Do You Need a Permit to Remodel a Kitchen or Bathroom? (DC, MD & VA, 2026)
Do you need a permit to remodel a kitchen or bathroom?
As of October 2026, a kitchen or bathroom remodel in DC, Montgomery County or Fairfax County needs a permit once it moves plumbing, gas, wiring or walls, while finish work such as cabinets, countertops, flooring and paint generally does not. In Montgomery County an eligible alteration can get a Fast Track permit in one to two days, and DC’s Homeowner’s Center aims to issue permits within five business days.
Finish work such as cabinets, countertops, flooring, and paint generally needs no permit in Montgomery County, Rockville, Fairfax County, or DC outside its historic districts, and moving plumbing or electrical is permit work everywhere we checked. The exceptions are the work in between, as of October 2026:
- Gaithersburg requires a Residential Improvement Permit for work such as remodeling kitchens and bathrooms, finishing a basement, or enlarging windows or doors, and a City electrical permit for all electrical work, done by an electrician licensed with the City.
- DC requires a permit for interior alterations, new plumbing fixtures, new electric appliances, and new or replacement gas appliances, and a licensed contractor’s Electrical Instant Permit for replacing or repairing up to 10 existing outlets and 10 existing light fixtures, or installing or replacing one residential electric appliance.
- Fairfax County lists kitchen renovations and bathroom remodels as permit work, along with direct replacement of household appliances such as stoves, ovens, and water heaters, and requires a permit for any gas appliance installation or replacement, even a like-for-like swap.
- Montgomery County sends plumbing permits to WSSC Water (the Washington Suburban Sanitary Commission), not DPS, and installing or replacing a range hood requires a DPS mechanical permit.
Which kitchen and bath work needs a permit, jurisdiction by jurisdiction?
The table compares what each office publishes. “Not published” means we could not find the office’s own list of exempt work, not that the work is exempt.
| Where | Usually no permit | Permit required | Who issues it |
|---|---|---|---|
| Montgomery County (DPS) | Paint, wallpaper, faucet swaps, countertops, new flooring (no structural change); Cabinets; same-location outlet swaps (“most likely” no permit, per DPS) | Interior alterations and electrical work (“likely”) | DPS; plumbing permits from WSSC |
| Gaithersburg | Not published | Kitchen and bathroom remodels; All electrical work | City of Gaithersburg |
| Rockville | Paint, wallpaper, tile, carpet, cabinets, countertops; up to 320 sq ft of non-rated drywall | Electrical, plumbing, mechanical, or structural work | City of Rockville; plumbing from the City or WSSC |
| Washington, DC | Paint, wallpaper, tile, flooring, cabinets, countertops (outside historic districts) | Interior alterations, new plumbing fixtures, new electric appliances, gas appliances | DOB; trade permits by licensed masters only |
| Fairfax County | Cabinets, countertops, vanities, tile, flooring, paint, like-for-like swaps in place | Kitchen and bath remodels, any wall removal, new, repaired, or relocated fixtures | Land Development Services |
| Virginia (statewide code) | Cabinets, trim, floor and wall finishes, paint; fixture and non-gas appliance swaps | Wall removal, structural work, plumbing, wiring, mechanical changes | The local building department |
What needs a permit in Montgomery County?
Where the county’s Department of Permitting Services (DPS) issues permits, finish work is exempt and work that alters the house is not: DPS says a permit is required prior to reconstruction or renovation to an existing structure other than a repair.
No permit needed
- Painting, wallpapering, replacing a faucet, installing countertops, and installing hardwood, tile, or carpet floors, as long as no structural changes are made
- Installing, repairing, or replacing cabinets and floor coverings, and repairing or replacing plug receptacles in the same location (DPS says these “most likely” need none)
Permit required
- Interior alterations and electrical work (DPS says these will “likely” need one)
- Installing or replacing a range hood requires a DPS mechanical permit
On a remodel that does need a permit, separate electrical and mechanical permits are often required as well, and a Maryland-licensed master electrician applies for the electrical permit, with a limited exam-based route for some homeowners.
Who issues plumbing permits in Montgomery County?
Under Maryland law, plumbing permits come from WSSC Water (the Washington Suburban Sanitary Commission), not DPS. WSSC’s own permit pages could not be checked for this guide, so confirm with WSSC whether a like-for-like swap of a toilet, sink, or shower valve needs a WSSC permit before assuming it does not.
Can a homeowner pull the permit?
