Montgomery County Permitting: 2026 Outlook & Code Updates

The local landscape is shifting from new builds to strategic alterations.

March 10, 2026

Last week’s Montgomery County DPS Stakeholders Forum packed 88 pages of data into one clear message: the local landscape is shifting from new builds to strategic alterations.

Here is the “Cliff Notes” version of what you need to know for your next project.

The Market Shift: Alterations are Up

New commercial construction has plummeted 75%, while commercial alterations have grown by 9%. Inflation and material costs are driving developers to pivot toward retrofitting existing spaces rather than starting from scratch.

Staffing & Speed

Despite 15 vacancies, the county is aggressively recruiting to protect permitting timelines. Keep an eye on the Commercial Fast Track program. Three new positions are being added specifically to speed up reviews for small businesses and light-scope tenant fit-outs.

Digital & Code Roadmaps

  • Software: ProjectDox will jump to v9.4 in early 2027, promising a better UI and stronger audit trails.
  • New Codes: The county is preparing to adopt the 2024 Building/Fire Codes and the 2026 NEC.
  • Energy Amendments: For projects 20,000+ SF, energy modeling and 66% renewables remain the standard. The county is also clarifying “pass-through” requirements for Core and Shell projects to assist first-time tenants.

2026 Efficiency Initiatives

Over the next 12–24 months, look for:

  • Temporary U&Os: A long-awaited move to allow earlier occupancy.
  • Better Website UX: A revamped DPS site for easier navigation.
  • Standardized Reviews: A push to reduce review cycles and re-inspections.

Critical Fire Safety Updates

All businesses must maintain an annual FCC permit ($95 base + $95 per endorsement). Notably, unsprinklered high-rises built after 1974 are now facing stricter requirements, including mandatory corridor smoke detection and signage indicating the lack of full sprinkler protection.

Understanding Montgomery County’s system and their evolving permitting process enables Arium AE’s design teams to properly document the project for expedited review. Contact us at 410.730.2300 or via our contact form to discuss the permitting process for your next project.