool…¹
• New home construction is not home improvement. …construction of a new home…¹
• New home builders register with the Attorney General, not MHIC. All builders who build homes in Maryland must be registered with the Home Builder Registration Unit of the Office of the Attorney General.¹⁴
• $500,000. (a) An applicant for a contractor license shall maintain general liability insurance in the amount of at least $500,000.¹
• Unlicensed contracting is a misdemeanor. (c) A person who violates this section is guilty of a misdemeanor and, on first conviction, is subject to a fine not exceeding $1,000 or imprisonment not exceeding 6 months or both and, on a second or subsequent conviction, is subject to a fine not exceeding $5,000 or imprisonment not exceeding 2 years or both.¹
• State plumbing license. (1) Except as otherwise provided in this title, an individual shall be licensed by the Board to provide plumbing services before the individual may provide plumbing services in the State.¹
• State HVACR license. Except as otherwise provided in this title, an individual shall be licensed by the Board before the individual provides or assists in providing heating, ventilation, air-conditioning, or refrigeration services in the State.¹
• Electricians: each county regulates and registers, or requires a State license. …require a State license for providing electrical services as a master electrician, journeyperson electrician, or apprentice electrician…¹
• Solar panels need an MHIC license, and a licensed master electrician for the connection. Yes, a home improvement contractor license is required to install solar panels for a homeowner, regardless of whether the panels will be installed on the home or an outbuilding adjacent to a residence, or will be attached to the land next to the residence. A licensed master electrician is required to hook the panels to the electric system.¹⁴

Handyman limits

Md. Code, Business Regulation §§ 8-101, 8-301 (no dollar threshold found)

• Painting counts as home improvement. Painting of houses is included within the definition of "home improvement."¹⁴
• Tile, wood or other flooring needs a license; carpet does not. Installing carpet and carpet cleaning are not within the definition of "home improvement" so an MHIC license is not required. However, in order to install tile, wood, or other flooring, a home improvement contractor license is required.¹⁴
• Demolition and clean-up only: no MHIC license. No, demolition and clean-up work is not considered to be within the definition of "home improvement."¹⁴
• Shed placed on the ground or a non-permanent foundation: no MHIC license. If the contractor sells and delivers the shed and simply places it on the ground, or on a non-permanent foundation such as cinder blocks, the contractor is not required to hold an MHIC license.¹⁴
• Patios and retaining walls need an MHIC license. Yes, installing patios and retaining walls at a residence is considered "home improvement."¹⁴

Deadlines for permit decisions and inspections

No general deadline confirmed; Md. Code, Local Government § 1-1320(c)(4) for software-approved solar permits only

• 15 days. (b) Within 15 days after completion, each electrical installation shall be certified by a certified nongovernmental electrical inspector or a governmental unit that is qualified to issue electrical inspection certificates.¹
• 5 business days. (4) A county or municipality shall complete any manual review of a software–approved permit within 5 business days after the permit is approved.¹

Private plan review and inspections

Md. Code, Public Safety §§ 12-601 to 12-608 (electrical only)

• Certified nongovernmental electrical inspectors may certify electrical installations. (b) Within 15 days after completion, each electrical installation shall be certified by a certified nongovernmental electrical inspector or a governmental unit that is qualified to issue electrical inspection certificates.¹
• State Fire Marshal certifies them. A person shall be certified by the State Fire Marshal as a nongovernmental electrical inspector before the person inspects or certifies an electrical installation.¹
• $100. …pay to the State Fire Marshal an application fee of $100.¹
• Local rules on electrical inspectors still apply. (2) A certified nongovernmental electrical inspector shall obtain county approval or certification as may be required by local law or ordinance.¹
• Each local jurisdiction decides how building enforcement is carried out. (3) Each local jurisdiction shall determine the manner in which the minimum implementation and enforcement activities of this subsection are carried out.¹

Limits on permit fees

Md. Code, Public Safety § 12-505(c); Local Government § 1-1320(c)(5) (rooftop solar only)

• Local jurisdictions may charge fees necessary to cover the cost of implementation and enforcement. (c) A local jurisdiction may charge fees necessary to cover the cost of implementation and enforcement of the Standards and any local amendments to the Standards.¹
• $500. (ii) Except as provided in subparagraph (iii) of this paragraph, beginning August 1, 2027, a county or municipality may not set a permitting fee for permits issued by solar permitting software that exceeds $500 for residential solar energy systems.¹

Selling a home with unpermitted work

Md. Code, Real Property § 10-702; Maryland Residential Property Disclosure and Disclaimer Statement (Rev August 3, 2026)

• Seller delivers a disclosure or a disclaimer statement. A vendor of single family residential real property shall complete and deliver to each purchaser…¹
• State form asks whether required permits were issued and inspections passed. If you or a contractor have made improvements to the property, were the required permits issued by the county or local permitting office, and did the improvements pass all required inspections?¹⁵
• Form asks about zoning and building restriction violations. 20. Are there any zoning violations, nonconforming uses, violation of building restrictions or setback requirements or any recorded or unrecorded easement, except for utilities, on or affecting the property?¹⁵
• Disclaimer must still disclose known latent defects. Disclose any latent defects of which the vendor has actual knowledge that a purchaser would not reasonably be expected to ascertain by a careful visual inspection and that would pose a direct threat to the health or safety of the purchaser or an occupant…¹
• 5 days. To rescind the contract of sale at any time before the receipt of the disclosure or disclaimer statement or within 5 days following receipt of the disclosure or disclaimer statement…¹

