Baltimore City, MD - 2026 Building Permit Guide

Permit Authority

Baltimore City is an independent city and administers its own building permits citywide within city limits, separate from Baltimore County. DHCD issues permits, while referrals may go to Zoning, Planning, CHAP, Fire, Health, DPW, and DOT. State trade licensing and registration rules still apply.

Department

Baltimore City Department of Housing and Community Development, Permits Office / Office of Permits and Building Inspections

Address

417 E Fayette Street, Baltimore, MD 21202; public-facing permit kiosk and permit help at the One-Stop Shop Permit Center, Room 100

Phone

443-984-1809

Email

DHCD.Permits@baltimorecity.gov

Website

https://dhcd.baltimorecity.gov/pi/permits

Online Permit Portal

Application Process

1. Create a new E-Permits account, or log in to an existing one. For records that predate the February 3, 2025 portal change, use the PIN Record Number process to reconnect prior permits and registrations.
2. Choose the correct permit category in E-Permits, such as One and Two Family Combo, Commercial and Multifamily Combo, Use and Occupancy, or Razing and Moving.
3. Enter project information, including applicant role, owner contact information, property address, description of work, estimated cost, use information, and any trade fixture or demolition details required for that permit type.
4. Add contractor or licensed professional information when required. Baltimore City requires the contractor or licensed professional to be registered in E-Permits before the permit can move forward.
5. Upload supporting documents in PDF format. If the permit type requires plans review, upload drawings and related materials through ProjectDox.
6. Submit the application and monitor review status in E-Permits. DHCD may route the application for special referrals, including CHAP, floodplain, design review, forest conservation, zoning, Fire, Health, DPW, or DOT.
7. Respond to reviewer comments, provide revised plans or documents if requested, and clear any outside-agency referral conditions.
8. Pay the application and permit fees online or at the One-Stop Shop. Online check payments are free; credit card payments carry a small processing fee.
9. After issuance, download the permit from email/E-Permits, keep the permit and approved plans on site, schedule required inspections, and obtain finals before closeout or occupancy.

Typical processing time: DHCD's permit handbook says electrical, plumbing, HVAC&R, gas, extension, and contractor-change submissions are typically ready for payment within 1 hour, 24/7. Other permit types submitted by 9:00 a.m. generally receive an approval or response by 2:00 p.m. the same business day; submissions after 9:00 a.m. generally receive a response by 2:00 p.m. the following business day. For permits requiring plans review, over 98 percent are reviewed in less than 30 days.

Source: Baltimore City Department of Housing and Community Development, Permits Office / Office of Permits and Building Inspections

General Requirements

Baltimore City states a permit is required for constructing, enlarging, altering, repairing, rehabilitating, demolishing, or moving any structure; changing, installing, or replacing electrical, gas, mechanical, HVAC&R, or plumbing systems; changing the use of land or a structure; performing grading or excavating; and certain events on private property. The Building Code also requires permits for work done after-the-fact if work started without one.

Required Documents

• Project information, owner contact information, address, work description, estimated cost
• Contractor information if applicable
• Site plan, floor plans, foundation plan, roof plan, elevations, cross-sections, structural drawings
• Fire-rating details where applicable
• Other construction details as required
• ProjectDox review required for new construction, larger additions, many commercial alterations, some retaining walls, pools, fire alarms, and similar listed work

Permit validity

Under Building Code section 105.5, permits generally expire if work is not started within 180 days after issuance or if work is abandoned or suspended for 180 days or more. Permit extensions are addressed in section 109.5.3.

Building code

Baltimore City's 2024 Building, Fire, and Related Codes adopt the Maryland Building Performance Standards, 2021 International Building Code, 2021 International Residential Code, 2021 International Mechanical Code, 2021 International Plumbing Code, 2021 International Fire Code, 2021 International Energy Conservation Code, 2021 International Green Construction Code, and 2020 National Electrical Code, all with state and local modifications. Alterations, repairs, additions, and changes of occupancy also tie into the Maryland Building Rehabilitation Code based on the 2021 IEBC.

Owner-builder

The owner or lessee may apply for many permits, and homeowners still need permits if the work requires one. Baltimore City guidance says the property owner remains responsible for the permit. However, contractor-required work still must be performed under the appropriate licensed contractor registration. For razing, the city notes a limited owner exception for demolishing an owner's own detached residential garage or shed.

Contractor requirements

Baltimore City requires contractor or licensed professional information when applicable and requires those parties to be registered in E-Permits. DHCD specifically states that work on 3 dwelling units or fewer requires an MHIC contractor; razing requires a Baltimore City licensed contractor; and electrical, HVAC&R, gas, and plumbing work require licensed contractors.

