What's Required in Baltimore
- No permit to replace roof shingles or roof tarring (BFRCBC 105.2 items 17 and 18; DHCD exempt-work handout).
- Building permit for structural roof work such as rafters, joists, sheathing or reframing (BFRCBC 105.1).
- Permit fee read as $10 per $1,000 of estimated cost, $50 minimum, plus the $25 application fee and 5% tax (BFRCBC 109).
- Fire-retardant-treated wood sheathing on a renovated or replaced porch roof that abuts another porch roof (Part X 302.1.1).
- Cool-roof reflectance (SRI 78) applies to low-slope roofs on new buildings and additions only (Part X 905 amendment).
- CHAP review for exterior roof changes in historic districts and on landmarks (City Code Art. 6, 8-2).
- Roofing contractors working on a home must hold a Maryland Home Improvement Commission license (Bus. Reg. 8-301).
Do You Need a Permit to Replace a Roof in Baltimore?
Usually not for the covering itself. Baltimore City's own amendments to Section 105.2 of its building code add two items to the list of work exempt from permit: replacing roof shingles (item 17) and replacing roof tarring (item 18). DHCD's exempt-work handout repeats both for one- and two-family dwellings. That covers the two most common roofing jobs in the city: a shingle tear-off on a pitched roof and re-tarring a flat rowhouse roof.
The exemption is narrow. It names shingles and tarring and says nothing about modified bitumen, rubber membranes, metal or slate, so ask DHCD before assuming a membrane conversion is exempt. Work on the structure under the covering, such as new rafters or joists, replacement sheathing or a reframed roof, is an alteration and needs a building permit. DHCD's permits page puts it this way: minor repairs usually don't need permits unless the item is completely replaced or significantly changed, while renovations, modifications and reconstructions always need a permit. Two rowhouse rules come with permitted roof work: a porch roof that abuts another porch roof gets fire-retardant-treated wood sheathing when it is renovated or replaced, and the cool-roof rule (a solar reflective index of at least 78 on low-slope roofs) applies to new buildings and additions, not to reroofing an existing house.
Baltimore Roof Permit Rules by Scenario
| What you are doing | City filing | Rule |
|---|---|---|
| Tear off and replace asphalt shingles | None | BFRCBC 105.2 item 17 |
| Re-tar a flat rowhouse roof | None | BFRCBC 105.2 item 18 |
| Swap a tar roof for a rubber or other membrane | Ask DHCD; not named in the exemption | BFRCBC 105.2 (items 17 and 18 only) |
| Replace rafters and sheathing, $8,000 job | $80 + $4 tax + $25 application = $109 | BFRCBC 109.6.1(c), 109.7, 109.5.7 |
| Reframe a roof, $15,000 job | $150 + $8 tax + $25 application = $183 | BFRCBC 109.6.1(c) exterior-alteration rate |
| Replace a porch roof that abuts the neighbor's | Fire-retardant-treated sheathing required | Part X 302.1.1 |
| Any roof change at a house in a CHAP district | CHAP review; a permit may be needed even for minor work | City Code Art. 6, 8-2(a)(1) |
How Much Does a Roof Permit Cost?
For a shingle or tar job, nothing: no permit is required. When the work does need a permit, it is an alteration limited to the exterior, which Section 109 prices at $10 for each $1,000 or fraction of estimated cost, with a $50 minimum. Add the nonrefundable $25 application fee for a one- or two-family dwelling and the 5% Building Code Permit Tax, rounded up. An $8,000 rafter and sheathing repair costs $80 + $4 + $25 = $109; a $15,000 reframing costs $183. Doing permit-required work without a permit adds a surcharge of the greater of $1,000 or 50% of the permit fee.
Historic Districts and Who Does the Work
Inside a CHAP historic district or on a landmark, any reconstruction, alteration or removal of an exterior architectural feature needs a permit, and DHCD warns that some minor work that would not otherwise require a permit will require one there. CHAP says its design review typically takes a few days and permit fees usually range from $15 to $50. Whatever the permit status, Maryland law requires a home improvement contractor license for roofing work done for you, and DHCD says construction on one- and two-family homes needs an MHIC-licensed contractor. Check the license with the Maryland Home Improvement Commission before you sign.
How to Get a Roof Replacement Permit in Baltimore
Define the scope
Shingles or tarring only: no permit. Membrane systems, sheathing, rafters or reframing: ask DHCD or file a building permit.
Check historic status
If the house is in a CHAP district or on a landmark, contact CHAP before changing roofing materials or exterior features.
Hire a licensed contractor
Use a contractor with a current MHIC license and get the permit status in writing in the contract.
Apply in E-Permits if needed
File a One and Two Family Combo Permit with the estimated cost and pay the $25 application fee, then the permit fee and 5% tax.
Schedule inspections
For permitted structural work, book the framing and final inspections in E-Permits by 2:30 P.M. the day before.