The short answer
A standard renovation of a 1,500-square-foot house in the Washington DC metro runs about $62,400 to $156,000, and a gut remodel $93,600 to $234,000. The rules that apply to your address matter most. DC, Maryland and Virginia each license contractors and issue permits differently.
What a remodel costs in Washington DC
These ranges start from national remodeling data and apply the metro's construction cost factor of 1.04 from the U.S. Army Corps of Engineers. They cover labor, materials and the general contractor's markup for a typical single-family home.
| Job | Washington DC (typical range) | US average |
|---|---|---|
| Cosmetic update, 1,500 sq ft home | $23,400–$62,400 | $22,500–$60,000 |
| Standard renovation, 1,500 sq ft home | $62,400–$156,000 | $60,000–$150,000 |
| Gut renovation, 1,500 sq ft home | $93,600–$234,000 | $90,000–$225,000 |
| Kitchen remodel, mid-range, 150 sq ft | $23,400–$39,000 | $22,500–$37,500 |
| Full bathroom remodel, mid-range | $9,350–$29,100 | $9,000–$28,000 |
| Bedroom or living room refresh | $1,550–$10,400 | $1,500–$10,000 |
| Basement or attic finish | $20,800–$78,000 | $20,000–$75,000 |
| Exterior update | $6,250–$20,800 | $6,000–$20,000 |
| Roof replacement, 2,000 sq ft, asphalt | $7,300–$14,550 | $7,000–$14,000 |
Estimates for 2026, including labor and standard parts. Washington DC prices use the metro's construction cost factor of 1.04 (US average = 1.00) from the U.S. Army Corps of Engineers Area Cost Factors. Your quote depends on access, materials and the condition of the home.
The metro is expensive to build in, and the cost factor explains only part of the cost. DC rowhouses sit on narrow lots where a dumpster or a delivery truck needs a public space permit from DDOT. Older houses in the District, Arlington and Alexandria often hide knob-and-tube wiring, galvanized supply lines or a foundation that needs work once the walls open. Three jurisdictions also mean separate permit offices, fee schedules and licensing systems. A contractor who works across the line carries more overhead than one who stays in Fairfax County.
The cost estimator gives a figure based on your ZIP code and scope. National averages by room are in our home remodeling cost guide.
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Cost estimators for each room
Price the parts of your project for your ZIP code: kitchen, bathroom, flooring, painting, roofing, windows and doors, or open all cost estimators.
Additions, basements and whole-house work
The price table covers the common scopes. For an addition, expect the per-square-foot cost to run above a gut remodel of the same floor area, because new foundation, framing, roof and exterior finishes all start from zero. A basement finish is usually the cheapest way to add living space. In this metro it also raises a waterproofing question. The region gets heavy rain, and summer storms can drop several inches in an hour.
| Scope | What drives the price here |
|---|---|
| Cosmetic update | Paint, floors, fixtures; no permit in most cases |
| Standard renovation | Kitchen or bath plus systems; permits by jurisdiction |
| Gut renovation | New mechanical, electrical and plumbing throughout |
| Basement finish | Waterproofing, egress, ceiling height, sump and drain |
| Addition | Foundation, framing, roof, zoning review, plan check |
What the general contractor's share pays for
A general contractor runs the schedule, buys materials, pulls the permit, meets the inspector and coordinates trades that would otherwise get in each other's way. On a project with framing, plumbing, electrical, drywall, tile and cabinets, someone has to make sure the tile setter does not work over an uninspected drain. The markup pays for that coordination. A homeowner cannot easily do it alone.
What a general contractor does, and which license applies where
A remodeling contractor takes on work that involves several trades. A single trade, such as a repipe or a new roof, can go straight to that specialist. A whole-house remodel, an addition, a basement conversion or a kitchen with moved plumbing and new circuits needs a contractor licensed for the whole scope.
The DC metro crosses three jurisdictions, and the license rule changes at each border.
District of Columbia
Home improvement contractors in DC need a Basic Business License under the Contractor and Construction Services category from the Department of Licensing and Consumer Protection (DLCP). Applicants submit a police criminal history report, a certificate of liability insurance, tax registration, a Clean Hands certificate and a sample home improvement contract. Home improvement contractors and general contractors doing residential work must also designate and maintain a Basic Business License for at least one home improvement salesperson. License terms run two years for $99 or four years for $198; home improvement contractors cannot take the six-month term.