Homeowners may apply for an alteration permit in their own name, and a contractor must hold a Maryland Home Improvement Commission (MHIC) license to obtain one.
How long does it take, and what does it cost?
DPS says eligible applications can get a permit through its Fast Track program in three to five days; its Fast Track page says one to two days. Fast Track interior alterations may not include load-bearing walls, and basement alterations may not include a kitchen. For other applications, DPS aims to finish code review within 17 days for adequately prepared applications.
Montgomery County DPS charges a residential alteration permit fee of $0.783545 per square foot for fiscal year 2027 (Montgomery County DPS: Residential Building Fees, FY2027).
The Montgomery County DPS filing fee is 50% of the permit fee or $329.59, whichever is greater (Montgomery County DPS: Residential Building Fees, FY2027). DPS says its schedule is for estimating only and the final fee is calculated when the permit is issued.
Sources: Montgomery County DPS: Residential Alterations Permit Process (checked Sep 30, 2026) · Montgomery County DPS: Guide to Building Permits and Home Improvements (checked Sep 30, 2026) · Montgomery County DPS: Residential Mechanical Permit Process (checked Sep 30, 2026) · Montgomery County DPS: Electrical Permit with Parent Building Permit (checked Sep 30, 2026) · Maryland Code, Public Utilities § 24-101 (checked Sep 30, 2026) · Montgomery County DPS: Residential Fast Track Permit Process (checked Sep 30, 2026) · Montgomery County DPS: Residential Building Fees, FY2027 (checked Sep 30, 2026)
Gaithersburg, Rockville, and Takoma Park: how are the cities different?
The City of Rockville and the City of Gaithersburg issue their own permits for homes inside city limits, and several other towns, including Chevy Chase Village, the Town of Chevy Chase, Kensington, Garrett Park, and Somerset, require their own approval in addition to the County permit. DPS notes that its own list of exempt work does not include municipality and homeowner association rules and regulations.
Gaithersburg
Gaithersburg is where the rule of thumb breaks down. The City requires a Residential Improvement Permit for work such as remodeling kitchens and bathrooms, finishing a basement, or enlarging windows or doors, and a City electrical permit for all electrical work, done by an electrician licensed with the City. The City’s permit pages list no exempt work and do not say who issues plumbing permits, so check with the City before starting even a same-layout kitchen or bath update. Our office is in Gaithersburg.
Rockville
Rockville requires City permits for electrical, plumbing, mechanical, or structural work. Its code exempts painting, papering, tiling, carpeting, cabinets, countertops, and similar finish work, plus removing and replacing up to 320 square feet of drywall that is not part of a fire-rated assembly, and on the electrical side, removing and replacing stoves, disposals, ranges, light fixtures, and similar appliances and equipment (baseboard heaters excluded). For plumbing, the exemption covers only clearing stoppages, repairing leaks, and removing and reinstalling a toilet, as long as no valves, pipes, or fixtures are replaced or rearranged. Who issues the plumbing permit depends on whether the address is on City of Rockville water or WSSC water, and the City sends WSSC-water addresses to WSSC for the permit.
The City of Rockville charges a $145 filing fee on residential work other than new construction for fiscal year 2027 (City of Rockville: FY2027 Fee Schedule).
Rockville charges $0.35 per square foot of affected area for residential alterations (City of Rockville: FY2027 Fee Schedule).
Rockville adds a 10.25% automation fee to all permit and application fees (City of Rockville: FY2027 Fee Schedule).
Rockville trade permits have minimum fees of $80 for electrical and plumbing permits and $75 for mechanical (City of Rockville: FY2027 Fee Schedule).
Rockville’s published review time for residential alterations is 28 calendar days, and 2 calendar days for trade permits (City of Rockville: Inspection Services Division Review Timeframes).
Takoma Park
The County issues the building permit, but you first need a Municipality Letter from the City of Takoma Park before the County permit application; the letter is free and is not itself a permit.
Sources: Montgomery County DPS: Municipalities Page (checked Sep 30, 2026) · Montgomery County DPS: Guide to Building Permits and Home Improvements (checked Sep 30, 2026) · City of Gaithersburg: Improvement Permits (checked Sep 30, 2026) · City of Gaithersburg: Electrical Permits (checked Sep 30, 2026) · City of Rockville: Apply for a Building or Trade Permit (checked Sep 30, 2026) · Rockville City Code, Chapter 5, Article VI (IRC R105.2 as amended) (checked Sep 30, 2026) · City of Rockville: Express Water Heater Permit Guide (checked Sep 30, 2026) · City of Rockville: FY2027 Fee Schedule (checked Sep 30, 2026) · City of Rockville: Inspection Services Division Review Timeframes (checked Oct 16, 2026) · City of Takoma Park: Municipality Letters for Construction / Renovation (checked Sep 30, 2026)
What needs a permit in Washington, DC?
