Permitting Process Guide for Homeowners in Washington, D.C.
Step-by-Step Permitting Process Guide for Homeowners in Washington, D.C.
Navigating the permitting process in Washington, D.C. can feel overwhelming, especially for homeowners doing it for the first time. Whether you're remodeling a bathroom, building a deck, or replacing your HVAC system, it's essential to understand the local regulations to ensure your project is legal, safe, and compliant. This comprehensive guide walks you through each stage of the residential permitting process in D.C., from initial planning to final inspection.
Step 1: Determine If Your Project Requires a Permit
Not every home improvement job needs a building permit. However, it's critical to know when one is mandatory to avoid fines or complications with resale.
Projects That Require a Permit
You must obtain a permit for any work that affects the structure, systems, or safety of your home. This includes:
Adding a room, garage, deck, or porch
Building a shed over 50 square feet
Installing or replacing HVAC systems, water heaters, or electrical panels
Remodeling kitchens or bathrooms (especially if altering plumbing or electrical systems)
Structural changes like removing or moving load-bearing walls
Replacing roofing, siding, or gutters when it involves structural work
Constructing a retaining wall over 4 feet tall
Building a swimming pool (unless it's above-ground, under 1,000 gallons, and less than 24 inches deep)
Demolishing any structure
Projects That Typically Do NOT Require a Permit
The following minor repairs and replacements are generally exempt, provided they do not alter structural or mechanical systems:
Painting, wallpapering, tiling, or carpeting
Installing cabinets, countertops, or flooring
Repairing fences with in-kind materials
Replacing windows or doors with identical dimensions and features
Building a small garden shed (under 50 sq ft and 10 feet tall)
Installing prefabricated pools (above-ground, under 1,000 gallons, less than 24 inches deep)
This exemption applies only if the work is a direct replacement using the same materials and design, known as “in-kind replacement” 2.
Important Exception: If your property is located in a historic district, even minor repairs may require special review. Always verify your property’s status using the Scout portal 2.
Real-Life Example
A homeowner wants to build a 12x12 ft wooden deck. Since this is an exterior structural addition, a Deck Permit is required. However, if they are simply replacing their old wooden front door with the same size and style, no permit is needed as it qualifies as an “in-kind replacement” 2.
Step 2: Research Property Restrictions and Zoning Rules
Before spending money on plans or contractors, determine if your project complies with local regulations.
Check Your Zoning District
Visit the DC Office of Zoning (DCOZ) to find your property’s zoning classification. This determines:
Maximum building height
Setback requirements (distance from property lines)
Lot coverage limits
Permitted uses (e.g., adding an accessory dwelling unit)
Verify Historic or Overlay Designations
Use the Scout portal to check:
Historic designation (e.g., contributing property in a historic district)
Flood hazard zones
Tree protection requirements
Special overlay districts (e.g., conservation or design guidelines)
Projects in historic districts often require additional permits through the Historic Preservation Review Board (HPRB) 2.
Evaluate Public Space Impact
If your project involves the area between your property line and the curb—such as sidewalk repair, front patios, or fences—you’ll need a Public Space Permit from the District Department of Transportation (DDOT) 2.
Example: Installing a front stairway or planter box in the public right-of-way requires DDOT approval, even if the structure is on your property 2.
Step 3: Prepare Required Documents and Plans
Gathering the correct documents upfront prevents delays during the review process.
For All Permit Applications
Proof of ownership (deed or property record)
A detailed scope of work describing the proposed project
Completed application forms and required checklists
For Exterior or Structural Work
A Building Plat prepared by a DC-licensed surveyor:
Shows lot dimensions, property lines, and existing structures
Must include a scaled drawing of proposed work
Must be certified by the DC Surveyor
Required for additions, decks, sheds, and other exterior structures
Not required for interior-only projects (e.g., kitchen remodels) 2
For Complex Projects
Architectural or engineering drawings (e.g., floor plans, elevations, structural details)
Mechanical, electrical, or plumbing plans
Energy code calculations (if applicable)
Step 4: Submit Your Permit Application
The submission process depends on the type of project.
For One- and Two-Family Residential Projects
Use the DOB Permit Wizard, an online tool designed to guide homeowners through the application process step-by-step 2.
For Commercial, Solar, or Demolition Projects
Use the Citizen Access Portal to submit applications, pay fees, and track status 2.
Application Process Steps
Select the correct permit type (e.g., Addition, Alteration and Repair; Deck Permit; Plumbing and Gas Permit)
Enter accurate project details, including address and scope of work
Include contractor information if applicable:
Only licensed DC contractors can apply for certain permits (e.g., electrical, plumbing)
If you are the homeowner doing the work yourself, indicate “Owner-Builder” status
Upload documents (plats, plans, checklist, cover sheet)
Review and submit
After submission, you’ll receive an email notification if your application is accepted for plan review 2.
