Do I need a license to do home improvement work in Maryland?

Generally yes, if you are paid to repair, remodel, replace or add to an existing home or its grounds. The license comes from the Maryland Home Improvement Commission (MHIC). Electricians, plumbers and HVAC contractors also need their own trade licenses, and building a brand-new home falls under different rules.

How do I get an MHIC contractor license?

Pass the MHIC contractor exam (given by PSI), show at least two years of trade experience or equivalent training, show financial solvency or post a bond, carry general liability insurance, and pay the license fee plus the Guaranty Fund fee. Veterans can count relevant military experience.

How do I check a Maryland contractor's license?

Search the contractor's name or license number in the Maryland Department of Labor's online license lookup. The MHIC number must also appear on the contract and on advertising.

How do I become a licensed home inspector in Maryland?

Home inspectors are licensed separately, by the State Commission of Real Estate Appraisers, Appraisal Management Companies and Home Inspectors. You need an approved 72-hour classroom course, a passing score on the National Home Inspector Examination and general liability insurance of at least $150,000.

Maryland guides

How to get a home improvement license in Maryland

Anyone paid to repair, remodel or add on to an existing Maryland home generally needs a license from the Maryland Home Improvement Commission (MHIC). Getting one takes an exam, trade experience, insurance and a Guaranty Fund payment.

By Stephen Wilson, REALTOR and owner of a licensed Maryland general contractor. Updated October 25, 2026.

Who needs an MHIC license

The Maryland Home Improvement Commission, part of the Maryland Department of Labor, licenses contractors and salespeople who do home improvement work on existing residential property for pay: remodeling, roofing, siding, decks, basements, windows, driveways and similar work. There are three license types:

Contractor: contracts directly with homeowners.
Subcontractor: works only for licensed contractors.
Salesperson: sells home improvement contracts for a licensed contractor.

Work that needs a trade license (electrical, plumbing, gas fitting, HVAC) needs that license too, and most jobs need a county building permit.

Getting a contractor license, step by step

Experience. At least two years of trade experience or equivalent education or training.
Exam. Register with PSI and pass the MHIC contractor exam, which covers Maryland home improvement law and business practice. A prep course is optional.
Financial solvency. Show it from personal assets on the application, or post a surety bond or use an indemnitor.
Insurance. Carry general liability insurance at or above the MHIC minimum, with the certificate sent to the Commission.
Fees. Pay the license fee and the Guaranty Fund fee for new contractors.
Business setup. If you operate as an LLC or corporation, register it with the State Department of Assessments and Taxation first.

Fees, insurance minimums and forms change. Get the current application from the MHIC section of the Maryland Department of Labor's website before you apply.

What homeowners should check

Look up the license on the Department of Labor's site, and make sure the name matches the contract.
The contract must be in writing and include the contractor's MHIC number, a description of the work, the price and the start and finish dates.
Maryland limits the deposit a contractor can take before work starts to one-third of the contract price.
If a licensed contractor does unworkmanlike, inadequate or incomplete work, the homeowner can file a claim with the Home Improvement Guaranty Fund, which can pay up to $20,000 per claim. Hiring an unlicensed contractor gives up that protection.

Home inspectors are licensed separately

A home inspector reports on a home's condition for a buyer or seller and does not do the repairs. Maryland licenses inspectors through the State Commission of Real Estate Appraisers, Appraisal Management Companies and Home Inspectors. The requirements are an approved 72-hour classroom training course, a passing score on the National Home Inspector Examination, and general liability insurance of at least $150,000. Licenses are renewed every two years with continuing education.

Why we know this

Stephen owns Monarch Bay Renovations (MHIC #149066), a licensed Maryland general contractor. On our real estate side, that means buyers and sellers get real repair prices before they negotiate, and our property management clients get maintenance from our own crew. See how buying works in our step-by-step buying guide.

Quick answers

Do I need a license to do home improvement work in Maryland?: Generally yes, if you are paid to repair, remodel, replace or add to an existing home or its grounds. The license comes from the Maryland Home Improvement Commission (MHIC). Electricians, plumbers and HVAC contractors also need their own trade licenses, and building a brand-new home falls under different rules.
How do I get an MHIC contractor license?: Pass the MHIC contractor exam (given by PSI), show at least two years of trade experience or equivalent training, show financial solvency or post a bond, carry general liability insurance, and pay the license fee plus the Guaranty Fund fee. Veterans can count relevant military experience.
How do I check a Maryland contractor's license?: Search the contractor's name or license number in the Maryland Department of Labor's online license lookup. The MHIC number must also appear on the contract and on advertising.
How do I become a licensed home inspector in Maryland?: Home inspectors are licensed separately, by the State Commission of Real Estate Appraisers, Appraisal Management Companies and Home Inspectors. You need an approved 72-hour classroom course, a passing score on the National Home Inspector Examination and general liability insurance of at least $150,000.

This guide is general information, not legal, tax or financial advice. Rules change and vary by county; confirm the details for your situation with the agency named above, a tax professional or an attorney.