DC exempts finish work but is stricter than Maryland or Virginia about fixtures and appliances. For a kitchen or bathroom remodel, the permit type is Alteration and Repair.
No permit needed (outside historic districts)
- Painting (other than fire-retardant paint), wallpapering, tiling, carpeting and other floor coverings, cabinets, countertops, and similar finish work
- Up to 160 square feet of drywall replaced in kind, as long as it is not fire-rated
Permit required
- Interior alterations, new plumbing fixtures, new electric appliances, and new or replacement gas appliances
- An Electrical Instant Permit for replacing or repairing up to 10 existing outlets and 10 existing light fixtures, or installing or replacing one residential electric appliance
- A Plumbing Instant Permit for installing or replacing a single plumbing fixture
Who can pull the permits in DC?
A property owner can get a building permit, but plumbing, mechanical, and electrical permits are issued only to licensed and bonded master trade professionals, and homeowners cannot apply for them. On a kitchen or bath that touches wiring or plumbing, that means a DC master-licensed electrician or plumber pulls those permits.
What if the house is in a historic district?
DOB’s list of permit-free work applies only outside historic districts. The Historic Preservation Office, for its part, exempts interior alterations (except to specifically designated historic interiors) from preservation review. The two pages do not say how they fit together, so in a historic district, confirm with DOB before assuming finish work is permit-free.
How long does it take, and what does it cost?
DOB’s Homeowner’s Center handles interior remodels of up to 500 square feet, kitchens and bathrooms included, with no major structural change and no work on load-bearing or party walls, and aims to issue those permits within five business days. Small projects filed through the Digital Walk-Through get a completed review in 1 business day.
DC’s alteration and repair permit fee is $30 plus 2% of the construction value, plus a 10% enhanced fee, for work valued between $1,001 and $1 million (DC Department of Buildings: Building Permit Fee Schedule).
DC charges a Green Building Fee of 0.13% of the construction value in the same band (DC Department of Buildings: Building Permit Fee Schedule).
DC’s permit filing deposit is 50% of the assessed permit fee, up to $20,000 (DC Department of Buildings: Building Permit Fee Schedule).
DC Instant Permits average $36.30 (DC Department of Buildings: Instant Permits).
Sources: DC Department of Buildings: Alteration & Repair Permit (checked Sep 30, 2026) · DC Department of Buildings: How to Get a Permit (checked Sep 30, 2026) · DC Department of Buildings: Instant Permits (checked Sep 30, 2026) · DC Department of Buildings: Homeowner's Center (checked Sep 30, 2026) · DC Office of Planning: Work Exempt from Preservation Review (checked Sep 30, 2026) · DC Department of Buildings: Building Permit Fee Schedule (checked Sep 30, 2026)
What needs a permit in Fairfax County and the rest of Virginia?
Virginia’s statewide building code exempts finish work and like-for-like swaps of fixtures and electric appliances, but Fairfax County’s own list is stricter in places.
No permit needed (Fairfax)
- Kitchen cabinets and countertops, bathroom countertops and vanities, replacing tile or flooring, painting and wallpaper, and like-for-like replacement of electrical, plumbing, and mechanical work in the same location
Permit required (Fairfax)
- Kitchen renovations, bathroom remodels, removing or building walls (non-load-bearing ones included), and new, repaired, or relocated plumbing, gas, electrical, and mechanical fixtures, range hoods included
- Direct replacement of household appliances such as stoves, ovens, and water heaters
- Any gas appliance installation or replacement, even a like-for-like swap
Note the overlap: the same Fairfax page lists like-for-like replacement of electrical, plumbing, and mechanical work with no change in location as exempt, and direct replacement of household appliances such as stoves, ovens, and water heaters as requiring a permit. Before swapping an appliance, confirm with Land Development Services which one applies.
What does Virginia’s statewide code exempt?
