Caroline County, MD - 2026 Building Permit Guide

Permit Authority

All unincorporated areas of Caroline County. The county department administers building permits, zoning certificates, forest conservation, stormwater management, erosion and sediment control, floodplain management, and Critical Area review for properties outside the incorporated municipalities.

Department

Caroline County Department of Planning, Codes and Engineering

Address

403 South 7th Street, Suite 210, Denton, MD 21629

Phone

410-479-8100

Website

https://www.carolinemd.org/138/Planning-Codes

Online Permit Portal

Application Process

1. Determine whether the project requires a building permit, a zoning certificate, or both.
2. For waterfront or near-water properties, contact the Critical Area Program staff to determine whether Critical Area review applies.
3. Gather required documents including completed application form, site plan drawn to scale, construction drawings, stormwater management plan if more than 5,000 square feet of land will be disturbed, forest conservation plan if more than 40,000 square feet of land will be cleared, and Critical Area management plan if applicable.
4. Create an account on OnLama and submit the application electronically with all required documents, or submit in person at Suite 210.
5. The county distributes the application to up to ten separate review functions depending on project type and location (building/codes, zoning, stormwater, forest conservation, erosion and sediment control, Critical Area, floodplain, public works, health department, and fire marshal).
6. The county's goal is to issue comments within 15 working days of a complete application.
7. If revisions are required, the applicant responds and the review cycle restarts for the revised elements.
8. Once all reviews are approved, the county issues the permit and collects any remaining fees, including development impact fees for fire and EMS.
9. Post-issuance: schedule required inspections through the county or assigned private inspection agency and obtain a use-and-occupancy certificate.

Typical processing time: County goal is 15 working days for first-round comments on a complete application. Complex projects with multiple review functions or revision cycles will take longer.

Source: Caroline County Department of Planning, Codes and Engineering

General Requirements

A building permit is required to construct, enlarge, alter, repair, move, demolish, or change the occupancy of a building or structure, or to install, enlarge, alter, repair, remove, convert, or replace any electrical or plumbing system. A zoning certificate is also required for certain land uses and accessory structures even when no building permit is needed. All development in the Critical Area requires Critical Area review.

Required Documents

• Completed permit application
• Site plan drawn to scale
• Construction drawings
• Stormwater management plan if land disturbance exceeds 5,000 square feet
• Forest conservation plan if clearing exceeds 40,000 square feet
• Critical Area plan if in the Critical Area
• Separate trade applications for electrical, plumbing, and mechanical work
• Development impact fee payment

Permit validity

Permits are valid for one year from the date of issuance. A permit extension may be requested using the county Permit Extension Request form.

Building code

Maryland Building Performance Standards based on the 2021 IBC, 2021 IRC, 2021 IECC, 2021 IMC, 2021 IPC, 2021 IFGC, 2021 IEBC, 2020 NEC, and 2021 IFC, all with state and local amendments. Caroline County Ordinance #2020-1 addresses local building code amendments.

Owner-builder

Maryland state law and county practice allow a property owner to apply for a permit for work on their own owner-occupied dwelling. However, trade work (electrical, plumbing, HVAC) that is performed by a licensed contractor must still be performed under a trade permit.

Contractor requirements

Contractors must hold an MHIC license for home improvement work over $100 and an HBR registration for new residential construction. Electrical, plumbing, and mechanical work must be performed by contractors holding applicable Maryland trade licenses.

Fees

Plan check fee

Set by the private inspection agency on a per-project basis

Permit fee formula

Base permit fee set by county fee schedule; plan review, energy code inspection, and building inspection fees set by private inspection agency assigned to project

Reinspection fee

May be charged by the inspection agency for failed or missed inspections

Payment note

Development impact fees are due and collected by the county prior to or at permit issuance. Other fees may be payable online through OnLama or in person at Suite 210.

Fees change. Verify current amounts at the official fee schedule.

Work That Does NOT Require a Permit

• One-story detached accessory structures under 200 square feet in floor area (residential) or under 120 square feet (commercial); however, any trade work (electrical, plumbing, mechanical) associated with those structures still requires the applicable trade permit.
• Construction of poultry houses, greenhouses, stables, and run-in sheds used exclusively for agriculture is exempt from the building permit requirement. If the agricultural structure is later altered, repaired, modified, or converted to any non-agricultural use, a permit and full code compliance are required.
• Ordinary repairs and maintenance that do not involve structural elements, change of use, or trade system alterations may not require a permit.

