If you’re planning to add a shed to your Montgomery County property, there’s one thing you need to understand before anything else: Montgomery County has the strictest shed permit policy in Maryland. Unlike every other county in the state, which exempts small sheds from the permit process, a building permit is required to install, move, or construct any shed in Montgomery County — regardless of size. Montgomery County Government
A 6×8 garden shed. A prefab 10×10 storage unit. A delivered 12×16. Every single one requires a permit. There is no size threshold below which you’re exempt. This catches more Montgomery County homeowners off guard than any other single fact about local shed regulations.
This guide covers everything you need to know: what the permit requires, how the Fast Track process works, what a site plan must include, setback and size rules, what inspections to expect, the municipality wrinkle, and exactly what happens if you skip the permit.
The #1 Rule: Every Shed in Montgomery County Requires a Permit
Let’s be completely direct about this because it’s the thing most homeowners miss when shopping for sheds online.
Montgomery County has the strictest shed permit policy in Maryland. A building permit is required to install, move, or construct any shed in Montgomery County. A zoning review for the proposed location of the shed is required, and a site plan showing the proposed location must be submitted electronically. MD Sheds
This is categorically different from every other major Maryland county:
- Anne Arundel County: permits required for sheds over 150 sq. ft.
- Baltimore County: permits required for sheds over 120 sq. ft.
- Howard County: permits required for sheds over 200 sq. ft.
- Carroll County: sheds under 150 sq. ft. on skids are exempt
- Montgomery County: permits required for all sheds, regardless of size
The practical implication is that before your shed is delivered — before you schedule delivery, before the gravel pad is installed, before you pick a color — you need an approved building permit in hand. A building permit is required prior to the construction or placement of any shed in Montgomery County. Montgomery County Government
The Two Permit Tracks: Fast Track vs. Regular Review
Montgomery County offers two processing paths depending on your shed’s size and complexity.
Fast Track (sheds 200 square feet or less, one story)
Montgomery County offers a Fast Track program for one-story sheds up to 200 square feet, which skips the structural review. This is the path that applies to the vast majority of residential shed projects in the county — a standard 10×12, 10×16, or 12×16 prefab shed all fall into this category. Pro Landscape
A one-story shed with a floor area of 200 square feet or less does not require a structural review. What you do still need for Fast Track: Montgomery County Government
- A building permit application submitted electronically
- A zoning review
- A scaled site plan showing the proposed shed location, property lines, and setback distances
- Payment of the permit fee
- A final inspection after the shed is installed
A site plan or house location survey showing the location of the shed, along with setback distances, must be included regardless of whether construction plans are required. The site plan is not optional even on the Fast Track path. Montgomery County Government
Regular Review (sheds over 200 square feet, or multi-story)
Sheds larger than 200 square feet or multi-story structures must go through a detailed review process, which includes submitting comprehensive construction plans. Pro Landscape
All sheds over 200 square feet require a set of construction plans drawn to scale (minimum 1/4 inch to 1 foot) to be submitted with the site plan. These are drawn architectural or engineering documents, not a hand sketch. Montgomery County Government
For multi-story sheds and those with a floor area greater than 200 square feet, the county may require footing and framing inspections in addition to the final inspection. Pro Landscape
How Long Does It Take?
For adequately prepared applications, it takes up to 17 days to issue the permit. This applies to both Fast Track and regular review paths — though Fast Track applications tend to move through more quickly when all documents are complete and correct on first submission. Montgomery County Government
Submissions after March 31, 2025 must be designed to the 2021 International Residential Code (IRC). This is relevant if you’re working with a builder who is preparing construction plans for a larger shed — make sure they’re drawing to current code. Montgomery County Government
The 17-day window assumes a complete, correct application. Incomplete applications, incorrect site plans, or missing documents result in revision requests that reset the clock. Applications submitted online are processed more efficiently than those submitted with missing files or improperly named documents.
Permit Fees
Montgomery County charges a flat permit fee of $118.96 for sheds with a floor area of 200 square feet or less. For sheds greater than 200 square feet, the fee is $118.96 plus $0.767865 per square foot over 200. MD Sheds
As permit fees go, these are reasonable. A standard 12×16 shed (192 sq. ft.) falls under the flat fee. A 14×20 shed (280 sq. ft.) would be $118.96 plus $0.767865 × 80 = approximately $180. The fee is non-refundable at time of application.