The Virginia Construction Code, enforced by the local building department, exempts installing or replacing cabinetry, trim, and floor finishes; replacing interior wall and ceiling finishes; paint and wallpaper; replacing plumbing fixtures without altering the supply, drain, or vent systems; replacing switches, receptacles, light fixtures, and ceiling fans in a house; and replacing appliances that are not fueled by gas or oil. It requires a permit for removing or adding any wall or partition, structural work, and work on the water supply, drainage, or vent systems, the electric wiring, or the mechanical and fuel systems. As Fairfax shows, a county’s published list can be stricter than the state’s.
Who can pull the permits in Fairfax?
Property owners may obtain permits in their own name, filing a License Exemption Affidavit when no licensed contractor is listed, though the county strongly recommends a licensed contractor pull them. Electrical and plumbing permits can be obtained after the building permit is issued, and they do not need plans. Projects in the towns of Vienna and Clifton also need the town's approval.
What about Arlington?
Arlington says no permit is required for replacing cabinets, appliances that are not fueled by gas or oil, or fixtures in the exact same location, without relocating any pipes or drywall, and that the work can begin immediately.
Sources: Fairfax County LDS: Does My Project Require a Permit? (checked Sep 30, 2026) · Fairfax County LDS: Household Appliance (HAPL) Permit (checked Sep 30, 2026) · Virginia Construction Code, 13VAC5-63-40 (Section 104) (checked Sep 30, 2026) · Virginia Construction Code, 13VAC5-63-80 (Section 108) (checked Sep 30, 2026) · Fairfax County LDS: Addition/Alteration (ALTR) Permit (checked Sep 30, 2026) · Arlington County: Residential Building Permit (checked Sep 30, 2026)
Does a tub-to-shower conversion need a permit?
None of the offices we checked addresses it by name, so it comes down to whether the plumbing changes. Virginia’s code exempts only replacing plumbing fixtures without altering the water supply, drainage, or vent systems; Fairfax requires a permit for new, repaired, or relocated plumbing fixtures, a list that names sinks, tubs, and showers; and DC requires one for new plumbing fixtures. Our guide to tub-to-shower conversions covers what the change involves.
Sources: Virginia Construction Code, 13VAC5-63-80 (Section 108) (checked Sep 30, 2026) · Fairfax County LDS: Does My Project Require a Permit? (checked Sep 30, 2026) · DC Department of Buildings: How to Get a Permit (checked Sep 30, 2026)
Who handles the permits on an Excell project?
We do, as part of the job. We confirm which offices govern your address, prepare the drawings, file, and manage the inspections. Our kitchen remodeling and bathroom remodeling pages show the work. For what the work itself costs, see our guides to kitchen remodel costs in the DC metro and bathroom remodel costs in Montgomery County, or try the kitchen and bathroom budget estimator. For how a permit fits into the schedule, see how long a kitchen remodel takes.
Frequently asked questions
Do I need a permit to replace kitchen cabinets and countertops?
Usually not. Montgomery County's DPS needs no permit for installing countertops when no structural changes are made, and says cabinets most likely need none; Rockville, Fairfax County, and DC (outside its historic districts) list both as exempt. The exception is Gaithersburg, which requires a Residential Improvement Permit for work such as remodeling kitchens and bathrooms, finishing a basement, or enlarging windows or doors.
Do I need a permit to replace a sink, toilet, or faucet in the same spot?
It depends on where you live. Virginia's code exempts replacing plumbing fixtures without altering the water supply, drainage, or vent systems, and Fairfax exempts like-for-like replacement in the same location. In Montgomery County, DPS needs no permit to replace a faucet, but plumbing permits come from WSSC Water (the Washington Suburban Sanitary Commission), not DPS, so check WSSC for other fixtures. Rockville's exemption covers only clearing stoppages, repairing leaks, and removing and reinstalling a toilet, as long as no valves, pipes, or fixtures are replaced or rearranged. DC does not list fixture swaps as permit-free, and its Plumbing Instant Permit, issued only to licensed contractors, covers installing or replacing a single plumbing fixture.
Do I need a permit to move a sink, range, or dishwasher?
Yes, in every jurisdiction we checked, because moving a fixture means moving plumbing, gas lines, or wiring. Virginia's code requires a permit for work on the water supply, drainage, or vent systems and the electric wiring; DC requires one for new plumbing fixtures and interior alterations; Rockville for electrical, plumbing, and mechanical work; Gaithersburg for all electrical work; and in the rest of Montgomery County, DPS says interior alterations and electrical work will likely need one.
Can a homeowner pull their own kitchen or bathroom permit?
