Maryland roofing: permits, codes and approvals

The Maryland Building Performance Standards (2021 IRC), Baltimore City's shingle-replacement permit exemption, the MHIC home improvement license and Guaranty Fund, contract and deposit rules, insurance-claim limits for contractors, and mechanic's lien deadlines.

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1 · Product approvals

Product approvals

Maryland has no state roofing product approval or listing system. Local code officials rely on the code's labeling requirements and evaluation reports such as ICC-ES.

Code evaluation reports (ICC-ES, UL, IAPMO): 48 roofing reports

2 · Permit forms

City re-roof permits

There is no statewide re-roof permit rule. Counties and Baltimore City enforce the Maryland Building Performance Standards and set their own permit exemptions.

BaltimoreReplacing roof shingles is on the city's list of work exempt from a building permit for one- and two-family homes; renovations and reconstruction still need a permit, and historic districts may need special referral.Montgomery County (Germantown, Silver Spring)County DPS lists "Roof (covering only)" as work that needs no building permit; structural or sheathing work isn't covered by that exemption, and town or HOA rules may still apply.

3 · Code rules

Code rules

The Maryland Building Performance Standards (COMAR 09.12.51) incorporate the 2021 International Residential Code and 2021 IECC statewide; local jurisdictions enforce them with local amendments. Official adoption page ↗

Local enforcement within 12 monthsEach local jurisdiction must implement and enforce the Standards and any local amendments within 12 months after the state updates them, so editions can briefly differ by county.

4 · Wind, fire and storm programs

Wind, fire and storm programs

No state FORTIFIED grant or statutory roof insurance discount was confirmed. Maryland strictly limits what contractors may do on homeowners' insurance claims.

Contractors and insurance claims (MIA advisory)Without a public adjuster license, a contractor may only prepare and discuss a loss estimate and answer the insurer's questions about it. Preparing or negotiating the claim, advising on coverage, or advertising claim help requires a license.

5 · License and insurance

License and insurance

Yes. Contractors who contract with homeowners for home improvement, including roofing, must hold a Maryland Home Improvement Commission (MHIC) license from the Maryland Department of Labor.

MHIC contractor licenseOnly MHIC-licensed contractors may contract with homeowners. Requires passing the PSI exam. Subcontractors working for an MHIC contractor need no license (category ended July 1, 2016). Salespersons are licensed separately.$500,000 liability insuranceMHIC contractors must carry at least $500,000 in general liability insurance, effective June 1, 2024.Guaranty Fund assessment$100 every two years on an original license, $175 every two years at renewal. The Fund can pay homeowners up to $30,000 for actual losses caused by a licensed contractor.License feesMHIC fees rose August 1, 2024; current amounts are in the COMAR fee schedule.

6 · Lien and contract forms

Lien and contract rules

Home improvement contracts must be written and signed before work, with a one-third deposit cap. A mechanic's lien petition must be filed within 180 days after the work is finished.

Written contract contentsSigned before work starts, with your name, address and MHIC number (and salesperson's), work and materials, approximate start and completion dates, price, MHIC and Guaranty Fund notices, and any arbitration clause initialed by both parties.Deposit limitNo more than one-third of the contract price as a deposit, and no payment before the contract is signed; later payments are negotiable.Cancellation rightsContracts secured by the home: 3 business days to rescind, stated on page one. Door-to-door sales: cancel until midnight of the 5th business day (7th day if the buyer is 65 or older), with a separate Notice of Cancellation form.Lien petition deadline (Real Property 9-105)File proceedings in the circuit court of the county where the property is within 180 days after the work is finished or materials furnished.Subcontractor notice (Real Property 9-104)Subs must give the owner written notice of intent to lien within 120 days of doing the work. On an owner's own single-family home, there's no lien if the owner already paid the contractor in full, and it's capped at what the owner still owes.

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Public records, last checked Oct 23, 2026. Always verify on the official source before you permit.