1. County or city? Start here
Anne Arundel County and the City of Annapolis run separate permit offices. If the property is inside Annapolis city limits (including Eastport), permits come from the City of Annapolis Department of Planning and Zoning, which handles applications, plan review and inspections through the city's online permitting system.
Everywhere else in the county, including Severna Park, Arnold, Edgewater, Crofton, Davidsonville and addresses with an Annapolis mailing address outside city limits, permits come from Anne Arundel County's Department of Inspections and Permits.
2. Applying with the county
Since December 1, 2025, most new county permit applications must be filed online through the Land Use Navigator (LUN), which also handles status checks and inspection scheduling. The permit center is at 2664 Riva Road (Heritage Office Complex), Annapolis, MD 21401, phone (410) 222-7730. Plans need to be drawn to scale and show dimensions, materials and how the structure will be built.
Homes on private well and septic have an extra step: building permits that affect the septic system, such as adding bedrooms, go through the Anne Arundel County Department of Health.
3. The Chesapeake Bay Critical Area
The Critical Area is land within 1,000 feet of tidal waters or tidal wetlands. A big share of Annapolis, Severna Park, Arnold, Edgewater and Pasadena falls inside it. What it means for a remodel:
The 100-foot buffer. The first 100 feet landward from the shoreline (or tidal wetland) is a protected buffer. Disturbing it generally requires an approved variance, and next to steep slopes the buffer extends further.
Lot coverage limits. In the county's Limited Development and Resource Conservation areas, lot coverage is generally capped at 15% of the lot (25% for some smaller lots created before the rules). Lot coverage counts more than the house: driveways, walkways, patios, gravel, pavers and impermeable decks all add up.
Trees and clearing. Removing any tree in the Critical Area, even a dead one, needs an approved plan, and cleared vegetation has to be replaced with native plantings.
4. The Annapolis historic district
Inside the Annapolis local historic district, every exterior change needs a Certificate of Approval from the city's Historic Preservation Commission before work starts. Windows, doors, roofing, siding and additions all count. The rule is enforced: Maryland's highest court has upheld city citations against an owner who replaced wood windows with vinyl without approval. Some properties also carry preservation easements that need separate sign-off.
5. Waterfront structures
Piers, docks, boat lifts and any work below mean high tide need approvals beyond a building permit, including state and federal review. These take months. Start them early and keep them on a separate track from the house project.
6. Licenses to check before you sign
Home improvement contractors must hold a license from the Maryland Home Improvement Commission (MHIC). Builders of new homes must be registered with the state. And in Maryland, a home improvement contractor can collect no more than one-third of the contract price at signing.
Common questions
Do I apply to the county or the City of Annapolis?
It depends on whether the property is inside Annapolis city limits. Inside the city (including Eastport), apply to the City of Annapolis Department of Planning and Zoning. Everywhere else in Anne Arundel County, including addresses with an Annapolis mailing address outside city limits, apply to the county's Department of Inspections and Permits.
How do I apply for a county permit?
Since December 1, 2025, Anne Arundel County requires most new permit applications to be filed online through its Land Use Navigator (LUN) system. The permit center is at 2664 Riva Road, Annapolis, MD 21401, (410) 222-7730.
What is the Critical Area?
Land within 1,000 feet of tidal waters or tidal wetlands of the Chesapeake Bay and its tributaries. It comes with lot coverage limits, a protected 100-foot buffer from the shoreline, and rules on clearing trees and vegetation.
Do I need approval to change windows in the Annapolis historic district?
Yes. Every exterior change to a structure in the Annapolis local historic district needs a Certificate of Approval from the city's Historic Preservation Commission before the work starts.
Who pulls the permit, me or the contractor?
Usually your licensed contractor pulls the permit for the work they perform. Make sure the permit is in place before work starts and that final inspections are signed off before the last payment.
Official sources
Anne Arundel County: Permits · Anne Arundel County: Critical Area · Maryland Critical Area Commission · City of Annapolis: Planning and Zoning · Historic Annapolis: Preservation
This guide is general information, not legal advice. Rules change; confirm with the permit office for your property before you design or sign a contract.