Payment is accepted online by credit card or by check. Permits must be applied for electronically via the DPS Apply Online system. Electronic permit applications can be made at any time. Montgomery County Government
What a Site Plan Must Include
The site plan is the document that trips up the most homeowners on first submission. It doesn’t need to be a professional survey — but it does need to be accurate, to scale, and include specific information.
A site plan or house location survey showing the location of the shed, along with setback distances, must be included regardless of whether construction plans are required. Montgomery County Government
At minimum, the site plan must show:
- Your property boundaries and dimensions
- The location of your existing house and any other structures on the lot
- The proposed location of the shed
- Measured distances from the shed to all property lines (the setback distances)
- Any easements, rights-of-way, or waterways on the property
Properties with an individual well and septic system will have additional requirements, including documentation of well and septic locations and setback distances from those systems. Montgomery County Government
The site plan must be submitted electronically as part of the online permit application. If you’re hand-drawing it, scan it to a clear PDF. If you’re using a property survey, that works as a base — annotate it with the proposed shed location and measurements.
Zoning Review: Setbacks and Size Limits
Every Montgomery County shed application goes through a zoning review. This is a separate layer from the building permit review — it confirms that the proposed placement complies with the county’s zoning ordinance for accessory structures.
Setback requirements: Montgomery County’s setback requirements for sheds and accessory structures are set by zoning district. Sheds with a floor area of 144 square feet or less may be constructed only in a rear yard — they may not be placed in a front or side yard — and must not be located any closer than 5 feet from the rear and side property lines. Montgomery County’s setback requirements for sheds and all accessory structures apply county-wide. Chevychasesection3
For larger sheds and sheds in different zoning districts, setbacks are specified in the county’s zoning ordinance. The key point is that setback requirements are reviewed as part of every permit application — the site plan you submit must demonstrate compliance.
The 50% Rule — maximum accessory structure size: Montgomery County limits how large your shed can be relative to your house. The cumulative footprint of all accessory structures on a lot may not exceed 50% of the footprint of the principal building or 600 square feet, whichever is greater. This applies to the combined total of all accessory structures — if you already have a detached garage, a playhouse, and a small storage shed, their combined footprint counts toward this limit. Montgomeryplanningboard
In practical terms: if your home’s footprint is 1,200 square feet, your total accessory structure footprint is capped at 600 square feet (50% of 1,200). If your home’s footprint is 800 square feet, the minimum 600-square-foot threshold applies, so you can still have up to 600 square feet of accessory structures.
Lot coverage: Most Montgomery County residential zones limit total lot coverage to 35%. This includes your house, garage, shed, and other structures. Adding a shed counts against your lot coverage. If your property is already near the 35% limit, confirm your total coverage before planning a large shed. Blue Collar Scholars
Required Inspections
All Montgomery County sheds require at least one inspection after installation. For larger sheds, multiple inspections may be required.
Final inspection (all sheds): After a shed is installed, a final inspection to verify the proper location and anchorage is required. This inspection confirms the shed was placed where the permit says it should be, that the setbacks are correct, and that the structure is properly anchored. Montgomery County Government
Additional inspections for larger sheds: For sheds larger than 200 square feet or multi-story structures, Montgomery County may require footing and framing inspections in addition to the final inspection. These inspections focus on structural safety and code compliance before additional work like siding or roofing begins. Pro Landscape
All inspections must be scheduled through the DPS online portal. The permit and approved plans must be accessible at the job site during any inspection. For a prefab shed being delivered and placed, this means the delivery crew needs to be aware of the inspection requirement, and you should schedule the final inspection promptly after the shed is installed.
Contractor Requirements
Homeowners may apply for a building permit in their own name. However, if a contractor is to perform the work, the Department of Permitting Services strongly suggests that the contractor be listed on the permit as the party responsible for the work. A contractor must have a Maryland Home Improvement Commission (MHIC) license to obtain a permit. Montgomery County Government
If you’re working with a shed company for delivery and installation, confirm they hold a valid MHIC license. Reputable local builders like MD Sheds / Pine Creek Structures carry this credential as standard. If a company can’t provide their MHIC number when asked, that’s a red flag.
Homeowners who are self-installing or doing their own site prep may apply in their own name without a licensed contractor, though the permit application should reflect who is doing the work.
