Maryland Home Improvement Law — Contracts, Unlicensed Work & the Guaranty Fund
The Maryland Home Improvement Law protects homeowners with strict written-contract rules, penalties for unlicensed work, and a state-run Guaranty Fund. This chapter covers what a home-improvement contract must contain (Bus. Reg. §8-501), the consequences of contracting without a license, and how the Home Improvement Guaranty Fund works.
Every home-improvement contract must be in writing (Bus. Reg. §8-501)
Under Business Regulation §8-501, a home-improvement contract must be in writing, legible, and signed by the homeowner and the contractor. There is no dollar threshold that lets a job go on a handshake. Each contract must state the contractor's name, address, telephone number, and MHIC license number; the name and license number of any salesperson who sold the job; the approximate start and substantial-completion dates; and a description of the work and the materials to be used. These disclosure rules exist so the homeowner can verify the license and hold the contractor to a defined scope.
Unlicensed home improvement is illegal and unprotected
Doing home-improvement work that requires an MHIC license without holding one is a violation of the Home Improvement Law and can be prosecuted as a misdemeanor, with civil penalties on top. Beyond the penalties, an unlicensed contractor is in a weak legal position: the homeowner who hired an unlicensed contractor cannot recover from the state Guaranty Fund, and unlicensed contractors generally cannot rely on the courts to enforce a home-improvement contract. Being licensed is therefore a precondition both to operating legally and to being able to collect.
The Home Improvement Guaranty Fund (Bus. Reg. Subtitle 4)
The Home Improvement Guaranty Fund compensates homeowners for actual monetary losses caused by acts or omissions of a LICENSED home-improvement contractor — for example, abandoned or defective work. Every contractor pays a one-time assessment into the Fund at initial licensure. A homeowner's recovery is capped at $30,000 per claimant against a given contractor, or the amount the homeowner actually paid that contractor, whichever is less. The crucial limit is that the Fund is only available when the contractor was MHIC-licensed at the time the contract was signed; claims arising from work by unlicensed contractors are dismissed without a hearing. This is the practical reason Maryland homeowners are told to verify a contractor's MHIC license before signing.
State-specific details
State exam facts
- Prelicensing education
- At least 2 years of experience (or related education)
- Passing score
- 70%
- Scored questions
- 55
- Time limit
- 120 minutes
Does Maryland require a state contractor license?
Maryland does NOT issue a general commercial GC license. It licenses residential home-improvement (repair, replacement, remodeling, alteration) contractors through the Maryland Home Improvement Commission (MHIC) under the Home Improvement Law (Business Regulation Article, Title 8).
What is on the Maryland MHIC contractor exam?
The MHIC exam is 55 questions, 120 minutes, and requires 70% to pass. Applicants need at least two years of experience (or related education), must show financial solvency, and licenses run two years. A home-improvement contract of $500 or more requires an MHIC-licensed contractor and must be in writing.
Who builds new homes in Maryland if not the MHIC contractor?
New-home construction is not covered by MHIC; new-home builders register separately with the Home Builder Registration Unit of the Maryland Attorney General's Consumer Protection Division. Effective June 1, 2024, MHIC contractors must carry at least $500,000 in general liability insurance.