Fees

Minimum permit fee

There is no single citywide minimum for every permit type. Examples from the current code include $25 for many accessory-structure, paving, sign, and small trade permits; $50 minimum for 1- and 2-family alterations; $150 minimum for many commercial alterations; $150 minimum for new 1- and 2-family buildings; and $250 minimum for new buildings in other occupancies.

Plan check fee

The code uses a nonrefundable application fee rather than a separately labeled 'plan check fee' on the public-facing schedule. Current application fees are $25 for 1- and 2-family permits without plan review, $50 for other permits without plan review, $125 for 1- and 2-family permits with plan review, and $150 for other permits with plan review. Additional charges include revised drawings at $10 per sheet with a $25 minimum, preliminary project review at $50 per half hour, and DPW or DOT review charges of $100 per review.

Permit fee formula

Mixed. Baltimore City uses cubic-foot formulas for many new buildings and demolitions, square-foot formulas for many alterations and interior demolitions, linear-foot or area formulas for fences, retaining walls, paving, and signs, trade-specific flat schedules for electrical and mechanical permits, and flat fees for some occupancy and review items. A 5 percent Building Code Permit Tax is imposed on every permit issued under the code.

Reinspection fee

Current code reinspection fees are $50 for the first reinspection, $100 for the second, and $125 for the third and each later reinspection. Overtime inspections are $50 per hour per inspector with a $200 minimum.

Penalty (no permit)

Work without a permit triggers a surcharge equal to the greater of $1,000 or 50 percent of the permit fee; demolition penalties use a separate cubic-foot surcharge.

Payment note

DHCD says permit fees can be paid online or at the One-Stop Shop before issuance. Online check payments are free; credit card payments are subject to a small fee. All outstanding balances must be paid before permits or license registrations are approved.

Fees change. Verify current amounts at the official fee schedule (effective Current published code).

Work That Does NOT Require a Permit

• One-story detached accessory structures used as tool or storage sheds, playhouses, and similar uses when not over 120 square feet
• Water tanks supported directly on grade up to 5,000 gallons, subject to the code's dimensional limit
• Interior painting, papering, tiling, carpeting, cabinets, countertops, and similar interior finish work
• Prefabricated swimming pools less than 24 inches deep (though zoning review may still be needed)
• Swings and other playground equipment accessory to detached one- and two-family dwellings
• Removal of debris, except where interior or exterior demolition is involved
• Boarding exterior openings with plywood
• Minor repair or patching of drywall or plaster
• Replacing roof shingles
• Replacing roof tarring
• Installing a temporary door on a structure subject to a vacant building notice
• Certain minor electrical maintenance items, such as listed cord-and-plug temporary decorative lighting, minor repair work, and very low-voltage installations
• Certain portable gas or mechanical appliances and minor parts replacement that does not alter approval or create unsafe conditions

Important: Contact Baltimore City DHCD to confirm whether your work is exempt from a building permit. Zoning review and other approvals may still apply.

Inspections

How to Schedule

• E-Permits portal (online)

Scheduling deadline

The cutoff for scheduling is 2:30 p.m. on the prior day.

Inspection hours

Field inspections between 8:30 a.m. and 2:30 p.m. Monday through Friday.

Time windows

Inspections are scheduled by day, not by appointment time. Applicants choose an available date and then 'All Day.'

Typical inspection sequence: All permits require inspections. For electrical, mechanical, plumbing, and HVAC&R permits, Baltimore City requires rough-in and final inspections. Building inspection sequences listed by the city include decks with footing then final; new buildings and additions with footing, foundation, slab, framing, insulation, and final; alterations with framing, insulation, and final; and razing with pre-issuance site consultation, inspector presence at start of demolition, slab removal, footing if required, backfill, and final. Certificates of Occupancy also require trade and occupancy-related finals depending on use.

Additional Resources

• Building code: Baltimore City's 2024 Building, Fire, and Related Codes adopt the Maryland Building Performance Standards, 2021 International Building Code, 2021 International Residential Code, 2021 International Mechanical Code, 2021 International Plumbing Code, 2021 International Fire Code, 2021 International Energy Conservation Code, 2021 International Green Construction Code, and 2020 National Electrical Code, all with state and local modifications. Alterations, repairs, additions, and changes of occupancy also tie into the Maryland Building Rehabilitation Code based on the 2021 IEBC.
• Zoning information: View zoning info
• CHAP and Historic Review
• Permits Requiring Special Referrals
• Permit Information and Requirements
• Permit Information by Category
• Permit Dashboard
• Building, Fire, and Related Codes
• Work Exempt from Permit Handout
• Floodplain and Sustainability Forms
• License lookup guide: Maryland Contractor License Requirements
• Contract template: Maryland Homeowner-Contractor Agreement
• Maryland hub: Maryland Contractor License & Permit Hub

Frequently Asked Questions

Baltimore City Building Permit FAQ

Do I need a building permit in Baltimore City, MD?