Additional Permits You May Need
A building permit covers the structure. Other work on the same project triggers separate permits:
Electrical permit: Required if you’re running power to the shed — any wiring, outlets, lighting, or subpanel. Electrical work must be done by a licensed electrician who pulls the electrical permit separately.
Mechanical permit: Required for installed heating or cooling systems.
Well and septic: If your property has a private well or septic system, additional documentation is required with the building permit application, and minimum setback distances from system components must be maintained.
The Municipality Wrinkle: When County Rules Aren’t Enough
This is one of the most overlooked aspects of Montgomery County shed regulations, and it catches homeowners in incorporated municipalities off guard every year.
Many subdivisions and developments in Montgomery County have private deed restrictions and covenants regulating construction. The county does not enforce covenants and deed restrictions. You may also need a permit or other permission if you live in a Montgomery County municipality that requires it. Montgomery County Government
Montgomery County contains more than a dozen incorporated municipalities that maintain their own building and permitting offices, including the City of Rockville, the City of Gaithersburg, the City of Takoma Park, the Town of Kensington, Chevy Chase Village, and others.
The full list of Montgomery County municipalities with their own permitting offices includes: City of Gaithersburg (301-258-6330), Town of Garrett Park, Town of Glen Echo, Town of Kensington, Town of Laytonsville, Village of Martin’s Additions, Town of Oakmont, Town of Poolesville, City of Rockville (240-314-8240), City of Takoma Park, Town of Washington Grove, Town of Brookeville, Chevy Chase Village, and Village of North Chevy Chase. Montgomery County Government
If you live in one of these municipalities, you may need to obtain permits from both the county DPS and your municipal authority. In Rockville, a building permit must be approved by the city’s permitting division prior to shed construction, and zoning compliance for placement and size is required. Gaithersburg similarly has its own Building and Code Administration that handles permits for properties within city limits. Sheds Unlimited
The bottom line: If you live within an incorporated municipality in Montgomery County, contact both the county DPS and your municipal permitting office before ordering your shed. Don’t assume the county permit covers everything.
What Happens If You Don’t Pull a Permit
Some homeowners assume that a small shed delivered on a Tuesday afternoon will never be noticed by the county. In Montgomery County’s dense suburban landscape, that assumption is rarely correct.
If a code violation is reported at your property, an inspector will order the appropriate corrective action, which may include obtaining a permit. Montgomery County Government
Violations in Montgomery County can result in:
- Fines and penalties. Montgomery County takes code enforcement seriously, and unpermitted structures can result in daily fines that accumulate quickly.
- Stop-work orders. If you’re discovered mid-installation, work will be halted.
- Required removal. A structure placed in violation of setback requirements may need to be relocated or removed entirely — at your expense.
- Complications at sale. Buyers’ inspectors and attorneys flag unpermitted structures. An unpermitted shed in Montgomery County can delay or derail a home sale, require retroactive permitting with double fees, or require removal before closing.
Violations are often uncovered during inspections, neighbor complaints, or property assessments. In such cases, officials can issue stop-work orders or demand removal of non-compliant structures. Pro Landscape
The permit fee is $118.96 for most standard sheds. The cost of retroactive permitting, potential relocation, or removal is dramatically higher. Pull the permit first.
Historic Districts and Special Overlays
If your property is in or near a designated historic area in Montgomery County, additional approvals may be required. Properties in Bethesda, Chevy Chase, Takoma Park, Kensington, and other historic districts need Historic Preservation Commission approval in addition to building permits. This parallel process cannot be rushed. Blue Collar Scholars
If you’re uncertain whether your property falls within a historic district, check the Montgomery County Historic Preservation website or contact the Montgomery County Planning Department before starting the permit process.
HOA Rules: A Completely Separate Process
Many subdivisions and developments in Montgomery County have private deed restrictions and covenants regulating construction. The county does not enforce covenants and deed restrictions. You may obtain information from your homeowner’s or civic association. Montgomery County Government
Your HOA may impose restrictions well beyond what the county requires — on shed size, materials, colors, placement, or style. HOA approval is entirely separate from the county permit process. You need both. Get written HOA approval before ordering or scheduling delivery, not after. A county permit does not authorize you to violate your HOA rules.
Step-by-Step: How to Get a Montgomery County Shed Permit
- Identify your zoning district and any overlays. Use the Montgomery County GIS map viewer or contact the DPS zoning division to confirm your zoning classification and check for any historic or environmental overlays.
- Check with your HOA (if applicable). Get written approval for the shed type, size, and placement before proceeding.
