Warning! And Red Flags to Look for!

• ONLY work with LICENSED CONTRACTORS because they have a higher set of ETHICAL and LEGAL obligations as determined by the state. 

• If they say their work is that "good" and they don't have a license, then that's a RED FLAG. 

• If they say they don't have a license, but someone they work with does, then make sure the agreement is signed with the person who has the license. 

• If they will not put your agreement in writing, then that's a MAJOR RED FLAG.

• If you don't have a professional contract signed, then that's a RED FLAG.

• If they ask for 100% payment up front for anything, then that's a RED FLAG.

• Please take heed because  your legal and financial recourse may be limited if things don't go as planned.

Click HERE to check if a contractor or contracting company (aka trade name) is licensed in the state of Maryland.

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You should ALWAYS use a licensed contractor. Some people use a handyman for unskilled labor. Their work may not be as high quality as a licensed general contractor, however, some people tend to use them if they have better rates for things that don't require a licensed contractor.

Please review these articles on what type of work requires a licensed general contractor? 

• Type of work usually required to be licensed by the the Maryland Home Improvement Commission (not all inclusive)

• Do You Need a License to Do That? - Home Improvement Commission 

• Baltimore City - Work Exempt from Permit

What is Home Improvement? - Home Improvement Commission

The Home Improvement Law defines "home improvement" as the addition to or alteration, conversion, improvement, modernization, remodeling, repair, or replacement of a building or part of a building that is used or designed to be used as a residence or dwelling place or a structure adjacent to that building; or an improvement to land adjacent to the building. For more information, please call MHIC at 410-230-6231 or e-mail DLOPLMHIC-LABOR@maryland.gov.

Type of work usually required to be licensed by the the Maryland Home Improvement Commission

(not all inclusive)

In each residence built prior to 1978, the EPA requires anyone performing renovation, repair or painting projects that disturb lead-based paint to obtain an EPA certification and follow-lead safe work practices. Contractors must (1) provide a copy of EPA's lead hazard information pamphlet to the occupants; (2) contain the work area; (3) minimize dust; (4) clean up thoroughly; and (5) document compliance. This rule applies to any renovation, demolition, or paint project that affects six square feet of interior space or 20 square feet of exterior space. For more information, visit the EPA website.

Search for Licensed Trades and professionals

• Link: https://labor.maryland.gov/license/ 

• Different professionals have different Boards and Commission that you can reach out to as well:

  • • Appraisers, Appraisal Management Companies and Home Inspectors

    • Architects

    • Athlete Agents

    • Athletic Commission

    • Barbers

    • Cemetery Oversight

    • Certified Interior Designers

    • Certified Public Accountants

    • Cosmetologists

    • Electricians

    • Elevator Safety Review Board

    • Examiners of Landscape Architects

    • Foresters

    • Heating, Ventilation, Air Conditioning and Refrigeration (HVACR)

    • Home Improvement

    • Individual Tax Preparers

    • Joint Chairs of Design Boards

    • Land Surveyors

    • Locksmiths

    • Oil and Gas Land Professionals

    • Pilots

    • Plumbing

    • Professional Engineers

    • Real Estate Commission

    • Secondhand Precious Metal Objects Dealers and Pawnbrokers

    • Stationary Engineers

File a Complaint Against a Contractor

• Different options for Licensed and Unlicensed contractors

  • • Licensed: File a Complaint, possible criminal chargles may be filed - File to get compensated for actual losses through the Guaranty Fund claim process

    • Unlicensed: File a Complain, possible criminal charges may be filed - No monetary award for homeowners in the complaint process

• Maryland Department of Labor - labor.maryland.gov 

  • Home Improvement Commission 

    • File a Complaint with the Home Improvement Commission - https://www.dllr.state.md.us/license/mhic/mhiccomp.shtml 

  • Division of Occupational and Professional Licensing 

    • Use this form to file a complain: https://labor.maryland.gov/forms/oandpcomplaint.pdf 

      • Home Impromenve

      • HVAV

      • Other boards

        • Electrical

  • If this is a home improvement complaint and the contractor was licensed at the time of the contract, you may file a separate claim against the Home Improvement Guaranty Fund. 

TO FILE A GUARANTY FUND CLAIM

There is a form, separate from the complaint form, which must be filed with the Commission for compensation from the Guaranty Fund. The Fund does not apply to salespersons, or unlicensed contractors. A claim must be filed within three years of the date of discovery of loss or damage caused by a licensed contractor.

To obtain a claim form, contact the investigator who is assigned to your complaint.

NOTICE TO GUARANTY FUND CLAIMANTS

1. Under the Home Improvement Law, the Claimant has the burden of proof at the hearing before the Administrative Law Judge. This means that it is the responsibility of the Claimant to present the evidence to prove that he/she is entitled to a monetary recovery from the Guaranty Fund.

2. The Administrative Law Judge will consider only evidence that is presented at the hearing. The Administrative Law Judge does not have letters photos, bills etc…which the Claimant may have provided to the Commission staff during the investigation of the complaint. If the Claimant wishes the Administrative Law Judge to consider such items, it is the responsibility of the Claimant to introduce them into evidence at the hearing.

