Residential Retaining Wall Permit Process

Residential Retaining Wall Permit Process Overview Retaining walls with a design wall height of over 7’-0” shall also meet the submittal criteria for Montgomery County Special Inspection Program. Definitions:

• SURCHARGE: The vertical load imposed on retained soil that may impose a lateral force in addition to lateral earth pressure of retained soil.- For example: Sloping retained soil; structure footings supported by the retained soil; adjacent vehicle loads supported by retained soil.

• TIERED RETAINING WALL SYSTEM: A series of two or more stacked walls, each higher wall set back from the underlying wall. Key Information Before You Begin A permit is required to construct a retaining wall if the retained height is over 3 feet (36”) or it will be supporting any surcharge load, crosses a lot line, located in problem soils, or part of a tiered retaining wall system.  Section R404 of the 2018 IRC requires Retaining Walls over 4 feet (48") in retained height or over 36 inches in retained height that resist a surcharge, shall be designed in accordance with accepted engineering practice to ensure stability against overturning, sliding, excessive foundation pressure and water uplift Retaining walls shall be designed for a safety factor of 1.5 against lateral sliding and overturning. Measurement of Height: Wall height is measured from the lowest level of the grade abutting a wall. Height and Placement: The maximum height of a retaining wall or wall is 6' 6". Except as follows:

• A wall must not be located within any required drainage, utility or similar easement, unless approved by the agency with jurisdiction over the easement. Exemptions from Building Line and Setbacks:

• A retaining wall where changes in street grade, width, or alignment have made such structures necessary;

• Any other wall or retaining Wall that is 6.5 feet or less in height and is not on a property abutting a national historic park; Applications for eligible projects will be taken in and reviewed through the intermediate track process. Other applications will be taken in and reviewed through the regular review process that may take up to 17 days. Multiple walls or complex applications will be taken in for the regular review process. Regular review track may take up to 17 days. Homeowners may apply for a Retaining Wall permit in their own name; however, if a contractor is to perform the work, DPS 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. Any dispute as to whether a retaining wall has extended into a neighbor’s property or questions about the location of property lines is a legal matter to be resolved by the property owners. Process Guide Residential Retaining Wall Permit & Inspection Apply and Pay Permit applications may be applied for electronically using the Apply Online link in the process box. Electronic applications can be made at any time. A non-refundable filing fee must be paid at the time of application. Acceptable methods of payment are credit card and check. Please visit our eServices page to learn about performing tasks electronically. For more information about the permit, click on the FAQ section for Retaining Walls at the top of the page. Submit Plans Drawings and documents may be submitted electronically using ePlans Login link in the process box or two hard copies may be submitted in person at DPS offices during normal business hours. Electronic applications can be made at any time. Drawings and documents submitted electronically must follow the ePlans Submittal Requirements in the process box. Please visit our eServices page for to learn about performing tasks electronically. For more information about the permit click on the FAQs for Retaining Walls at the top of the page. For Plans Submittal Requirements - See FAQs Permit Plans Review Your drawings and documents will be reviewed for compliance with local and state building codes. If the plan reviewer determines that your drawings and documents are adequate they will stamped as DPS approved for code compliance. If your drawings and documents need corrections, you will receive a notification that corrections are required. Once those corrections are made you will either re-upload those drawings and documents or submit them to DPS office. Pay Balance of Permit Fees You may pay your permit fee online, by mail, or in-person at the DPS office. Your permit will not be released to you until all DPS permit fees are paid. To pay electronically use the Pay Online link in the process box and log in into your account, then select the Make Payment option. Permit Issuance After all fees are paid and all other requirements are satisfied, the permit technician will issue the permit. Hard copies of permits and approved drawings and documents may be picked up at DPS offices. If submitted electronically, the permit and approved drawings and documents will be provided to the applicant electronically. Hard copies of the drawings and documents must be available for the inspector at the job site. Build your Retaining Wall All work must conform to the approved drawings and documents or revised approved drawings and documents. The permit must be kept on site and available to DPS inspectors until completion of the project. Schedule Inspections Inspections shall be requested at least 24 hours prior to the date the inspection is needed. Inspections, except partial inspections, may be scheduled online using the Inspection Requests link in the process box. You will need the type of permit, permit number and the Contact ID number printed in the top right corner of your permit. Permit Revision To request a permit revision, you must follow Steps 1 though 4. If your original submission was done electronically, you must submit your revision electronically. If your original submission was manual (hardcopies) your revision must be submitted manually. Revisions should detail what is being changed with square footage of the changed area or changes in the cost of construction included. Revision fees must be calculated by DPS staff. Once the fees are calculated you will be able to pay them online or by mail or in-person at the DPS office. Schedule Final Inspection Inspections shall be requested at least 24 hours prior to the date the inspection is needed. Inspections, except partial inspections, may be scheduled online using the Inspection Requests link in the process box. You will need the type of permit, permit number and the Contact ID number printed in the top right corner of your permit.