- Determine your shed size and placement. Confirm the shed doesn’t exceed the 50% rule, that total lot coverage stays below 35%, and that all setback distances are achievable on your lot.
- Prepare your site plan. Draw or annotate a scaled diagram showing your property boundaries, house location, all existing structures, the proposed shed location, and measured distances from the shed to all property lines.
- Submit your permit application online. Go to the Montgomery County DPS eServices portal. Complete the building permit application, upload your site plan (and construction plans if the shed is over 200 sq. ft.), pay the $118.96 fee, and submit.
- Wait for approval. Allow up to 17 business days for an adequately prepared application. Monitor your application for any revision requests from plan reviewers.
- Receive your permit. Download the permit and have it accessible on-site during delivery and inspection.
- Deliver and install the shed. Coordinate with your shed company to ensure delivery day aligns with your approved permit.
- Schedule and pass your final inspection. Contact DPS to schedule the final inspection. The inspector will verify placement, setbacks, and anchorage.
Frequently Asked Questions
Does any shed in Montgomery County require a permit?
Yes. A building permit is required to install, move, or construct any shed in Montgomery County — prior to the construction or placement of any shed. There is no size below which a permit is not required. This is unique to Montgomery County among Maryland counties. Montgomery County Government
What is the Fast Track shed permit process in Montgomery County?
The Fast Track program applies to single-story sheds with a floor area of 200 square feet or less. It skips the structural review, making the process faster than regular review for larger structures. A site plan is still required, and a final inspection after installation is mandatory. Pro Landscape
How long does a Montgomery County shed permit take?
For adequately prepared applications, it takes up to 17 days to issue the permit. Applications with missing documents, incorrect scale on site plans, or other deficiencies will receive revision requests that add time. Montgomery County Government
What is Montgomery County’s shed permit fee?
Sheds with a floor area of 200 square feet or less have a flat permit fee of $118.96. For sheds greater than 200 square feet, the fee is $118.96 plus $0.767865 per square foot over 200. MD Sheds
How close to the property line can I place a shed in Montgomery County?
Sheds with a floor area of 144 square feet or less must not be located any closer than 5 feet from the rear and side property lines. They may only be placed in the rear yard, not the front or side yard. For larger sheds or different zoning districts, setback requirements vary — the zoning review portion of your permit application will confirm the specific requirements for your property. Chevychasesection3
I live in Rockville / Gaithersburg. Do I still need a county permit?
You may need both a county permit and a separate municipal permit. You may also need a permit or other permission if you live in a Montgomery County municipality that requires it. Contact the City of Rockville Permits Division (240-314-8240) or City of Gaithersburg Building and Code Administration (301-258-6330) in addition to the county DPS to confirm what’s required for your specific address. Montgomery County Government
What inspections are required after a shed is installed in Montgomery County?
After a shed is installed, a final inspection to verify the proper location and anchorage is required. For sheds larger than 200 square feet or multi-story structures, footing and framing inspections may also be required before the final. Montgomery County GovernmentPro Landscape
Can I put a shed in my front yard in Montgomery County?
No, for most standard residential sheds. Sheds of 144 square feet or less may only be constructed in a rear yard — they may not be placed in a front or side yard. Zoning review as part of the permit process will confirm what applies to your specific situation. Chevychasesection3
Ready to Move Forward? MD Sheds Knows the Process
MD Sheds / Pine Creek Structures serves Montgomery County homeowners across Germantown, Gaithersburg, Rockville, Silver Spring, Potomac, North Potomac, Clarksburg, and the surrounding area. We know that Montgomery County’s permit requirement is universal and that the process needs to be initiated before delivery day — and our team can help you understand exactly what to prepare.
Our Amish-crafted sheds, garages, carports, and playsets are available in a range of sizes and siding options. Use our free 3D Shed Builder to design your shed and get a quote, or call us at 1-410-729-8747 to talk through your project.
📍 PCS Retail Store 8236C Veterans Highway, Millersville, MD 21108 📧 millersville@pinecreekstructures.com
This guide reflects Montgomery County Department of Permitting Services regulations as of 2026 and is intended as general information only. Requirements are subject to change, and municipality-specific rules vary. Always verify current permit requirements directly with the Montgomery County DPS at montgomerycountymd.gov/DPS or by calling MC311, and with your municipal permitting office if you reside in an incorporated municipality.