Applicants post a $25,000 home improvement surety bond for the license period. The DC Attorney General's office warns that only licensed home improvement contractors may accept payment before the contracted project is complete. Electricians, plumbers and gasfitters also need their own trade licenses on top of the contractor license.
Maryland
In Montgomery County, Prince George's County and the rest of Maryland, home improvement contractors are licensed by the Maryland Home Improvement Commission (MHIC). The license covers alteration, remodeling, repair or replacement of a residence, including work inside individual condo units, but not common areas or buildings with four or more single-family units.
Since June 1, 2024, MHIC contractors must carry at least $500,000 in general liability insurance. Applicants need two years of experience in home improvement work, construction or related education, and must pass the licensing exam. Only MHIC-licensed pros may contract directly with homeowners. Subcontractors working for a licensed contractor need no MHIC license, a rule that has applied since July 1, 2016.
Virginia
In Arlington, Alexandria, Fairfax and the rest of Northern Virginia, contractors are licensed by the Department of Professional and Occupational Regulation (DPOR) Board for Contractors. A Virginia license has two parts. The class sets the dollar value of jobs allowed. The classification or specialty sets the type of work.
| Class | Contract limit | Annual limit |
|---|---|---|
| Class C | Over $1,000, under $30,000 | Under $250,000 |
| Class B | $30,000 to under $150,000 | $250,000 to under $1 million |
| Class A | $150,000 or more | $1 million or more |
Applicants complete eight hours of pre-license education. Class A and B applicants also submit financial verification. Fairfax County adds its own requirement: any project valued at $1,000 or more must be done by a contractor licensed to work in Virginia. Class C contractors, plus contractors working below that threshold, also need a Fairfax County Home Improvement Contractor license from Land Development Services.
Do you need a permit?
For any remodel that moves walls, adds plumbing, changes wiring or finishes a basement, yes. The office that issues the permit depends on where the house is.
District of Columbia
The Department of Buildings (DOB) issues permits under the 2017 DC Construction Codes. Interior alterations, including finished basements, need a permit. New and replacement gas appliances, HVAC equipment, plumbing fixtures and electric car charging equipment also need one. Painting, tiling, cabinets, countertops and floor coverings need no permit. Neither does in-kind replacement of roofing, siding or gutters, unless the property is in a historic district.
The DOB Homeowner's Center handles one- and two-family homes. It can review interior remodeling up to 500 sq ft, non-load-bearing wall demolition, decks under 500 sq ft, one-story additions up to 500 sq ft, and window or door replacement. DOB aims to issue those permits within five business days. Homeowners cannot pull trade permits; plumbing, mechanical and electrical permits go only to licensed and bonded master trade professionals.
The building permit fee schedule sets the fees. New construction and additions pay $0.03 per cubic foot of construction. Alterations valued $1,001 to $1 million pay $30 plus 2% of construction value, plus a Green Building Fee of 0.13% of construction value. A filing deposit of 50% of the assessed permit fee, capped at $20,000, is due with the application.
Maryland
Montgomery County's Department of Permitting Services (DPS) enforces the Maryland Building Performance Standards, which adopt the 2021 IBC, IRC and IECC. A permit is required before reconstruction or renovation of an existing structure other than a repair, and before any construction that increases the area, height or footprint of a one- or two-family dwelling. Painting, wallpapering, faucet replacement, countertops and new flooring with no structural change need no permit.
DPS commits to completing code reviews within 17 days for adequately prepared applications. Eligible Fast Track applications can produce a permit in three to five days. A contractor must hold an MHIC license to obtain a permit. Inspections must be requested at least 24 hours ahead. The yellow notification sign must be posted within three business days of receipt and stay up for 30 days after the permit is issued. The county does not enforce private deed restrictions or covenants. Those come from the homeowner or civic association.
Prince George's County runs its own permitting through the Department of Permitting, Inspections and Enforcement (DPIE). WSSC Water issues plumbing and gasfitting permits there. In both counties, WSSC licenses the plumbers and gasfitters.
