What's Required in Baltimore
- No permit for cabinets, counter tops, tiling, painting and similar interior finish work (BFRCBC 105.2 item 7).
- Plumbing, gas, mechanical and electrical fixtures and devices need a permit even when replaced in the same size and location (DHCD category page).
- Electrical permits go only to city-licensed electricians (BFRCBC 2706.2).
- Plumbing and gas permits go only to city-licensed master plumbers or master gas fitters (BFRCBC 2903.3).
- Structural alterations need a floor plan and a cross-section; non-structural alterations need existing and proposed floor plans (DHCD).
- Fees: $0.30 per sq ft of affected area ($50 minimum) plus itemized trade fees, the $25 application fee and 5% tax (BFRCBC 109).
- Contractors doing construction work on a one- or two-family home must hold an MHIC license (DHCD; Bus. Reg. 8-301).
- Rough-in inspections for most trade permits and a final for all (DHCD inspection guidelines).
Do You Need a Permit to Remodel a Kitchen in Baltimore?
It depends on what you touch. Baltimore's building code lists interior painting, papering, tiling, carpeting, cabinets, counter tops and similar interior finish work as exempt from permit, so new cabinets, counters, backsplash and flooring in the same layout need nothing. The line is the systems behind the finishes. DHCD's permit-category page lists adding or replacing plumbing, mechanical, gas and electrical fixtures and devices at one- and two-family homes as permit work even when it is the same size and in the same location, so a new sink in the old spot is a plumbing permit and new circuits for an induction range are an electrical permit. Removing or moving a wall is an alteration that needs a building permit with drawings: a floor plan and cross-section for structural work, existing and proposed floor plans for non-structural work.
Who files matters more than in most cities. Baltimore issues electrical permits only to licensed electricians, plumbing permits only to licensed master plumbers or master gas fitters, and HVACR permits only to licensed HVACR contractors, and DHCD's guidelines say gas piping needs a gas fitter license. There is no homeowner trade permit in the city code. Maryland exempts an individual doing plumbing in their own residence from state licensing, but the city still issues the plumbing permit only to a master plumber. DHCD also says construction work on one- and two-family dwellings requires an MHIC-licensed contractor.
Baltimore Kitchen Remodel Permit Rules by Scenario
| What you are doing | City filing | Rule |
|---|---|---|
| New cabinets, counters, backsplash, flooring and paint in the same layout | None | BFRCBC 105.2 item 7 |
| Replace the kitchen sink in the same spot | Plumbing permit: $5 + $1 tax + $25 application = $31 | BFRCBC 109.6.3(j); DHCD category page |
| Add 4 appliance circuits | Electrical permit: $24 + $2 tax + $25 application = $51 | BFRCBC 109.6.2(b) |
| Run a new gas line to the range | $25 gas piping line by a licensed gas fitter | BFRCBC 109.6.3(a); DHCD guidelines item 18 |
| Range hood ducted outdoors | Exhaust system line, $30 minimum | BFRCBC 109.6.3(e) |
| Take out a wall between kitchen and dining room | Building permit with floor plan and cross-section | BFRCBC 105.1; DHCD category page |
| Gut remodel: 250 sq ft, 6 circuits, 3 fixtures, gas line | $151 in fees + $8 tax + $25 application = $184 | BFRCBC 109.6.1(c), 109.6.2, 109.6.3 |
How Much Does a Kitchen Permit Cost in Baltimore?
Less than almost anywhere. Section 109 prices the building part of an alteration at a one- or two-family dwelling at $0.30 per square foot of affected floor area, with a $50 minimum, so a 150 square foot kitchen pays the $50 minimum. Trade work is itemized: $5 per plumbing fixture installed or replaced, $6 per new or replaced branch circuit, $25 for installing 1 to 25 electrical fixtures or devices only, $25 for new or replacement gas piping, and $30 per fuel-burning appliance up to 200,000 Btu per hour. Add the nonrefundable $25 application fee (one- and two-family interior alterations are not on DHCD's ePlans list) and the 5% Building Code Permit Tax, rounded up. Gut remodel example: 250 square feet at $0.30 is $75, six circuits $36, three fixtures $15 and a gas line $25 make $151; tax adds $8 and the application fee $25, for $184. Work done without the permit draws a surcharge of the greater of $1,000 or 50% of the permit fee.
How Do You Apply?
File a One and Two Family Combo Permit in E-Permits, enter the estimated cost and every fixture or device you are adding or replacing, and add each licensed contractor by name and registered license. Most electrical, mechanical and plumbing permits get a rough-in inspection and all get a final, so keep walls open until the rough-in passes.
How to Get a Kitchen Remodel Permit in Baltimore
Sort cosmetic from systems work
Cabinets, counters, tile and paint need nothing. List every fixture, circuit, gas line, duct or wall change; each needs a permit.
Hire licensed trades
Electrical work needs a licensed electrician, plumbing and gas a master plumber or gas fitter, and the general contractor an MHIC license.
Draw any wall changes
For structural work prepare a floor plan and a cross-section; for partitions, existing and proposed floor plans.
Apply in E-Permits
File a One and Two Family Combo Permit with the estimated cost, fixture counts and each contractor's registered license; pay the $25 application fee.
Pay and pass inspections
Pay the permit fees and 5% tax at issue, then schedule rough-in inspections before closing walls and a final at the end.