Montgomery County DPS is one of the busiest permit offices in the mid-Atlantic. Residential projects typically take 4 to 10 weeks; commercial work runs 6 to 14 weeks or more for tenant improvements. The single biggest variable in either case is the quality of your first submission.
Residential Permit Timelines by Project Type
- Additions and major alterations: 4–10 weeks for initial review
- Basement finishes and interior alterations: 4–8 weeks
- Decks, pools, and accessory structures: 4–8 weeks
- Trade permits (HVAC, electrical, plumbing): 3–6 weeks
- Smaller scopes that qualify for Express review: significantly faster
Commercial Permit Timelines
Commercial tenant improvements typically run 6–14 weeks for initial review, and new commercial construction 10–20 weeks, depending on complexity and current DPS volume. Projects in areas with active Sector Plans face coordination with the Planning Department on top of DPS review, which extends the critical path. Spring and summer submission surges slow everything down - if you can file in winter, do.
Express Review: Who Qualifies and How to Apply
DPS runs a tiered review system - Express, Standard, and Complex. Express review covers smaller residential projects with straightforward scopes and complete documentation, and it can cut weeks off the standard track. Whether a project lands in Express often comes down to how the scope is drawn and documented, which is something an experienced preparer can influence legitimately: clean scope definition, complete energy documentation, and stamped drawings where required.
Why Submissions Get Kicked Back
- Missing energy compliance documentation (ResCheck/COMcheck) - Maryland enforces energy performance standards on most projects
- Unstamped drawings where an RA or PE seal is required
- Incomplete site plans or setback documentation
- Scope descriptions that don't match the drawings
- Outstanding code violations on the property requiring a Violation Removal Permit first
Rockville City vs. County: Which Jurisdiction Covers Your Property
Rockville and Gaithersburg are independent cities with their own permit offices and their own timelines - properties inside city limits do not file with DPS at all. Bethesda, Silver Spring, Chevy Chase, Wheaton, and most of the county are DPS territory. Filing with the wrong office wastes weeks, so confirm jurisdiction by address before preparing anything.
How to Check the Status of Your Application
DPS's ePlans portal shows review status, assigned reviewers, and comments in real time, and status updates arrive by email through the review cycle. If an application sits in one discipline's queue unusually long, a polite, specific follow-up referencing the application number is appropriate - and it's part of what a permit expediter does daily.
Get a Realistic Timeline for Your Project
PermitCare has worked Montgomery County DPS for decades - we know which scopes fit Express review and how to keep packages out of the correction cycle. Contact us for a free assessment of your project's realistic timeline.