DO YOU NEED A PERMIT TO
REMODEL A BATHROOM?

This is the question we get asked most after "how much will it cost?" — and the honest answer is it depends where you live and what you're changing. The DMV is unusual: three states' worth of permitting rules packed into commuting distance of each other, and every jurisdiction draws the line a little differently. Here's how it actually works, county by county, so you know what to expect before you start tearing out tile. The photo above is a real shower niche mid-install on one of our jobs — the plumbing and waterproofing stage behind that tile is exactly the work permits exist to inspect.

THE GENERAL RULE

Across every DMV jurisdiction, the line is roughly the same: cosmetic work doesn't need a permit, anything touching plumbing, electrical, gas, or structure does.

COUNTY BY COUNTY

Montgomery County, MD

The Department of Permitting Services issues an alteration permit for most bathroom remodels beyond pure cosmetics. Plumbing relocation, electrical work, gas lines, structural changes, and curbless shower drainage all require it, and you'll typically need separate plumbing and electrical trade permits pulled by licensed tradespeople alongside the base permit. Applications go through the county's ePlans portal. Plan for roughly 3–5 weeks on a straightforward single-bathroom job; larger structural projects run 8–12 weeks, so factor that into your start date, not your finish date.

Prince George's County, MD

Building and alteration permits are required before most construction or alteration work begins, submitted through the county's online Momentum portal. The one thing that surprises people here: plumbing permits go through WSSC (Washington Suburban Sanitary Commission), not the county office — a different agency, a different queue. Electrical work needs a permit pulled by a Maryland-licensed master electrician.

Fairfax County, VA

Fairfax treats bathroom and kitchen renovations more broadly than a pure "does this touch plumbing" test — most bathroom remodels need a building permit simply because they involve fixture and layout changes. New electrical circuits, outlets, lighting, or panel work need an electrical permit; any new plumbing fixture or appliance needs a plumbing permit. Trade permits are pulled online through the county's PLUS system once the base building permit is issued.

Arlington County, VA

Arlington's threshold is closer to Montgomery County's: permits are triggered by structural changes or by plumbing, electrical, or mechanical modifications — moving a sink or adding a circuit, for example. Purely cosmetic work (paint, flooring, a like-for-like fixture swap) generally doesn't need one. Applications go through the "Permit Arlington" online portal.

Washington, DC

DC's Department of Buildings requires an Alteration & Repair permit for anything beyond cosmetic updates — if you're touching plumbing, electrical, or the framing/layout, you need one. The notable difference from Maryland and Virginia: in DC, only a licensed master trade professional can pull plumbing, mechanical, and electrical trade permits — homeowners can't self-pull those. DOB aims to turn around standard permits within about 5 business days. One extra step for DC rowhouses: properties in a historic district need an added Historic Property review from the Office of Planning before work starts.

WHO ACTUALLY PULLS THE PERMIT

This varies by county and by trade. In most cases, the general building/alteration permit is pulled by the homeowner or the contractor managing the job, while the actual plumbing and electrical trade permits have to be pulled by the licensed master plumber or electrician doing that specific work — not a general contractor, and in DC, not the homeowner either. We coordinate directly with licensed plumbers and electricians on every remodel that requires trade work, so the right person is pulling the right permit and scheduling the right inspection.

WHY IT'S WORTH DOING RIGHT

Skipping a required permit doesn't just risk a stop-work order mid-project. Unpermitted plumbing and electrical work is a common finding in home inspections, and it can complicate a sale, trigger a retroactive permit process, or leave you paying to open up finished walls to prove the work was done to code. It's also, plainly, an insurance and safety issue — permits exist because gas lines and electrical panels are not the place to guess.

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