3. In some cases, as part of its investigation of the complaint, the Commission may have hired an independent expert to inspect the Claimant’s property and prepare a written report. The Claimant should be aware that the Commission’s expert inspector does not appear at the hearing to testify, unless called as a witness by one of the parties to the case. The Claimant should also be aware that "expert" witnesses, such as a professional home inspector, who are called to testify about their professional opinions, are entitled to be compensated for their time. If the Claimant wishes to have the Commission’s expert testify at the hearing, it is the responsibility of the Claimant to contact the expert in advance of the hearing, and make all necessary arrangements with the expert, including arrangements for payment of any fee.

4. The Claimant should be aware that, if he/she attempts to introduce a written inspection report into evidence at the hearing, without the expert present to testify, it will be up to the discretion of the Administrative Law Judge whether to admit the report into evidence, if the expert is not present to testify and not subject to cross-examinations, the Administrative Law Judge may give the report less weight than if the expert is present.

Even if the Commission has hired an expert inspector to inspect the Claimant’s property, the Claimant has the right to hire his/her own expert to inspect the property and to testify on the Claimant’s behalf at the hearing.

How to Research COntractors?

(Unfortunately, I cannot recommend contractors since the quality of their work varies and I do not want to be held liable if they worked well on one project, but had poor work on the next one. Licensed contractors are held liable by the state and typically have liability insurance).

Here is how to research contractors in Maryland?

1. Use a Search engine to look up contractors: like HomeAdvisor/Angi's List , Thumbtack, or just do a google search. Pro tip: the best way to find contractors is to hang out at Home Depot and Lowes at 6am to see who is coming in to get supplies for the work they may be doing on another property. Chat them up, and get their contact information. Don't forget to do Step 2 next so you can know if they are a licensed contractor or an unlicensed/handyman. 

2. Search the Maryland Licensing Database to see if they are licensed. If they are not in here, then they are not licensed in Maryland.

Building Codes

Maryland’s law related to building codes is the Maryland Building Performance Standards (MBPS). It requires each jurisdiction in Maryland to use the same edition of the same building codes that are the

International Building Code (IBC), the International Residential Code (IRC), and the International Energy Conservation Code (IECC). The state has modified the IBC and the IRC to coincide with other Maryland laws. The International Building Code (IBC), the International Residential Code (IRC), and the International Energy Conservation Code (IECC), with modifications by the state, constitute the Maryland Building Performance Standards (MBPS).

State adoption authority falls under the Department of Labor and, by statute, adoption must occur 18 months after a new code edition is issued. Local jurisdictions have an additional 12 months to make local amendments and enforce the most current version of the state-adopted codes.

Last updated: Friday, February 17, 2022

Notice: Please verify with your local county building inspector to double-check your code requirements before starting a project. 

Egress

SECTION R310

EMERGENCY ESCAPE AND RESCUE OPENINGS

R310.1 Emergency escape and rescue opening required.

Basements, habitable attics, and every sleeping room shall have not less than one operable emergency escape and rescue opening. Where basements contain one or more sleeping rooms, an emergency escape and rescue opening shall be required in each sleeping room. Emergency escape and rescue openings shall open directly into a public way, or to a yard or court that opens to a public way.

R310.2 Emergency escape and rescue openings.

Emergency escape and rescue openings shall have minimum dimensions as specified in this section.

R310.2.1 Minimum opening area.

Emergency escape and rescue openings shall have a net clear opening of not less than 5.7 square feet (0.530 m2). The net clear opening dimensions required by this section shall be obtained by the normal operation of the emergency escape and rescue opening from the inside. The net clear height of the opening shall be not less than 24 inches (610 mm) and the net clear width shall be not less than 20 inches (508 mm).

Exception: Grade floor openings or below-grade openings shall have a net clear opening area of not less than 5 square feet (0.465 m2).

R310.2.2 Window sill height.

Where a window is provided as the emergency escape and rescue opening, it shall have a sill height of not more than 44 inches (1118 mm) above the floor; where the sill height is below grade, it shall be provided with a window well in accordance with Section R310.2.3.

R310.2.3 Window wells.

The horizontal area of the window well shall be not less than 9 square feet (0.9 m2), with a horizontal projection and width of not less than 36 inches (914 mm). The area of the window well shall allow the emergency escape and rescue opening to be fully opened.

Exception: The ladder or steps required by Section R310.2.3.1 shall be permitted to encroach not more than 6 inches (152 mm) into the required dimensions of the window well.

R310.2.3.1 Ladder and steps.

Window wells with a vertical depth greater than 44 inches (1118 mm) shall be equipped with a permanently affixed ladder or steps usable with the window in the fully open position. Ladders or steps required by this section shall not be required to comply with Section R311.7. Ladders or rungs shall have an inside width of not less than 12 inches (305 mm), shall project not less than 3 inches (76 mm) from the wall, and shall be spaced not more than 18 inches (457 mm) on center vertically for the full height of the window well.