Permits for home renovation in Montgomery County, MD

When you need a permit

Always required: Plumbing relocation, electrical service updates or new circuits, gas line work, structural changes (wall removal, beam installation), additions, decks over 30" off grade, fences over 7' tall, swimming pools, basement bedrooms (egress window).

Sometimes required: Replacement windows (if changing rough opening size), siding (if structural sheathing exposed), water heater replacement (depending on type and location).

Not required: Paint, flooring (if no subfloor change), countertop replacement (if no plumbing relocation), cabinet replacement (same footprint), most cosmetic refresh work.

How to file a Montgomery County permit

DPS uses an online portal (ePlans.MontgomeryCountyMD.gov) for all permit submissions. The contractor (us, in your case) submits drawings, scope, and pays initial fee.

For straightforward projects (single-room remodel), expect 3–5 weeks for approval. Larger structural projects or additions can take 8–12 weeks.

Inspections are scheduled through the same portal. Most projects need rough inspection (after framing, before drywall) and final inspection (at completion).

Common permit pitfalls in Montgomery County

Egress windows: If you're finishing a basement and adding a sleeping room, MoCo enforces IRC R310 strictly. The window must have a 5.7 sq ft opening, a sill height ≤ 44" off finished floor, and a code-compliant window well.

Historic preservation overlay: Parts of Bethesda, Chevy Chase, Kensington, and other areas sit in HPC zones. Exterior changes require additional review (4–8 week add).

Floor area ratio (FAR): Some Montgomery zones have strict FAR limits. Adding square footage may not be allowed without variance.

Stormwater management: Larger additions (>500 sq ft) trigger stormwater management review — drywell or detention requirements add 2–4 weeks.

What stop-work orders look like

Montgomery County DPS issues stop-work orders for unpermitted work, work beyond permit scope, or failed inspections. The orange/red sticker on your front door means construction halts immediately.

Resolution requires retroactive permit application (often with structural engineer review of completed work), fines (typically $250–$2,000), and re-inspection.

Hiring a licensed contractor with permit experience eliminates this risk entirely. Permit pulls are part of every project we run.