Sometimes. In Montgomery County, homeowners may apply for an alteration permit in their own name, and a contractor must hold a Maryland Home Improvement Commission (MHIC) license to obtain one. In Fairfax, property owners may obtain permits in their own name, filing a License Exemption Affidavit when no licensed contractor is listed, though the county strongly recommends a licensed contractor pull them. In DC, plumbing, mechanical, and electrical permits are issued only to licensed and bonded master trade professionals, and homeowners cannot apply for them.
How long does a kitchen or bathroom permit take?
It varies by office. Montgomery County's Fast Track can issue an eligible alteration permit in three to five days according to one county page and one to two days according to another, and the county aims to finish code review within 17 days for adequately prepared applications. Rockville's published review time for residential alterations is 28 calendar days. DC's Homeowner's Center aims to issue permits within five business days.
Does a tub-to-shower conversion need a permit?
None of the offices we checked addresses it by name, so it comes down to whether the plumbing changes. Virginia's code exempts only replacing plumbing fixtures without altering the water supply, drainage, or vent systems; Fairfax requires a permit for new, repaired, or relocated plumbing fixtures, a list that names sinks, tubs, and showers; DC requires one for new plumbing fixtures; and Gaithersburg requires a Residential Improvement Permit for work such as remodeling kitchens and bathrooms, finishing a basement, or enlarging windows or doors.
Sources
Every rule and fee on this page comes from the issuing office’s own published page, checked on the date shown:
Offices cited: Montgomery County DPS: Municipalities Page (checked Sep 30, 2026) · Maryland Code, Public Utilities § 24-101 (checked Sep 30, 2026) · City of Gaithersburg: Improvement Permits (checked Sep 30, 2026) · City of Rockville: Express Water Heater Permit Guide (checked Sep 30, 2026) · Arlington County: Residential Building Permit (checked Sep 30, 2026) · DC Department of Buildings: How to Get a Permit (checked Sep 30, 2026) · DC Department of Buildings: Building Permit Fee Schedule (checked Sep 30, 2026) · DC Office of Planning: Work Exempt from Preservation Review (checked Sep 30, 2026) · DC Department of Buildings: Homeowner's Center (checked Sep 30, 2026) · DC Department of Buildings: Instant Permits (checked Sep 30, 2026) · DC Department of Buildings: Alteration & Repair Permit (checked Sep 30, 2026) · Fairfax County LDS: Does My Project Require a Permit? (checked Sep 30, 2026) · Fairfax County LDS: Household Appliance (HAPL) Permit (checked Sep 30, 2026) · Fairfax County LDS: Addition/Alteration (ALTR) Permit (checked Sep 30, 2026) · City of Gaithersburg: Electrical Permits (checked Sep 30, 2026) · Montgomery County DPS: Residential Alterations Permit Process (checked Sep 30, 2026) · Montgomery County DPS: Electrical Permit with Parent Building Permit (checked Sep 30, 2026) · Montgomery County DPS: Residential Fast Track Permit Process (checked Sep 30, 2026) · Montgomery County DPS: Residential Building Fees, FY2027 (checked Sep 30, 2026) · Montgomery County DPS: Guide to Building Permits and Home Improvements (checked Sep 30, 2026) · Montgomery County DPS: Residential Mechanical Permit Process (checked Sep 30, 2026) · Rockville City Code, Chapter 5, Article VI (IRC R105.2 as amended) (checked Sep 30, 2026) · City of Rockville: FY2027 Fee Schedule (checked Sep 30, 2026) · City of Rockville: Inspection Services Division Review Timeframes (checked Oct 16, 2026) · City of Rockville: Apply for a Building or Trade Permit (checked Sep 30, 2026) · City of Takoma Park: Municipality Letters for Construction / Renovation (checked Sep 30, 2026) · Virginia Construction Code, 13VAC5-63-80 (Section 108) (checked Sep 30, 2026) · Virginia Construction Code, 13VAC5-63-40 (Section 104) (checked Sep 30, 2026)
Recent kitchens and baths from our team include Kitchen Remodel in Rockville, MD, Bathroom Remodel in Washington, DC (2022), and Kitchen Remodel in Fairfax, VA.
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This guide summarizes what each permitting office publishes, as of the dates shown next to each source. It is not legal advice. Offices interpret their own rules, the rules change, and a town or city can add requirements of its own, so confirm with the office that governs your address before you start work. Excell Homes is not responsible for actions taken based on this information.