Planning guide
Remodeling Permits in Virginia, Maryland and Washington, DC
Every rule below links to the official permit office page it comes from. Checked . Rules change: we check them again for every job.
The short answer: a kitchen or bathroom remodel usually needs a building permit, plus plumbing, electrical or mechanical permits when pipes, wiring or ductwork change. Swapping cabinets, countertops, tile or flooring alone usually does not. Who issues the permit depends on where you live: the county in most of Northern Virginia, the Town in Herndon, the county after a town review or zoning step in places like Vienna and Leesburg, the city in Alexandria, the Department of Permitting Services in most of Montgomery County (the City of Rockville has its own office), and the Department of Buildings in DC.
How we handle permits
We handle the whole permit process: the building permit, the trade permits, the scope, the county fees and every inspection. You never deal with the county. Your project manager or lead technician meets the inspector, and the permit goes on your door on demolition day.
We don't start until the permits are in hand. In summer 2026, a Loudoun County bathroom permit took more than 2 months from application to the last trade permit, while the county's permit processing dashboard says it starts checking most residential applications within 10 business days. The full story is in our guide to choosing a remodeling contractor.
Virginia
Fairfax County (McLean, Vienna, Reston, Centreville, Springfield, Clifton)
- Needs a permit: kitchen renovations and bathroom remodels. New or moved sinks, tubs, showers and toilets need plumbing permits; new or moved lights, outlets and ovens need electrical permits; range hoods and ductwork need mechanical permits. Direct replacement of household appliances such as stoves, ovens and water heaters also needs a permit. Fairfax County: does my project require a permit?
- No permit: replacing kitchen cabinets, countertops, bathroom vanities, tile, flooring or paint. Same page
- Where: Fairfax County Land Development Services, through the PLUS portal. Trade permits are “child” permits of the building permit, and projects in the Towns of Vienna or Clifton need separate town approval. Residential addition/alteration permit
- Town of Vienna: no Town review for interior renovations above the basement with no exterior work and no added kitchen or wet bar. Basement renovations, added kitchens or wet bars, and exterior work do need Town review. Town of Vienna: residential projects
- Our own jobs: in Burke, the county issued the building permit for a kitchen remodel and the removal of two non-structural walls the day after it was applied for. Burke kitchen: two walls out, one permit. In McLean, the county issued a residential interior alteration permit for a kitchen remodel and the removal of two load-bearing walls about 4 weeks after it was applied for. McLean kitchen: two load-bearing walls out under a county permit.
- Town of Herndon: the Town's own Building Inspections office issues the permits (“Interior Alterations” for homes), with separate electrical, plumbing and mechanical permits. Town of Herndon: how to apply for a permit
Loudoun County (Ashburn, Sterling, Leesburg)
- Where: Loudoun County Building and Development, through LandMARC. A residential alteration needs a building permit, and trade permits may apply. If the home is in an incorporated town, the town zoning permit comes first. Loudoun County: residential additions and alterations
- Fee: the building permit fee for residential alterations is 1% of the construction cost plus a $130 plan review fee. Same page
- Timing: in February 2026 the county posted that residential alterations were taking about 6 to 8 weeks from application to issue. Loudoun County notice
- Town of Leesburg: get the Town zoning permit first; Loudoun County will not release a building permit until the Town's zoning permit is approved. Town of Leesburg: home improvement projects
Arlington County
- No permit: replacing cabinets, appliances or fixtures in the same location. Permits needed: moving pipes, gas appliances or altering drywall. Alterations also need an Asbestos Inspection and Awareness Form. Arlington County: residential permits
- Review time targets: residential alteration 5 business days; alteration express 2 business days. Arlington County: residential review processes
City of Alexandria
- Where: City of Alexandria Code Administration, through the APEX portal and the Permit Center at 4850 Mark Center Drive. City of Alexandria Permit Center