Baltimore City states a permit is required for constructing, enlarging, altering, repairing, rehabilitating, demolishing, or moving any structure; changing, installing, or replacing electrical, gas, mechanical, HVAC&R, or plumbing systems; changing the use of land or a structure; performing grading or excavating; and certain events on private property. The Building Code also requires permits for work done after-the-fact if work started without one.

How much does a building permit cost in Baltimore City, MD?

The minimum permit fee is There is no single citywide minimum for every permit type. Examples from the current code include $25 for many accessory-structure, paving, sign, and small trade permits; $50 minimum for 1- and 2-family alterations; $150 minimum for many commercial alterations; $150 minimum for new 1- and 2-family buildings; and $250 minimum for new buildings in other occupancies.. Fees are calculated as: Mixed. Baltimore City uses cubic-foot formulas for many new buildings and demolitions, square-foot formulas for many alterations and interior demolitions, linear-foot or area formulas for fences, retaining walls, paving, and signs, trade-specific flat schedules for electrical and mechanical permits, and flat fees for some occupancy and review items. A 5 percent Building Code Permit Tax is imposed on every permit issued under the code.. Plan check fee: The code uses a nonrefundable application fee rather than a separately labeled 'plan check fee' on the public-facing schedule. Current application fees are $25 for 1- and 2-family permits without plan review, $50 for other permits without plan review, $125 for 1- and 2-family permits with plan review, and $150 for other permits with plan review. Additional charges include revised drawings at $10 per sheet with a $25 minimum, preliminary project review at $50 per half hour, and DPW or DOT review charges of $100 per review..

How do I apply for a building permit in Baltimore City, MD?

1. Create a new E-Permits account, or log in to an existing one. For records that predate the February 3, 2025 portal change, use the PIN Record Number process to reconnect prior permits and registrations. 2. Choose the correct permit category in E-Permits, such as One and Two Family Combo, Commercial and Multifamily Combo, Use and Occupancy, or Razing and Moving. 3. Enter project information, including applicant role, owner contact information, property address, description of work, estimated cost, use information, and any trade fixture or demolition details required for that permit type. 4. Add contractor or licensed professional information when required. Baltimore City requires the contractor or licensed professional to be registered in E-Permits before the permit can move forward. 5. Upload supporting documents in PDF format. If the permit type requires plans review, upload drawings and related materials through ProjectDox. 6. Submit the application and monitor review status in E-Permits. DHCD may route the application for special referrals, including CHAP, floodplain, design review, forest conservation, zoning, Fire, Health, DPW, or DOT. 7. Respond to reviewer comments, provide revised plans or documents if requested, and clear any outside-agency referral conditions. 8. Pay the application and permit fees online or at the One-Stop Shop. Online check payments are free; credit card payments carry a small processing fee. 9. After issuance, download the permit from email/E-Permits, keep the permit and approved plans on site, schedule required inspections, and obtain finals before closeout or occupancy.

How long does it take to get a building permit in Baltimore City, MD?

Typical processing time is DHCD's permit handbook says electrical, plumbing, HVAC&R, gas, extension, and contractor-change submissions are typically ready for payment within 1 hour, 24/7. Other permit types submitted by 9:00 a.m. generally receive an approval or response by 2:00 p.m. the same business day; submissions after 9:00 a.m. generally receive a response by 2:00 p.m. the following business day. For permits requiring plans review, over 98 percent are reviewed in less than 30 days..

What work is exempt from building permits in Baltimore City, MD?

The following work is generally exempt: One-story detached accessory structures used as tool or storage sheds, playhouses, and similar uses when not over 120 square feet; Water tanks supported directly on grade up to 5,000 gallons, subject to the code's dimensional limit; Interior painting, papering, tiling, carpeting, cabinets, countertops, and similar interior finish work; Prefabricated swimming pools less than 24 inches deep (though zoning review may still be needed); Swings and other playground equipment accessory to detached one- and two-family dwellings; Removal of debris, except where interior or exterior demolition is involved; Boarding exterior openings with plywood; Minor repair or patching of drywall or plaster; Replacing roof shingles; Replacing roof tarring; Installing a temporary door on a structure subject to a vacant building notice; Certain minor electrical maintenance items, such as listed cord-and-plug temporary decorative lighting, minor repair work, and very low-voltage installations; Certain portable gas or mechanical appliances and minor parts replacement that does not alter approval or create unsafe conditions. Note: Contact Baltimore City DHCD to confirm whether your work is exempt from a building permit. Zoning review and other approvals may still apply.

How do I schedule a building inspection in Baltimore City, MD?

Inspections can be scheduled via: E-Permits portal. The cutoff for scheduling is 2:30 p.m. on the prior day..