Important: Development activities on waterfront properties within the Critical Area that would not otherwise require a building permit (such as patios, driveways, small retaining walls, and sheds under 200 square feet) must still be reviewed under the Critical Area Program. Contact 410-479-8100 before starting any work on Critical Area properties.

Inspections

How to Schedule

• 410-479-8100 (phone)
• Private inspection agency assigned to project (other)

Scheduling deadline

Request each required inspection at least 24 hours in advance

Inspection hours

Monday-Friday, generally 8:00 AM to 4:30 PM during regular county business hours

Typical inspection sequence: For residential construction, inspections typically include footing/foundation, framing, rough-in mechanical/electrical/plumbing, insulation, and final. For additions and alterations, inspections are determined by the scope of permitted work.

Additional Resources

• Building code: Maryland Building Performance Standards based on the 2021 IBC, 2021 IRC, 2021 IECC, 2021 IMC, 2021 IPC, 2021 IFGC, 2021 IEBC, 2020 NEC, and 2021 IFC, all with state and local amendments. Caroline County Ordinance #2020-1 addresses local building code amendments.
• Verify contractor license: Maryland MHIC Contractor Licensing
• Zoning information: View zoning info
• Critical Area Program
• Forest Conservation Program
• Zoning Districts
• Maryland Building Codes Administration
• License lookup guide: Maryland Contractor License Requirements
• Contract template: Maryland Homeowner-Contractor Agreement
• Maryland hub: Maryland Contractor License & Permit Hub

Frequently Asked Questions

Caroline County Building Permit FAQ

Do I need a building permit in unincorporated Caroline County, MD?

A building permit is required to construct, enlarge, alter, repair, move, demolish, or change the occupancy of a building or structure, or to install, enlarge, alter, repair, remove, convert, or replace any electrical or plumbing system. A zoning certificate is also required for certain land uses and accessory structures even when no building permit is needed. All development in the Critical Area requires Critical Area review.

How much does a building permit cost in unincorporated Caroline County, MD?

Fees are calculated as: Base permit fee set by county fee schedule; plan review, energy code inspection, and building inspection fees set by private inspection agency assigned to project. Plan check fee: Set by the private inspection agency on a per-project basis.

How do I apply for a building permit in unincorporated Caroline County, MD?

1. Determine whether the project requires a building permit, a zoning certificate, or both. 2. For waterfront or near-water properties, contact the Critical Area Program staff to determine whether Critical Area review applies. 3. Gather required documents including completed application form, site plan drawn to scale, construction drawings, stormwater management plan if more than 5,000 square feet of land will be disturbed, forest conservation plan if more than 40,000 square feet of land will be cleared, and Critical Area management plan if applicable. 4. Create an account on OnLama and submit the application electronically with all required documents, or submit in person at Suite 210. 5. The county distributes the application to up to ten separate review functions depending on project type and location (building/codes, zoning, stormwater, forest conservation, erosion and sediment control, Critical Area, floodplain, public works, health department, and fire marshal). 6. The county's goal is to issue comments within 15 working days of a complete application. 7. If revisions are required, the applicant responds and the review cycle restarts for the revised elements. 8. Once all reviews are approved, the county issues the permit and collects any remaining fees, including development impact fees for fire and EMS. 9. Post-issuance: schedule required inspections through the county or assigned private inspection agency and obtain a use-and-occupancy certificate.

How long does it take to get a building permit in unincorporated Caroline County, MD?

Typical processing time is County goal is 15 working days for first-round comments on a complete application. Complex projects with multiple review functions or revision cycles will take longer..

What work is exempt from building permits in unincorporated Caroline County, MD?

The following work is generally exempt: One-story detached accessory structures under 200 square feet in floor area (residential) or under 120 square feet (commercial); however, any trade work (electrical, plumbing, mechanical) associated with those structures still requires the applicable trade permit.; Construction of poultry houses, greenhouses, stables, and run-in sheds used exclusively for agriculture is exempt from the building permit requirement. If the agricultural structure is later altered, repaired, modified, or converted to any non-agricultural use, a permit and full code compliance are required.; Ordinary repairs and maintenance that do not involve structural elements, change of use, or trade system alterations may not require a permit.. Note: Development activities on waterfront properties within the Critical Area that would not otherwise require a building permit (such as patios, driveways, small retaining walls, and sheds under 200 square feet) must still be reviewed under the Critical Area Program. Contact 410-479-8100 before starting any work on Critical Area properties.

How do I schedule a building inspection in unincorporated Caroline County, MD?

Inspections can be scheduled via: 410-479-8100, Private inspection agency assigned to project. Request each required inspection at least 24 hours in advance.