Virginia
The 2021 Virginia Uniform Statewide Building Code applies across Northern Virginia. Each county or city building official enforces it. A permit is required for alterations involving walls or partitions, structural components, means of egress, water supply, drainage or vent systems, electric wiring, and mechanical or fuel supply systems.
Fairfax County requires a permit for kitchen renovations, finished basements, bathroom remodels, removing or adding walls including non-load-bearing ones, new window or door openings, and direct replacement of appliances such as water heaters and HVAC equipment. It does not require one for direct replacement of existing windows and doors, re-siding with similar material, replacing roof shingles, or replacing less than 256 sq ft of roof plywood. Fairfax's minimum base fee for any building, mechanical, electrical or plumbing permit is $141.75. Residential repairs and alterations are charged 3.00% of the estimated cost of construction.
Arlington County issues permits through Permit Arlington and its Accela portal. Alexandria, Loudoun, Prince William, Falls Church and Manassas each have their own building official under the same state code.
Historic districts and lead-safe work
In DC, work affecting the exterior appearance of a historic property needs historic preservation review. That review is a clearance of the DOB building permit, not a separate application. Window and door replacement in a historic or Commission of Fine Arts area needs approval before the permit application. In Virginia, the building official may require a permit even for replacement siding, roofing and windows in a locally designated historic district.
Any paid work that disturbs painted surfaces in a home built before 1978 falls under the EPA Renovation, Repair and Painting rule, and the firm doing the work must be certified. That covers a large share of the metro's housing: 66.3% of DC homes were built before 1980, along with 52.7% in Arlington, 54.8% in Alexandria and 49.1% in Montgomery County.
Contracts and payments: what each jurisdiction requires
District of Columbia
DC regulations require a written contract signed by the consumer and the contractor before payment is accepted. It must list the contractor's name, address, phone and DC license number. Permits must be issued before work begins, and the permit has to be displayed at the site until the work is done.
Maryland
Maryland's Home Improvement Law is specific. The contract must be in writing and legible, signed by each party. It must include the contractor's name, address, phone and MHIC license number, each salesperson's name and license number, approximate start and substantial completion dates, a description of the work and materials, and MHIC's phone number and website with a notice that each contractor must be licensed. The homeowner gets a signed copy before work starts.
The deposit cap is one-third of the contract price, and no payment may be accepted until the contract is signed. Beyond the deposit, the law does not control the payment schedule. If the project is financed by a mortgage or lien on the home, the first page carries a bold notice of the lien risk and a three-business-day right to rescind, initialed by the homeowner. MHIC can issue civil citations of $500 to $5,000 for contract violations.
The MHIC Guaranty Fund can pay up to $30,000 per claimant for losses caused by a licensed contractor. Awards are pro-rated if total claims against one contractor exceed $250,000. Homeowners may also ask the contractor to buy a performance bond for losses the Fund does not cover.
Virginia
Virginia requires a legible written contract with start and estimated completion dates, the total cost or a cost-plus cap, the amounts and schedule of progress payments including the down payment, a plain-language delay clause, a promise to comply with permits, inspections and zoning, cancellation rights, the consumer's signed acknowledgment of the DPOR statement of consumer protections, and the contractor's name, address, license number, class and specialties. The contract must name the Virginia Contractor Transaction Recovery Fund and explain how to contact the Board. Change orders must be signed by both sides, and contractors keep records for five years.
The Transaction Recovery Fund pays up to $30,000 per claimant per transaction to someone holding an unpaid court judgment against a licensed contractor. The aggregate is $100,000 per contractor per biennium.
Our guide to paying a contractor covers milestone schedules and lien waivers.
How to check a remodeling contractor before you hire
- Get the license number and look it up. In DC, verify the business license in the DLCP Scout portal and the trade licenses in the DC occupational and professional license search. In Maryland, use the MHIC online license search. In Virginia, use the DPOR License Lookup.
- Match the name on the license to the name on the contract and the permit application.
- Confirm insurance. DC requires a certificate of liability insurance with the license application. Maryland requires at least $500,000 in general liability since June 1, 2024.
- Check disciplinary records. Virginia DPOR runs a separate Disciplinary Action Search. MHIC publishes complaints and Guaranty Fund claims.