- Needs a permit: moving walls, moving or adding water or drain lines, new wiring or circuits, and gas appliance swaps. No permit: replacing cabinets, trim, floor finishes, plumbing fixtures without changing pipes, and light fixtures, switches or outlets. City policy: when is a permit required (2012)
- Historic districts: the Board of Architectural Review covers exterior work in Old and Historic Alexandria and Parker-Gray; interior work does not require BAR approval. City of Alexandria: BAR
Anywhere in Virginia: the contractor's license
- Virginia contractor license classes: Class C for jobs over $1,000 and under $30,000, Class B for $30,000 to $150,000, Class A for $150,000 and up. DPOR also runs the Virginia Contractor Transaction Recovery Fund. DPOR consumer information sheet
- DPOR advises hiring a licensed contractor, checking the license on the DPOR License Lookup, and getting a written contract. DPOR: hiring a contractor
- Fairfax County advises being wary of a contractor who wants the permit in your name. Fairfax County: hiring a contractor
Maryland: Montgomery County
- Likely needs a permit: interior alterations, electrical work, and replacing heating equipment. For plumbing, the county sends you to WSSC. Montgomery County DPS: a guide to building permits and home improvements
- Most likely no permit: installing, repairing or replacing cabinets; floor coverings; repairing and painting walls; bathroom caulking; repairing or replacing outlets in the same location. Same guide
- Towns and HOAs: the county guide notes that municipal and homeowners association rules are not covered by it, so a town or HOA can add its own steps. Same guide
- City of Rockville: the City issues its own building and trade permits through its Inspection Services Division; applications go through MGO Connect, and permits are required for electrical, plumbing, mechanical or structural work. City of Rockville: apply for a building or trade permit
Washington, DC
- Permit: a kitchen or bathroom remodel needs an Alteration and Repair permit from the DC Department of Buildings; one- and two-family homes apply through the DOB Permit Wizard. DOB: alteration and repair permit
- No building permit: painting, tiling, flooring, cabinets, countertops and similar finish work, unless the home is in a historic district. New plumbing fixtures and new electric appliances still need permits, and trade permits go only to licensed DC trade contractors. DOB: get a permit
- Historic homes: the DC Historic Preservation Office reviews permit work that changes a historic property's exterior, and designated historic interiors. DC Office of Planning: building permits for historic property
- Contractor: home improvement contractors need a Home Improvement Contractor license and a $25,000 surety bond. DC DLCP: tips for DC homeowners
Remodeling permit questions
Do I need a permit to remodel a kitchen or bathroom in Fairfax County?
Yes. Fairfax County says a kitchen renovation or a bathroom remodel needs a permit. Replacing only kitchen cabinets, countertops, a bathroom vanity, tile, flooring or paint does not. A new or moved sink, tub, shower or toilet adds a plumbing permit; new or moved lights, outlets or ovens add an electrical permit; a range hood with ductwork adds a mechanical permit. The county also lists direct replacement of household appliances such as stoves, ovens and water heaters as work that needs a permit.
Do I need a permit to replace kitchen cabinets?
Usually not. Fairfax County, Arlington County (in the same location), Montgomery County and Washington, DC all list cabinet replacement as work that does not need a building permit. In DC that exemption does not apply in a historic district. Moving plumbing, gas or wiring is different and needs permits.
How long does a remodeling permit take in Loudoun County?
Loudoun County posted in February 2026 that residential alterations were taking about 6 to 8 weeks from application to issue, because of extended zoning review times. In the Town of Leesburg, the Town zoning permit comes first, before the county building permit.
Who should pull the permit for my remodel?
Your contractor. Fairfax County warns homeowners to be wary of a contractor who wants the permit in the homeowner's name. We handle the whole permit process, from the building and trade permits to the county fees and every inspection, so you never deal with the county.
Does a contractor need a bond in Washington, DC?
DC's Department of Licensing and Consumer Protection says home improvement contractors need a Home Improvement Contractor license and a $25,000 surety bond, and you can check the license in DC's SCOUT lookup.
Let us handle the permits
We handle the whole permit process and meet the inspector, in Virginia, Maryland and DC. See how our remodeling process works, or get a free in-home consultation.
