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Do I Need a Permit for That? A Maryland Homeowner’s Guide

Disclaimer: This article is for informational purposes only and does not constitute legal, construction, or permitting advice. Every project and jurisdiction may have unique requirements. Before beginning any construction or renovation project, always consult with your local permitting authority, a licensed contractor, or a qualified attorney to ensure compliance with current regulations. No attorney-client or professional relationship is formed by reading this article.

Notice: Permitting regulations vary by county and municipality across Maryland. This guide provides general information, but readers should verify all requirements with their local authorities.

Introduction

You are a homeowner, and you are putting a lot trust into your contractor, designers, and suppliers. Sometimes things can fall through the cracks unintentionally. For example, Permits! It is more than a piece a paper from the local Authority Housing Jurisdiction (AHJ). That piece is very important without it, it can stop your project in mid-track. When it comes to adding a deck, remodeling your kitchen, or even building a new garage, you must take a step back before you give the green light (Notice to Proceed). One question must be answered prior, “Do I need a permit for that?”.

If you are a Marylander, the answer isn’t always direct. Some projects can move forward without any review or formal approval, and others require approval and follow-up inspections. If you accidentally bypass without a permit when it was required, there is a high potential for hefty fines, serious delays, or even, in some cases, removal of completed work, leading to more cost incurred to the overall budget. This blog is going to be your guide to help prevent costly mistakes and keep your project on track and most importantly – legal.

What Is a Building Permit?

A building permit is an official approval from your local authority having jurisdiction AHJ. This document should be on display within the project site. The result for having the permits allows you to proceed with new construction or renovations projects. The process is to ensure that your work meets the safety code requirements, zoning laws, and environmental regulations.

The beauty of permits it is another layer to protect homeowners and the surrounding community that the work is structurally sound and legally compliant. Please note when AHJ review it not often time an intensive review, your contractor or architect of record is still liabale and responsible for meeting all requirements. Tip: Based off the contract and agreement set in place, it typically the contractor responsibility to obtain permit. So, double check your contractor is legal licensed to perform you can check Maryland Home Improvement website, license look-up: Welcome to the Home Improvement Public Query

If you are a rebellious homeowner let me give you some insight for skipping the permit process. AHJ has the authority to stop work, introduce fines with daily fees if that not satisfied there could be a mandatory removal of the unauthorized work. Then you may end up building the project twice! So, let’s pause the rebellious streak and go through the permit process.

Common Projects That Require a Permit in Maryland

Now, if your next question is “Does that mean everything requires a permit?!” Good news, not everything so here a general list – always double check these things tend to change year by year.

Typically, you are going to need it for…..

Structural Work

  • Adding new rooms – requiring additional framing to support the addition

  • Knocking down Load-Bearing walls – Seriously, do not go knocking down a wall if you cannot determine or confirm if it a load-bearing wall.

  • Major renovations changing the layout of your home – Especially my visionary ambitious homeowners who want a full OPEN concept and no interior walls in sight!

Yes, Yes, and YES – Permit is needed!

New Construction

  • Garages and Carports – yup, your are going to need one

  • Sheds – Trickey cause it 50/50 if it over a certain size (typically over 120-200 SF it varies) you will need it.

  • Decks, porches, or sunrooms – Yes, it will make enjoying your serenity in peace even better

  • Detached Accessory buildings also know as Accessory Dwelling Units ADU’s – Yup, totally it basically a mini house on your property. Respect the process and get the permit.

Mechanical, Electrical, and Plumbing Work

  • New wiring or circuits – Can we NOT have ghosts! (Love that tv show by the way )

  • Installing HVAC systems – permit needed.

  • Moving plumbing lines or major pipe repairs – let’s not flood the backyard, before our next event; permit is needed.

Exterior Changes

  • Driveway expansions that impact curb access – Do it right! This could impact the curb appeal of your home and ultimate the resale of value of home.

