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Permits

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1. When are permits required in the City of Annapolis?

The City generally follows the guidance of the International Building Code, 2015 Edition when determining when permits are required.

For more information, please see the Approval Reference Guide for Permits.

2. If I plan to do interior or exterior demolition, is a permit required and if so, what plans do I need to submit?

A person must have a demolition permit for either interior or exterior demolition. For interior demolitions (especially if the structure will be changed), a floor plan is required with the application showing where everything is located. For exterior or entire structure demolitions, a site plan is required showing what is to be demolished and where it is located. Five copies of plans are required with residential demolition applications and 6 copies are required with commercial demolition applications. In the Historic District, all Demolition Permits are reviewed and must be approved by the Historic District Commission. Exterior demolition may require approval from the Planning and Zoning Department if it is located in any of the City’s Conservation or Revitalization Districts.

3. Is a permit required for piers, pilings, floating docks, dredging, or boat lifts?

Any work performed below the mean high tide line requires a building permit. If dredging or filling, then a grading permit is required. Electric and water lines require electrical and plumbing permits. A public hearing before the Board of Port Wardens, a five member board approved by the Mayor and City Council which meets on the 4th Tuesday of each month, is required for all marine projects. Project applications must be received by Planning and Zoning at least 6 weeks prior to the public hearing. The land below mean high tides is also subject to state and federal regulations, and their approvals are also required. The whole process of acquiring all the necessary permits can take up to 3 months.

4. Do tree removals require a permit?

Any trees that are to be removed as part of a project or are within fifteen feet of the project boundary must be shown on the site plan accompanying the permit application. The City Code requires that any tree removed must be replaced at a certain ratio and each replacement tree must meet a minimum size standard. If a tree is to be removed and there is no building or grading permit required, then a tree permit may be required if the tree is within the front, side, or rear setback adjacent to a public right-of-way, or is within 100 feet of the water (mean high tide). In addition, all tree removals within the historic district are subject to approval by the Historic Preservation Commission.

5. Does landscaping require a permit?

Generally, no permit is required. However, any land cleared that exceeds 5,000 square feet requires a grading permit. This includes foundation excavation, clearing prior to construction, grading for positive drainage, etc. Any new single family home construction, regardless of the area cleared, requires a grading permit.

6. What is a sheeting/shoring permit and when is one required?

It is a permit for constructing retaining structures to keep dirt or neighboring properties from falling into an excavation. Any excavation directly adjacent to a public right-of-way (ROW), or private property may require sheeting and shoring. This type of excavation will require a permit.

7. Where can applications for the permits and licenses be obtained?

Certain permit and license applications can be printed from Planning and Zoning section of the City’s Website. These include fence permits, sign permits, plumbing contractor license, rental unit operation license, utility contractor license, electrical contractor’s license, and bed and breakfast operating license. The permit applications can be obtained in our office at 145 Gorman Street 3rd Floor or can be mailed or faxed upon request.

8. How long does it take to process a building, plumbing, mechanical or electrical permit?

Generally, it takes approximately 2 to 3 weeks to process a building permit. Simple permits may be issued sooner. Commercial permits and more complicated structures may take longer since a more detailed review may be required. In many cases, plumbing, mechanical, and electrical permits are issued at the time of application.

9. How long does it take to process a grading permit?

A grading permit review usually takes three to four weeks. However, the review for larger projects may take longer. All grading permits must also be reviewed and approved by the Anne Arundel County Soil Conservation District (ASCSCD). The AACSCD charges a flat fee of $150, which is in addition to the grading permit fees charged by the City of Annapolis.

10. How is the building permit fee assessed?

Fees are based on the value of the total construction, including materials and labor for the proposed job. View the Fee Schedule (PDF).

11. How will I know when my permit is ready for pick up?

Someone from the permit office will call and notify the applicant that the permit is ready for pick up once the permit has been reviewed and processed by all necessary departments. The applicant will also be notified at this time about any remaining fees that are required to be paid before the permit is issued.

12. When can work be started?

Construction can commence immediately after the permit is issued. However, the building permit card must be displayed properly on the property.

13. Generally, what types of inspections are required and when are they required?

Footing (before concrete is poured), foundation wall, backfill, slab on-grades (before concrete is poured), framing inspection, insulation inspection (prior to close-in), and a final inspection are required. Other inspections required: rough electrical, final electrical, rough plumbing, final plumbing, rough mechanical, final mechanical, landscaping and trees, storm water management, storage tanks, and grading inspections. Upon permit issuance, you will be notified of required inspections and who you need to contact as the project progresses.

14. Does a building permit have an expiration date?

A building permit is void if it is not issued within thirty days from the date of the notification to the applicant. Construction work must begin within 45 days of the permit issuance. Work must be completed 2 years from the date of permit issuance. If the project is abandoned for 6 months after starting work, the permit becomes void.

15. Does my commercial establishment have to be handicap accessible?

In most cases, yes. If remodeling work is proposed, accessibility may be required. Each project is reviewed on a case-by-case basis to determine if Federal Americans with Disabilities Act (ADA) requirements are applicable.

16. When is a grease interceptor required?

A grease interceptor is required when the proposed establishment will have any food preparation on-site, even if there is no frying. Coffee shops and ice cream stores are also required to have grease interceptors. The minimum size required is 500 gallons. Each is reviewed on a case-by-case basis.

17. Are there any special requirements for building near the water?

Yes. If the property is located in a critical area, contact the Planning and Zoning Office. There is also a flood plain requirement in which the lowest floor of all new work shall not be less than an elevation 8 feet. Construction materials must be flood resistant. New basements are prohibited in the floodplain.

18. When are surety bonds or letters of credits required?

Surety bonds or letters of credit may be required if:
- A project has a grading permit
- Work is being performed in the City right-of-way
- For performing landscaping. Once the work is completed and approved, the bonds may be reduced or released.

19. What is a Use and Occupancy Permit and when is it required?

If you want to use or occupy vacant land, change the use or ownership of an existing building (including space within the building), or enlarge a use that affects its parking requirements you will need to obtain a use and occupancy permit. In addition to zoning approval, compliance with building, fire, health, plumbing, mechanical (and others determined to be applicable) requirements are necessary. An inspection will be scheduled to determine if the building meets all applicable code requirements. Once the use and occupancy permit and other building permits have been issued, you may begin operation.

20. Is there a fee to submit revised drawings?

Yes. See the fee schedule for Revised Plans fees. Revised plan fees will be collected upon submittal. City Code Section 17.12.052.