Thinking about building or replacing a pier on your Anne Arundel waterfront? The rules can feel murky, and mistakes get expensive. This guide shows you when you need permits, who reviews your plans, what siting and design standards usually apply, and what happens if work starts too soon. Let’s dive in.
When you need a permit
New piers, docks, or bulkheads
If you plan to construct a new pier, dock, walkway, or bulkhead along tidal waters or tidal wetlands in Anne Arundel County, you should expect to need a County permit. Many projects near the shoreline also require state and sometimes federal approvals. Start with the County’s permitting office to confirm exactly which approvals your address triggers.
Replacements and extensions
Replacing, enlarging, or extending an existing pier is often treated like new construction for permitting. When you change dimensions, location, or footprint, you usually need the same permits as a brand‑new structure. The threshold that turns a “repair” into a “replacement” is set by local and state rules, so ask the County for the numeric criteria and get it in writing before you proceed.
Repairs and maintenance
Some minor repairs may be allowed without a full permit, but the definition of “minor” is narrow. Do not assume your contractor’s interpretation will match the County’s. Request a written determination from Anne Arundel County before work begins so you are protected.
Properties in the Critical Area
If your property lies within Maryland’s Critical Area, generally within 1,000 feet of tidal waters, your project faces extra review. Expect additional standards tied to siting, vegetation, and impervious surface limits. The County’s Critical Area program can confirm whether these rules apply at your address.
Siting, spacing, and design basics
Setbacks and sideyard spacing
Counties use horizontal setbacks from property lines, neighbor piers, or channels to protect navigation and access. The exact spacing depends on your shoreline and lot configuration. Ask the County for the specific distance requirement for your parcel and whether smaller waterfront lots have different allowances.
Length, width, and height limits
Rules commonly limit how long and wide a pier can be, especially where navigation channels, mean high water, or sensitive resources are nearby. These limits keep structures functional without blocking public waters. Confirm the dimensional standards for your site before you finalize a design.
Bulkheads and living shorelines
Bulkheads and revetments are reviewed for erosion control benefits and environmental impacts. Agencies increasingly favor “living shoreline” solutions where feasible because they can protect against erosion while supporting habitat. Be ready to discuss soft‑shore options during early review.
Environmental protections and mitigation
Expect restrictions to protect tidal wetlands, submerged aquatic vegetation, and water quality. Reviewers may require design changes or mitigation if your proposal would harm resources or obstruct navigation. Plan for possible conditions so your schedule and budget stay realistic.
Agency reviews you may need
Anne Arundel County permits
County review is typically step one. The County issues local shoreline and building permits, conducts inspections, and can issue stop‑work orders for unpermitted construction. Ask about any zoning sign‑offs and whether Critical Area review is required.
Maryland MDE and DNR
At the state level, the Maryland Department of the Environment and the Department of Natural Resources regulate tidal wetlands, waterway construction, and resource impacts. Your project may need tidal wetlands permits, erosion and sediment control approvals, or other reviews.
U.S. Army Corps of Engineers
Work in navigable waters or wetlands may require federal authorization under Section 10 or Section 404. Some small projects qualify for general permits, while larger or more impactful work may need an individual permit. Confirm this early so you understand the timeline.
How reviews are sequenced
County, state, and federal agencies often coordinate. Some applications run concurrently, while others must be completed in a set order. Ask the County to outline the normal sequence for your scope so you can plan contractor schedules and deliveries accordingly.
Risks of starting without permits
Stop‑work orders and fines
If you begin construction without required approvals, the County can issue a stop‑work order and levy civil penalties. Fines can rise with the duration and severity of violations. That pause can also add carrying costs and missed weather windows.
Removal or remediation
If the work violates setbacks or harms resources, you may be ordered to remove or modify the structure at your expense. Agencies can also require site restoration or mitigation. These corrective steps frequently cost more than doing it right the first time.
After‑the‑fact permits are not guaranteed
You may be allowed to apply for a retroactive permit, but it is not assured. If the work does not meet standards, the application can be denied. Expect higher costs and more scrutiny compared to standard review.
Contractor licensing and liability
Unpermitted work can create insurance and liability headaches. Verify licensing and insist that your contractor confirms all permits in writing before any mobilization. Add clear contract terms for permit compliance and stoppage.
Your step‑by‑step prep checklist
- Call Anne Arundel County permitting to confirm whether your scope needs County approval and Critical Area review.
- Ask if state or federal permits are likely and what the normal sequence looks like for your project size.
- Request the County’s written guidance on how it classifies “repair” versus “replacement” for your structure.
- Gather documents: recent property survey with lot lines and mean high water if available, photos of the shoreline and neighboring structures, any prior permits, and site elevation or floodplain details.
- Discuss environmental constraints early, including submerged aquatic vegetation and potential in‑water work windows.
- When soliciting bids, require contractors to list permit coordination, inspection costs, and expected timelines as separate line items.
Timeline tips
- Build permitting into your schedule. Multi‑agency review can take time, especially near wetlands or channels.
- Confirm any seasonal restrictions for in‑water work so you do not miss your construction window.
- Lock in a design that meets local setbacks and dimensional limits before ordering materials.
Planning a purchase or sale around a pier
If you are buying or selling a waterfront home in Anne Arundel County, pier status matters. Unpermitted or non‑compliant structures can lead to enforcement and costly changes that affect your plans. Verify permit history, and budget time to address agency reviews if you intend to replace or extend a pier after closing. A clear path to compliance helps you protect value and avoid surprises.
Ready to align a pier project with your next move in Anne Arundel County? Connect with Unknown Company for local, credential‑backed representation and a plan that fits your goals. Get your free home valuation.
FAQs
Do I need a permit to replace an existing pier in Anne Arundel County?
- Often yes, especially if you change dimensions, location, or footprint, so confirm with the County and get the determination in writing.
What is considered a “repair” versus a “replacement” for a pier?
- The threshold is set by local and state rules and can be a percentage or scope test, so ask the County for the exact criteria for your address.
Does the Maryland Critical Area program affect my pier project?
- If your property is within roughly 1,000 feet of tidal waters, expect extra review and standards for siting, vegetation, and impervious surfaces.
Will I need state or federal approvals in addition to County permits?
- Many projects do, since MDE, DNR, and the U.S. Army Corps regulate work in tidal wetlands and navigable waters; confirm early to avoid delays.
What happens if I start pier construction without permits?
- You risk stop‑work orders, fines, required removal or remediation, and after‑the‑fact permits that are more expensive and not guaranteed.
