Do you need a permit to renovate in Washington, DC?

Work that does not need a permit

According to DOB, the following work does not need a building permit, unless the property is in a historic district:

• Painting (other than fire-retardant paint), flooring, tile, carpet, cabinets, and countertops
• Brick pointing and patching, window screens, and storm windows
• In-kind replacement of roofing, siding, gutters, and patios, and of up to 160 square feet of non-fire-rated drywall
• One garden shed up to 50 square feet and under 10 feet tall
• Retaining walls 4 feet or lower on one- and two-family lots, with under 50 square feet of land disturbance

In a historic district, even some of this work may need review. See our DC historic district guide.

Instant Permits for small jobs

DOB's Instant Permits, formerly called postcard permits, are issued online for set scopes of work on one- and two-family homes. Examples include non-structural interior demolition up to 1,000 square feet, in-kind replacement of up to 15 windows or 5 exterior doors, and up to 800 square feet of non-rated drywall. DOB says building Instant Permits can be obtained by the property owner, while electrical, plumbing, gas, and mechanical Instant Permits go only to DC master-licensed professionals. DOB puts the average fee at $36.30 ($250 for solar). You schedule an inspection once the work is done.

Kitchen, bath, and other remodels: the Alteration & Repair permit

DOB's Alteration & Repair permit covers construction or renovation of an existing structure, including reconfiguring space, replacement in kind, and repairs. That is the permit most kitchen and bathroom remodels use. Every application needs a cost estimate, which sets the fee, along with a quote, contract, or similar document. One- and two-family projects apply through the DOB Permit Wizard; other projects apply through the Citizen Access Portal and upload plans to ProjectDox.

When the permit is issued, DOB asks for the contractor's license number, or for the owner to state that they will act as the contractor. Final approval comes only after every reviewing discipline and agency has signed off. Depending on the project, that can include DC Water, DDOT for public space, historic preservation review, DC Health, and the Department of Energy and Environment.

How long DC permits take

These targets come from DOB's service level agreement, which notes that other agencies may take additional time. DOB also runs a Third-Party Program in which an owner can choose an approved private agency for plan review or inspections, paid directly by the owner.

Inspections and keeping the permit valid

• Inspections are scheduled through DOB's Tertius system.
• DOB says a permit becomes invalid if no approved inspection happens within 12 months of issuance, or if work stops for a year.
• Refund requests must be made within 6 months of issuance, before any work or inspections, and a $36.30 processing fee applies. Once a permit has been issued, only the filing fee is refundable.
• Questions go to DOB at (202) 671-3500.

Who pulls the permit

On most remodels the contractor or design professional handles the permit, and Hawthorne Mason recommends that arrangement. Montgomery County's permitting staff, for example, describe a contractor who asks the owner to pull the permit as a warning sign. Read how to check a contractor before you hire, and start a project if you would like help planning.