Maryland new construction projects typically require multiple permits from multiple agencies. The primary building permit is issued by the county building department and covers all structural, mechanical, electrical, plumbing, and energy code aspects of the home. Additional permits commonly required: Maryland MDE Erosion and Sediment Control permit (required for any land disturbance over 5,000 sq ft virtually all new construction); Maryland MDE well permit (for rural lots without public water); Maryland county health department septic permit (for rural lots without public sewer); Maryland SHA driveway access permit (for driveways connecting to state-maintained roads); Critical Area development permit (for lots within 1,000 feet of tidal waters); and CHAP review (Baltimore City historic district properties). Each agency has its own application, its own fee, and its own processing timeline and most must be obtained before or concurrent with the county building permit.

Maryland new construction building permit review timelines range from 3–5 weeks (Carroll County, most efficient) to 10–18 weeks (Montgomery County, most complex multi-agency review). The key factors that determine where a specific project falls within this range: (1) The county Montgomery County has the longest review timeline in the service area; Carroll County has the shortest; (2) The completeness of the submission incomplete applications cycle back through review, adding 4–8 weeks per cycle; (3) Whether special reviews are required CHAP historic review (Baltimore City), Critical Area review (waterfront counties), Forest Conservation Act review (lots with forest coverage), and WSSC utility coordination (Montgomery and PG Counties) all add time; (4) Whether a zoning variance is required variance applications take 2–6 months regardless of county.

No construction cannot legally begin in Maryland before the building permit is issued. Beginning construction before permit issuance (a ‘pre-permit start’) is a violation of the county building code that triggers: an immediate stop-work order, a double permit fee penalty in most Maryland counties, a requirement that any work completed before the permit is inspected and potentially demolished and rebuilt to allow proper inspection, and a documented violation record that can complicate future permit applications in the county. The only pre-permit site work typically permitted in Maryland is the installation of erosion and sediment controls (which require their own MDE E&S plan approval before land disturbance). Fortune Homes MD does not begin any construction work before the county building permit is in hand.

The Maryland Building Performance Standards (MBPS) is Maryland’s state building code adopted under the Maryland Building Performance Standards Act (Md. Code, Housing and Community Development Article §12-101 et seq.) that establishes minimum construction standards for all residential and commercial buildings in Maryland. The MBPS incorporates the International Residential Code (IRC), International Building Code (IBC), International Energy Conservation Code (IECC), International Mechanical Code (IMC), International Plumbing Code (IPC), and National Electrical Code (NEC) with Maryland-specific amendments. The current Maryland code cycle is based on the 2021 editions of these model codes, adopted by most Maryland counties. All new construction must comply with the MBPS compliance is verified through the building permit plan review and construction inspections conducted by county building department inspectors.

A failed code inspection in Maryland results in: (1) A correction notice listing the specific deficiencies that must be remediated the inspector documents exactly what was found out of compliance and what must be corrected to pass; (2) A stop on the specific phase of work that failed subsequent construction phases that depend on the failed phase cannot proceed until the correction is made and reinspected; (3) A reinspection request after correcting the deficiency, the contractor schedules a reinspection with the building department; (4) A potential reinspection fee most Maryland counties charge $50–$150 for reinspections after a failed inspection. The most effective way to avoid failed inspections: use an MHIC-licensed contractor with current knowledge of Maryland’s 2021 code requirements, submit accurate construction documents at permit application that reflect what will actually be built, and call for inspections at the correct construction phases rather than after subsequent work has covered the inspected element.