  • Roof replacements (not minor patching) – You ever noticed after a hailstorm; Roofers are at the door with free quotes. I respect the hustle. The permit is needed for the new roof.

    • Also, if you want to install solar panels, you usually need building and electrical permits.   

Outdoor Additions

  • In-ground and many above-ground pools – Don’t stop the fun! Get the permit.

  • Hot tubs and even portal hot tubs – it because hot tubs often require a dedicate new circuit which requires a permit.

  • Retaining walls over a certain height (usually 2–3 feet) – Grading change, additional work for railing and the structural review of the retaining wall itself. So, yes in this case a permit is needed.

  • In general, outdoor related work may require an environmental permits as well.

Projects That Often Do Not Require a Permit

So, on the flip side, not every upgrade will demand formal paperwork, review, inspection, etc.  

In theory, you typically will not need a permit for:

  • Painting, wallpapering, or cosmetic upgrades

  • Installing new flooring (hardwood, tile, carpet)

  • Replacing existing appliances without changing wiring or plumbing

  • Minor roof repairs (like patching a leak)

  • Small sheds under a certain size

  • Simple landscaping (like planting flowers or shrubs)

HOWEVER, some seemingly minor changes, like building a tall fence, installing a patio with drainage impacts, or replacing a water heater, still require permits in some Maryland counties. If in doubt, call your local building office — most do offer free consultations.

Now, what about “Special” projects

Maryland does have “special cases” where additional rules apply:

Historic Districts

If your home is in a registered historic district (like Annapolis, Frederick, or Baltimore City), any exterior changes — even repainting — may require historic commission approval before you can even apply for a standard permit. There are four different types of maintenance when it comes to historic project. 1. Preservation, 2. Renovation, 3. Reconstruction, and 4. Restoration these are different processes that will still require a permit.

Homeowners Associations (HOAs)

It is still not the time to be rebellious. HOAs have good intentions! Even if your local county doesn’t require a permit, your HOA might require design or construction approval.

How to Apply for a Permit in Maryland

Each county runs its own permitting system. However, most applications follow this basic process:

  1. Submit Application: Provide a project description, site plan, and sometimes architectural drawings.

  2. Pay Fees: Permit costs vary based on project type and size.

  3. Plan Review: Officials review your application for zoning compliance, safety codes, and stormwater management.

  4. Obtain Permit: Once approved, you’ll get an official permit you must post on-site.

  5. Schedule Inspections: For larger projects, you’ll schedule inspections at key milestones (framing, wiring, plumbing, final).

Conclusion

So, what are we gonna do next? Everyone gets a permit, well, if you need it. Let's recap because I did throw a lot your way, here's a short breakdown. If you are planning to change anything structural, electrical, plumbing, or mechanical, double-check if you need a permit; most likely, yes. In the case of skipping the permit process, there are no gains in doing so. You may face fines and stop work orders, which will lead to change orders from subcontractors due to delays in the project. (Then again, based on your contracts and agreement, it could have been the responsibility of the contractor to coordinate). In other cases, failure of permits falls under the radar, and it can become problematic in selling the home later. A costly mistake can cost twice as much due to the mandatory removal of unapproved work. Simply put, by securing permits, you are protecting your investment, mental state of stress and emotions, and safety for you and the public.

Before you build, remodel, or upgrade, make the call to your local AHJ to confirm.

About the Author

 Anne Harris combines her background in architecture with her passion for construction law to help homeowners tackle their biggest renovation questions. When she’s not sketching plans or breaking down legal regulations, you’ll find her enjoying live music, hiking and catching sunsets, or exploring new creative outlets. Anne believes every project starts in the details of possibilities — whether it’s a home or a dream.

Helpful County Links:

Need help navigating Maryland’s permitting process? Always verify requirements with your local Department of Permitting Services or consult a licensed contractor or construction attorney for advice tailored to your specific project.

 

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