Bethesda, MD - 2026 Building Permit Guide

Permit Authority

Bethesda is identified by Montgomery County as an unincorporated community, so building permits are administered by Montgomery County DPS rather than a City of Bethesda permit department. Downtown Bethesda may also be affected by urban-district, planning, historic, or right-of-way conditions depending on site.

Department

Montgomery County Department of Permitting Services (DPS)

Address

2425 Reedie Drive, 7th Floor, Wheaton, MD 20902

Phone

311 in Montgomery County; 240-777-0311 outside the County

Email

dps.eservices@montgomerycountymd.gov

Website

https://www.montgomerycountymd.gov/dps/

Online Permit Portal

Application Process

1. Verify the property is in unincorporated Bethesda and determine whether county permitting, planning, or any urban-district, historic, or HOA approvals also apply.
2. Create a DPS eServices account and submit the permit application through Apply and ePay.
3. Upload plans through ePlans when required.
4. Complete zoning and any other applicable reviews.
5. Pay fees and receive the permit electronically.
6. Post the permit and approved plans on site.
7. Schedule and pass required county inspections.

Typical processing time: Standard residential building applications typically about 4 weeks to first review comments; some fast-track permits 1 to 2 days.

Source: Montgomery County Department of Permitting Services (DPS)

General Requirements

County permit triggers apply in Bethesda because Bethesda does not run a separate municipal building department.

Required Documents

• County permit application
• Site plan or survey where applicable
• Construction plans and technical data
• Any overlay-specific materials required by DPS or other reviewing agencies

Permit validity

County Chapter 8 permit application and permit expiration rules apply: Building permit application is treated as abandoned after 6 months if not diligently prosecuted or issued. A building permit becomes invalid if no approved inspection is recorded within 12 months after issuance and a second approved inspection is not recorded within 14 months.

Building code

Montgomery County adopted-code package applies in Bethesda (2021 IBC, IRC, IEBC, IgCC, IMC, IECC, IFGC, and ISPSC effective December 10, 2024, with local amendments).

Owner-builder

County owner-builder and homeowner-electrical exam rules apply.

Contractor requirements

County and Maryland state requirements apply.

Fees

Minimum permit fee

Varies by permit type under the County fee schedule

Plan check fee

Same County fee schedule and review-fee structure applies

Permit fee formula

Same County mixed schedule used for unincorporated areas: many permits are square-foot, disturbed-area, linear-foot, fixture, device, or estimated-project-cost based.

Reinspection fee

Same County reinspection charges ($104.91 after two disapprovals; $162.22 for initial inspection of sites where work proceeds without permit)

Payment note

Same County eServices payment methods apply: online payment methods include credit card and electronic check; some process pages also state payment can be made online, by mail, or in person depending on permit type.

Fees change. Verify current amounts at the official fee schedule (effective Current schedule — see URL for latest updates).

Work That Does NOT Require a Permit

• Bathroom caulking
• Cabinet installation, repair, or replacement
• Driveway work on private property other than apron work
• Repair or replacement of receptacles in the same location
• Fence repair or replacement in the same location and height where the original fence was permitted
• Floor coverings
• Gutters and downspouts
• Patios
• Prefabricated pools less than 18 inches deep
• Private walkways
• Retaining walls not over 48 inches measured from bottom of footing to top of wall, unless supporting a surcharge
• Retractable awnings and canopies
• Roof covering only
• Siding
• In-kind storm windows
• Swings, playground equipment, playhouses, treehouses, and similar structures
• Wall repair or painting
• Windows and doors where the opening size and net clear opening dimensions do not change
• Window screens

Important: Bethesda follows Montgomery County's published exempt-work guidance for unincorporated areas. Exempt from building permit does not mean exempt from zoning and planning requirements.

Inspections

How to Schedule

• DPS eServices inspection requests (online)
• MC311 / 240-777-0311 (phone)

Scheduling deadline

At least 24 hours notice is required for start of work and certain inspections

Inspection hours

Monday-Friday, 7:30 AM to 4:00 PM

Typical inspection sequence: County permit-type sequence: county materials commonly reference footing/foundation and other concealed-work inspections, followed by rough trade inspections, then final inspection before use or occupancy

Additional Resources

• Building code: Montgomery County adopted-code package applies in Bethesda (2021 IBC, IRC, IEBC, IgCC, IMC, IECC, IFGC, and ISPSC effective December 10, 2024, with local amendments).
• Zoning information: View zoning info
• Owner-builder rules: View rules
• Bethesda Community Resource Services
• Montgomery County Zoning Law
• DPS Contact Information
• License lookup guide: Maryland Contractor License Requirements
• Contract template: Maryland Homeowner-Contractor Agreement
• Maryland hub: Maryland Contractor License & Permit Hub

Frequently Asked Questions

Bethesda Building Permit FAQ

Do I need a building permit in Bethesda, MD?

County permit triggers apply in Bethesda because Bethesda does not run a separate municipal building department.

How much does a building permit cost in Bethesda, MD?

The minimum permit fee is Varies by permit type under the County fee schedule. Fees are calculated as: Same County mixed schedule used for unincorporated areas: many permits are square-foot, disturbed-area, linear-foot, fixture, device, or estimated-project-cost based.. Plan check fee: Same County fee schedule and review-fee structure applies.

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

1. Verify the property is in unincorporated Bethesda and determine whether county permitting, planning, or any urban-district, historic, or HOA approvals also apply. 2. Create a DPS eServices account and submit the permit application through Apply and ePay. 3. Upload plans through ePlans when required. 4. Complete zoning and any other applicable reviews. 5. Pay fees and receive the permit electronically. 6. Post the permit and approved plans on site. 7. Schedule and pass required county inspections.

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

Typical processing time is Standard residential building applications typically about 4 weeks to first review comments; some fast-track permits 1 to 2 days..

What work is exempt from building permits in Bethesda, MD?

The following work is generally exempt: Bathroom caulking; Cabinet installation, repair, or replacement; Driveway work on private property other than apron work; Repair or replacement of receptacles in the same location; Fence repair or replacement in the same location and height where the original fence was permitted; Floor coverings; Gutters and downspouts; Patios; Prefabricated pools less than 18 inches deep; Private walkways; Retaining walls not over 48 inches measured from bottom of footing to top of wall, unless supporting a surcharge; Retractable awnings and canopies; Roof covering only; Siding; In-kind storm windows; Swings, playground equipment, playhouses, treehouses, and similar structures; Wall repair or painting; Windows and doors where the opening size and net clear opening dimensions do not change; Window screens. Note: Bethesda follows Montgomery County's published exempt-work guidance for unincorporated areas. Exempt from building permit does not mean exempt from zoning and planning requirements.

How do I schedule a building inspection in Bethesda, MD?

Inspections can be scheduled via: DPS eServices inspection requests, MC311 / 240-777-0311. At least 24 hours notice is required for start of work and certain inspections.

Other cities in Montgomery County