The full process
6 steps · ~3–6 weeks totalPrepare your plans & documents
Gather everything before you submit — incomplete applications cause most delays. The exact list depends on your project type, but you'll always need a property survey, a site plan, and detailed construction drawings.
See the full required documents list ↓
Submit through the CSS Portal
All building permit applications are filed online through the Citizen Self-Service (CSS) Portal. Create an account, fill out the application, upload all required documents, and pay the application fee.
Plan review by city staff
Your application is routed to multiple departments for review: Building, Zoning, and (if applicable) Historic, Critical Area, and Public Works. You may receive comments asking for revisions — respond promptly to avoid restarting the clock.
Pay permit fee & receive permit
Once approved, you'll get an invoice for the final permit fee based on the valuation of your project. Pay online or in person. You'll then receive your permit by email — print and post it visibly at the work site before beginning construction.
Schedule inspections as work progresses
Most projects need 3–5 inspections at key milestones. You (or your contractor) request each inspection online at least 24 hours in advance. An inspector visits the site, checks the work, and either approves or notes corrections needed.
See the inspection checklist ↓
Final inspection & certificate of occupancy
Once all work is complete and all inspections pass, request a final inspection. The inspector verifies everything is up to code, signs off, and you receive a Certificate of Occupancy (or Certificate of Completion for non-occupancy work). This is your record that the work was legal and inspected.
Required documents
Have these ready before you startWhat it costs
Example · 250 sq ft deck additionFee breakdown
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Application filing fee
Flat fee paid at submission. Non-refundable.
$65 flat
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$65.00 |
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Building permit fee
Based on project valuation. Sliding scale for residential.
$10 per $1,000 of project value, min $50
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$180.00 $18,000 × $10/$1,000 |
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Plan review fee
Cost of staff plan review across departments.
35% of permit fee
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$63.00 |
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State surcharge
Maryland statewide building permit surcharge.
$10 flat
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$10.00 |
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Technology fee
Supports the CSS Portal and digital plan review system.
3% of total
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$9.54 |
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Total — typical 250 sq ft deck
All fees rolled together
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$327.54 |
Inspections you'll need
For a typical deck additionFooting inspection
Inspector verifies the holes for your footings are deep enough (below the frost line — 30" in Annapolis), wide enough, and in the right location per your approved drawings.
Framing inspection
Inspector verifies structural framing — beams, joists, posts, ledger attachment, and connections all match the approved drawings. Look for proper hardware, lag bolts vs. nails, and flashing.
Electrical (if applicable)
Required only if you're adding receptacles, lighting, or a hot tub. Inspector verifies wiring methods, GFCI protection, and grounding. Outdoor receptacles must be weather-resistant and GFCI-protected.
Final inspection
The big one. Inspector verifies everything matches the approved drawings, railing heights meet code (36" min for residential), guards meet 4" sphere rule, and the deck is safe and complete.
Common mistakes to avoid
From our permit reviewersThe 6 most common things that delay applications
- Starting work before the permit is issued. "Stop work" orders, double fees, and after-the-fact permit penalties (minimum $250) all apply. The 180-day clock starts when the permit is issued, not when you applied — so don't jump the gun.
- Site plan missing setbacks or lot coverage. We need to see your distance from each property line to the nearest part of the new structure, plus updated lot coverage percentages. Without these, zoning kicks the application back and the clock restarts.
- Old survey or no survey at all. We require a survey within 5 years. Older surveys may not reflect easements, encroachments, or boundary corrections. If you don't have one, get one before applying — it can take 2–3 weeks.
- Forgetting Historic District review. If you're in the Historic District, you need a Certificate of Approval from the HPC before applying for a building permit. Submitting the building permit first wastes 2–3 weeks of review time.
- Not posting the permit on site. The permit card must be visible from the public right-of-way at all times during construction. Inspectors will not perform inspections if the permit isn't posted, and a stop-work order can be issued.
- Letting the permit expire. Permits are valid for 180 days from issuance. If you haven't started work, request an extension before expiration — extensions are free if requested on time, but you'll need to reapply (and pay again) if it lapses.