- Ask for references from projects of similar size in the same jurisdiction, and call them.
- Confirm the contractor knows which permit office applies to your address. A firm that works mostly in Fairfax may not know the DOB Homeowner's Center process.
Every contractor in the GOLDGCP network passes our six-step vetting: license verification, an insurance check, a background and business check, a portfolio review, client reference calls, and onboarding with a quality score.
Areas we cover
GOLDGCP matches homeowners with licensed remodeling contractors across the Washington DC metro, including:
- Washington DC
- Arlington and Alexandria
- Fairfax and Northern Virginia
- Bethesda, Silver Spring and Montgomery County
Enter your ZIP code to see local prices and contractors who serve your street.
How GOLDGCP works
- Describe your project online, by phone or on WhatsApp. You see prices for your ZIP code before anyone visits.
- We match you with up to 3 vetted, licensed pros. For projects that need drawings, our in-house architects can prepare the plans for your jurisdiction's permit office.
- You compare written bids and choose one.
- You pay in milestones, and you pay each one only after you approve that stage. You can follow the schedule, photos and payments in the client portal.
Frequently asked questions
How much does a general contractor charge in Washington DC?
Most general contractors build their fee into the project price instead of billing it separately. A standard renovation of a 1,500-square-foot house in the metro runs about $62,400 to $156,000, and a gut remodel $93,600 to $234,000, including labor, materials and the contractor's markup.
Do I need a different contractor license in DC, Maryland and Virginia?
Yes. DC requires a DLCP Basic Business License with a $25,000 surety bond. Maryland requires an MHIC license with at least $500,000 in general liability insurance. Virginia requires a DPOR Class A, B or C license. Fairfax County adds its own Home Improvement Contractor license for smaller contractors.
How much can a Maryland contractor ask for as a deposit?
No more than one-third of the contract price, and no payment at all until the contract is signed. Beyond the deposit, the payment schedule is negotiable. MHIC can issue civil citations of $500 to $5,000 for violations of the contract requirements.
Does a kitchen remodel need a permit in Fairfax County?
Yes. Fairfax County requires a permit for kitchen renovations, bathroom remodels, finished basements and removing or adding walls, including non-load-bearing ones. The minimum base fee for any building, mechanical, electrical or plumbing permit is $141.75.
How long does a Montgomery County addition permit take?
DPS commits to completing code reviews within 17 days for adequately prepared applications. Eligible Fast Track applications can produce a permit in three to five days. WSSC must also review before the permit is issued if the project involves plumbing or gas work.
Do I need lead-safe certification for my remodel?
If your home was built before 1978 and the work disturbs painted surfaces, the firm doing the work must be certified under the EPA Renovation, Repair and Painting rule. That covers most of DC's housing stock and about half the homes in Arlington, Alexandria and Montgomery County.
Can I pull my own permit for a remodel in DC?
Homeowners can apply for some building permits in their own name through the DOB Homeowner's Center, but they cannot pull plumbing, mechanical or electrical trade permits. Those go only to licensed and bonded master trade professionals. In Maryland and Virginia, homeowners may apply in their own name, but the permit office recommends listing the contractor as the responsible party.
How we calculate these prices
GOLDGCP starts from national price ranges for each job, taken from published 2026 cost guides and checked against local price guides where they exist. To get a local price, we multiply the national range by the construction cost factor for the metro from the U.S. Army Corps of Engineers Area Cost Factors (US average = 1.00). Where that table has no entry for a metro, we use the nearest listed location or the state value. For ZIP codes outside the 50 largest metros, the cost estimator uses the state's price level from the Bureau of Economic Analysis Regional Price Parities. Ranges include labor and standard materials but not unusual site conditions, so a written quote after an inspection is always the final price.
Sources
- labor.maryland.gov · labor.maryland.gov
- labor.maryland.gov · labor.maryland.gov
- fairfaxcounty.gov
- Montgomery County Department of Permitting Services
- U.S. Army Corps of Engineers
- U.S. Bureau of Economic Analysis
About this guide
Written by the GOLDGCP editorial team. Prices come from national cost guides adjusted with official construction cost factors for Washington DC; rules and statistics come from the agencies and reports linked in the text. We update this page when prices or codes change.