Montgomery County, MD - 2026 Building Permit Guide

Permit Authority

Montgomery County Department of Permitting Services administers building, trade, fire protection, zoning, and land-development permits in unincorporated Montgomery County and also coordinates where HOA, municipal, special taxing district, historic, floodplain, stormwater, or other overlay approvals apply.

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. Confirm whether the work needs a permit and whether any municipality, HOA, historic, or special district approval is also needed.
2. Create an eServices account and submit the permit application through Apply and ePay; pay the filing fee at application if required.
3. Upload plans and supporting documents through ePlans when plan review is required.
4. DPS reviews for code, zoning, and other applicable requirements; corrections are resubmitted electronically if requested.
5. Pay remaining fees and receive the issued permit and approved plans electronically.
6. Post the permit and keep approved plans on site.
7. Schedule required inspections online or through MC311; obtain final approval before occupancy or closeout.

Typical processing time: Standard residential building permit applications typically take about 4 weeks for first review comments; residential fast-track applications are generally issued in 1 to 2 days; some FCC permits are stated as 7 to 14 days.

Source: Montgomery County Department of Permitting Services (DPS)

General Requirements

County guidance says permits are typically required before constructing, demolishing, adding, installing, or altering accessory structures, additions, decks, apron work, electrical work, HVAC replacement, interior alterations, retaining walls, signs, pools, wells, sheds, and land disturbance above stated thresholds.

Required Documents

• Permit application
• Site plan or house location survey where applicable
• Construction drawings and technical data
• Engineering details when required
• ACCA Manual J calculations for some HVAC work
• Approved plans must remain on site after issuance

Permit validity

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, or if work is suspended or abandoned for 6 months. One 6-month extension is available by timely written request and fee.

Building code

Montgomery County adopted 2021 IBC, IRC, IEBC, IgCC, IMC, IECC, IFGC, and ISPSC effective December 10, 2024, with local amendments; County materials also reference currently adopted NEC/NFPA standards by discipline.

Owner-builder

County code bars issuance of a residential building permit to anyone other than a licensed building contractor except for a residence for the person or immediate family use. Homeowners doing their own electrical work at a single-family detached primary residence may qualify by passing the County homeowner electrical exam.

Contractor requirements

County code requires a licensed building contractor for most residential permits not exempted for owner or immediate family use; DPS also separately licenses or tests certain trades locally, and Maryland state trade licensing and MHIC registration still apply depending on scope.

Fees

Minimum permit fee

Varies by permit type; see current fee schedule for specific minimums

Plan check fee

Many permit types embed filing/review charges in the published fee structure; expedited plan review is listed at 25% of total permit fee; some engineered permits require a filing fee equal to 50% of the total permit fee.

Permit fee formula

Mixed. Many permits are square-foot, disturbed-area, linear-foot, fixture, device, or estimated-project-cost based. Land development engineered permits use percentages of estimated project cost; many trade and miscellaneous permits are flat fee schedules.

Reinspection fee

Reinspection after two disapprovals is $104.91; initial inspection of sites where work proceeds without a permit is $162.22; applicant-requested partial inspection is $104.91

Penalty (no permit)

Extensions are generally 15% of filing or permit fee, depending on permit type.

Payment note

County process pages say 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: Exempt from building permit does not mean exempt from zoning and planning requirements. Confirm edge cases with Montgomery County DPS before proceeding.

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: Varies by permit type; 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 2021 IBC, IRC, IEBC, IgCC, IMC, IECC, IFGC, and ISPSC effective December 10, 2024, with local amendments; County materials also reference currently adopted NEC/NFPA standards by discipline.
• Zoning information: View zoning info
• Owner-builder rules: View rules
• Montgomery County Zoning Law
• Permits Required / Not Required Guide
• 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

Montgomery County Building Permit FAQ

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

County guidance says permits are typically required before constructing, demolishing, adding, installing, or altering accessory structures, additions, decks, apron work, electrical work, HVAC replacement, interior alterations, retaining walls, signs, pools, wells, sheds, and land disturbance above stated thresholds.

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

The minimum permit fee is Varies by permit type; see current fee schedule for specific minimums. Fees are calculated as: Mixed. Many permits are square-foot, disturbed-area, linear-foot, fixture, device, or estimated-project-cost based. Land development engineered permits use percentages of estimated project cost; many trade and miscellaneous permits are flat fee schedules.. Plan check fee: Many permit types embed filing/review charges in the published fee structure; expedited plan review is listed at 25% of total permit fee; some engineered permits require a filing fee equal to 50% of the total permit fee..

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

1. Confirm whether the work needs a permit and whether any municipality, HOA, historic, or special district approval is also needed. 2. Create an eServices account and submit the permit application through Apply and ePay; pay the filing fee at application if required. 3. Upload plans and supporting documents through ePlans when plan review is required. 4. DPS reviews for code, zoning, and other applicable requirements; corrections are resubmitted electronically if requested. 5. Pay remaining fees and receive the issued permit and approved plans electronically. 6. Post the permit and keep approved plans on site. 7. Schedule required inspections online or through MC311; obtain final approval before occupancy or closeout.

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

Typical processing time is Standard residential building permit applications typically take about 4 weeks for first review comments; residential fast-track applications are generally issued in 1 to 2 days; some FCC permits are stated as 7 to 14 days..

What work is exempt from building permits in unincorporated Montgomery County, 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: Exempt from building permit does not mean exempt from zoning and planning requirements. Confirm edge cases with Montgomery County DPS before proceeding.

How do I schedule a building inspection in unincorporated Montgomery County, 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.