Step 5: Plan Review and Approval
Once your application is accepted, it enters the review phase.
Digital Walk-Through (Fast Track)
For simple projects (e.g., small decks, interior renovations), you may qualify for a Digital Walk-Through via ProjectDox. This allows for an expedited review completed in as little as 1 business day 2.
ProjectDox Plan Review (Standard)
For complex or larger projects, your plans will be reviewed through ProjectDox, DOB’s online ePlan review system 2:
You’ll receive a link to upload plans and documents
Plans are pre-screened for completeness
Assigned to relevant review disciplines:
Structural
Zoning
Electrical
Plumbing
Fire
Green and Energy
Other Agency Reviews (If Applicable)
Depending on your project, other agencies might get involved:
Historic Preservation Review Board (HPRB) – for work in historic districts
DC Water – for new water connections
DDOT – for work in public space or street impacts
WMATA – for projects near Metro facilities
Department of Energy and Environment (DOEE) – for soil disturbance or floodplain projects
Each agency has its own review process and timelines, which may extend the overall approval period 2.
Step 6: Pay Fees and Receive Your Permit
After all plan reviews are approved, you’ll be notified to pay final fees.
How to Pay
Online through the Citizen Access portal
In person at the Office of Tax and Revenue, 1101 4th Street, SW
By check (must be payable to “DC Treasurer”)
By credit card or cash 2
After Payment
Your permit will be issued electronically
You must post the permit visibly at your job site before any work begins
The permit number and AFC (Application File Control) are required for scheduling inspections
Permit Validity
Permits are valid for one year
Work must begin within one year of issuance
If work is suspended or abandoned for one year, the permit expires automatically 2
Step 7: Schedule and Pass Required Inspections
Inspections ensure your work complies with approved plans and building codes.
Types of Inspections
Building Inspections (required for most permits):
Foundation
Framing
Plumbing rough-in
Electrical rough-in
Final inspection
Certificate of Occupancy (C of O) Inspections:
Only required for new construction or major commercial projects
Not required for single-family homes 1
How to Schedule an Inspection
Call the Building Inspections Scheduling Unit at (202) 671-3500
Available 24 hours a day, 7 days a week
Be ready to provide:
Your permit number
Job address
Type of inspection needed
Alternatively, you may use a third-party inspection agency (if approved by DOB) 1.
Inspection Preparation Tips
Have all portions of work complete and accessible
Ensure safety equipment (e.g., fire extinguishers) is present
Keep approved plans on-site
Avoid scheduling inspections too early—work must be fully ready
If an inspection fails, the inspector will provide comments. Make corrections and schedule a re-inspection.
Need Help? Contact DOB
The District of Columbia Department of Buildings (DOB) is the primary agency for residential permits. Here’s how to reach them:
Website: dob.dc.gov 2
Phone: (202) 671-3500
Email: DOB@dc.gov
In-Person Office: 1100 4th Street, SW, Washington, D.C. 20024
Office Hours:
Monday, Tuesday, Wednesday, Friday: 8:30 AM – 4:30 PM
Thursday: 9:30 AM – 4:30 PM
Useful Resources
Homeowner’s Center – Dedicated resources and guidance for homeowners
Permitting FAQs – Answers to common questions
DOB Building Permit Fee Schedule – Up-to-date permit costs and fees
Plan Review & Permit Timelines – Estimated review durations by project type 2
By following this guide, homeowners in Washington, D.C. can confidently and legally complete their home improvement projects. Always verify your project’s specific requirements and consult DOB resources to ensure success from application to final approval.
Get Expert Help Today
Don't let permit confusion delay your project or create costly problems down the road. M.C.G. Permit Consultants has been helping DC homeowners navigate the permit process since the 1980s.
Free Consultation - No Obligation
Call: (202) 729-8272
Email: sayhello@mcgpermits.com
Online: Free Permit Evaluation Form
What You'll Get:
Project evaluation within 4 hours
Clear permit requirements explanation
Timeline and cost estimates
Direct access to owner
Why Choose M.C.G.:
25+ years of DC permit experience
Personal service - work directly with the owner
Established relationships with DCRA and other agencies
Simply Getting it Done - our proven approach
Don't Risk Costly Mistakes - Get Your Free Permit Consultation Today
Whether you're planning a simple bathroom update or a major home addition, we'll help you understand exactly what permits you need and how to get them quickly and correctly.
Contact M.C.G. Permit Consultants:
Simply Getting it Done Since 2000
This guide provides general information and should not replace professional consultation for your specific project. Permit requirements can change, and individual circumstances may require different approaches.