Applies to

Single family residential property of four or fewer units¹

What local governments may change

Md. Code, Public Safety §§ 12-502(b), 12-504

• Local amendments allowed, with limits. A local jurisdiction may adopt local amendments to the Standards if the local amendments do not…¹
• May not weaken energy provisions. …weaken energy conservation and efficiency provisions contained in the Standards…¹
• May not weaken sprinkler provisions for townhouses and one- and two-family dwellings, subject to exceptions. …except as provided in paragraph (3) of this subsection, weaken the automatic fire sprinkler systems provisions for townhouses and one– and two–family dwellings contained in the Standards…¹
• May not weaken wind provisions. …weaken wind design and wind–borne debris provisions contained in the Standards.¹
• Local zoning power preserved. (b) This subtitle does not alter or abrogate any zoning power or related authority that a county or municipal corporation had on October 1, 1993.¹
• Local amendments must reach the Department at least 15 days before taking effect. …at least 15 days before the effective date of the amendment…¹

Solar permitting

Md. Code, Local Government § 1-1320, as amended by Chapter 353 of 2026 (HB 1532)

• Counties and municipalities must implement solar permitting software by August 1, 2027. Subject to subsection (d) of this section and except as provided in subsection (e) of this section, on or before August 1, 2027, each county and municipality shall implement solar permitting software for features supporting the application submission, tracking, and approval of residential building permits for…¹
• State energy agency page says August 1, 2027. The adoption of SolarAPP+ (or another automated permitting tool) satisfies the requirement in Maryland law to adopt software to automate the permit and plan review process for residential solar and energy storage systems by August 1, 2027.¹⁶
• HB 1104 of 2026 would have moved the date to 2027; its page last shows a March hearing. In the House - Hearing 3/03 at 1:00 p.m.¹⁷
• Chapter 353 of 2026 changed the deadline from August 1, 2025 to August 1, 2027. Subject to subsection (d) of this section and except as provided in subsection (e) of this section, on or before August 1, [2025] 2027, each county and municipality shall implement solar permitting software for features supporting the [tracking] APPLICATION SUBMISSION, TRACKING, and approval of residential building permits for…¹⁸
• Effective May 12, 2026. Approved by the Governor, May 12, 2026.¹⁸
• $500. (ii) Except as provided in subparagraph (iii) of this paragraph, beginning August 1, 2027, a county or municipality may not set a permitting fee for permits issued by solar permitting software that exceeds $500 for residential solar energy systems.¹
• 5 business days. …complete a remote or in–person inspection required for a project permitted by solar permitting software within an average of 5 business days after receiving a properly completed request for inspection…¹

Accessory dwelling units (ADUs)

Md. Code, Land Use §§ 4-501 to 4-504; Real Property §§ 2-126, 11B-111.11 (Chapter 196 of 2025)

• Each legislative body must adopt a local ADU law by October 1, 2026. (1) On or before October 1, 2026, each legislative body shall adopt a local law authorizing the development of accessory dwelling units in accordance with this section.¹
• 75%. …not greater than 75% of the size of and subordinate in use to the primary single–family detached dwelling unit.¹
• ADU may be separate or an attached addition. …separate from the primary single–family detached dwelling unit…¹
• Must meet building codes and adequate public facilities provisions. (b) A local law adopted under this section shall provide for construction of accessory dwelling units that meet public health, safety, and welfare standards, including relevant building codes and adequate public facilities provisions.¹
• Excluded from density calculations. (c) A local law adopted under this section shall exclude the development of an accessory dwelling unit from the calculation of density and the application of any measures limiting residential growth that pertain to the lot, parcel, or tract proposed for the development of the accessory dwelling unit.¹
• Side and rear setbacks capped at existing accessory structure setbacks. (d) A local law adopted under this section may not establish setback requirements that exceed the existing accessory structure setback requirements from the side and rear lot lines.¹
• Local law may bar converting an accessory structure with alley-only access. …prohibits the full or partial conversion of an accessory structure as an accessory dwelling unit if the only vehicular access to the accessory structure is from an alley.¹
• Extra off-street parking rules need a waiver process. (ii) A local law adopted under this paragraph shall provide for a waiver process from the parking requirements.¹
• HOA and deed restrictions may not unreasonably limit ADUs. (1) Except as provided in paragraph (2)(ii) of this subsection, if a property owner has the exclusive right to use the property and abides by all applicable laws and regulations, a restriction on use regarding land use may not impose or act to impose an unreasonable limitation on the ability of the property owner to develop or offer for rent an accessory dwelling unit.¹
• Short-term rental limits are allowed. (ii) Does not include a limitation on the short–term rental of an accessory dwelling unit.¹
• Historic properties excluded from RP §2-126. (c) This section does not apply to a restriction on use on historic property that is listed in or determined by the Director of the Maryland Historical Trust to be eligible for inclusion in the Maryland Register of Historic Properties.¹
• HB 1538 of 2026, which would have expanded the ADU law, last shows a March hearing. In the House - Hearing 3/13 at 1:00 p.m.¹⁹

Applies to

Land with a single-family detached dwelling as the primary dwelling¹