Overview

In 1953, the S.C. General Assembly adopted the state's first plumbing code. This created a need for plumbing inspections, which were initially performed by the S.C. Department of Health and Environmental Control. At the request of local contractors, architects and engineers, Charleston County Council adopted plumbing codes in 1968 and established the Department of Building Inspection Services to enforce them. Council also adopted the Zoning and Flood Plain Management Ordinances in 1973, Standard Mechanical Code in 1981, and Fire Prevention Code in 1982, and Decal Ordinance in 1990. These ordinances are also enforced by the Department, which currently operates as the Building Inspection Services Department.

Deferred Submittals

Contact

Building Inspection Services

Lonnie Hamilton, III, Public Services Building

4045 Bridge View Dr., N. Charleston, SC 29405

Phone: (843) 202-6930

Fax: (843) 202-6936

Code Enforcement: (843) 202-6994

Office Hours: M – F | 8AM – 5PM

Inspector Availability: M – F | 7AM – 8AM

Services

Building Services: BuildingServices@CharlestonCounty.org

Flood Services: FloodServices@CharlestonCounty.org

Permitting: BISOnlinePermitting@CharlestonCounty.org

Contractor License: BISContractorLicense@CharlestonCounty.org

Mission Objectives

  • Protect the public's safety, general welfare, and property from hazards arising from the construction and use of buildings and structures; protect the environment and preserve the natural beauty of the low country.
  • Ensure building structures are maintained and constructed in accordance with standards and codes by inspecting property and enforcing the building codes, fire code, national electric code, development standards, and floodplain regulations.
  • Issue permits for construction work (See also Zoning & Planning for Zoning Permit Information) and provide pre-construction plan review service.
  • Issue contractor licenses/registrations.
  • Provide administrative support to the Construction Board of Adjustments and Appeals.
  • Coordinate and maintain the Charleston Regional Hazard Mitigation Plan.
  • Coordinate construction-, hazard-, and environment-related educational programs and demonstrations.

Resources

Enforced Codes

On January 1, 2023 the following codes will be implemented:

  • 2021 International Residential Code (with modifications)
  • 2021 International Building Code (with modifications)
  • 2021 International Fire Code (with modifications)
  • 2021 International Plumbing Code
  • 2021 International Fuel Gas Code (with modifications)
  • 2021 International Mechanical Code
  • ANSI A 117.1-2017 (Accessibility Code)
  • 2020 National Electrical Code (with modifications)
  • The 2009 International Energy Code
South Carolina Modifications
2021 Modification Index
How-To Guides for Online Citizen Self Service
How to use and Navigate CSS
How to Apply for a Permit
How to Register (CSS)
How to Upload Documentation (CSS)
Permit Application Process
Plan Case Application Process
Structural Review
Structural Review
Alternate Methods and Materials
Alternate Methods and Materials
Inspection Requirements

Please, visit our Inspections and Special Inspections page for details about Inspection Requirements.

Request Building Inspections Records

To request Building Inspections records, including Building Permit Files and Elevation Certificates, please submit a Freedom of Information Act Request.

Expired Permits
  1. Permits expire in accordance with the administrative chapters of the adopted codes.
  2. Renewals are granted in accordance with the requirements of the administrative chapters of the adopted codes.
  3. Expired permit files are pulled and marked as such and stored as per record keeping protocol.
  4. Projects left unattended after permit expiration are monitored on an as needed basis or in response to complaint.
  5. Properties that are left in unsafe condition or that become a nuisance to the community are dealt with per the requirements of the adopted building codes, fire codes, and County ordinances.
  6. Expired permits carry a $50 reinstatement fee per permit reactivated.
Deferred Submittals

to include, but not limited to: Roof/Floor Trusses, Shop Drawings, etc.

The process for accepting deferred submittals is per section of the IBC pertaining to deferred submittals. Currently we are enforcing IBC-2021, and section 107.3.4.1 pertaining to deferred submittals.

Section 107.3.4.1 of the IBC-2021 states the following:

Deferred submittals. For the purposes of this section, deferred submittals are defined as those portions of the design that are not submitted at the time of the application and that are to be submitted to the Building Official within a specified period.

Deferral of any submittal items shall have the prior approval of the Building Official. The registered design professional in responsible charge shall list the deferred submittals on the construction documents for review by the Building Official.

Documents for deferred submittal items shall be submitted to the registered design professional in responsible charge who shall review them and forward them to the Building Official with a notation indicating that the deferred submittal documents have been reviewed and been found to be in general conformance to the design of the building.

The deferred submittal items shall not be installed until the design and submittal documents have been approved by the Building Official.

Requirements to Release Commercial Temporary Power

In accordance with our office procedures, the following requirements must be met in order to release temporary power for a commercial project:

  1. Notarized Letter from Builder:
    1. The project must be within 30 days of completion. If the project exceeds this timeframe, the builder understands that the meter may be pulled, and they will hold Charleston County harmless.
    2. The letter must include a statement explaining the reason for requesting temporary power.
  2. Sealed and Signed Letters from AOR and EOR:
    1. Architect of Record (AOR): Must provide a signed and sealed letter certifying that:
      • The building/project has been constructed in accordance with their design and the approved drawings, specifically addressing life safety components as required by applicable codes.
    2. Engineer of Record (EOR): Must provide a signed and sealed letter certifying that:
      • The electrical and/or gas systems have been installed in accordance with their design and approved drawings, are compliant with applicable codes, and are safe to energize.
  3. Special Inspections:
    1. All required special inspections must be completed, submitted, and approved for all work performed up to this stage of construction.
  4. Temporary Power Slip:
    1. The temporary power slip must be signed in person by the licensed electrician or an authorized agent.
  5. Inspections:
    1. Either a temporary electric inspection or a final electrical inspection must be passed.

Common Terms

For inquiries related to flood zones, FEMA flood maps, or hazard mitigation, please contact the Floodplain Management Division at FloodServices@CharlestonCounty.org

Base Flood Elevation:
The elevation of surface water resulting from a flood that has a 1% chance of equaling or exceeding that level in any given year. The BFE is shown on the Flood Insurance Rate Map (FIRM) for zones AE, AH, A1–A30, AR, AR/A, AR/AE, AR/A1– A30, AR/AH, AR/AO, V1–V30 and VE.
Community Rating System (CRS):
The Community Rating System (CRS) is a voluntary incentive program that recognizes and encourages community floodplain management practices that exceed the minimum requirements of the National Flood Insurance Program (NFIP). Over 1,500 communities participate nationwide.
Flood Insurance Rate Map (FIRM):
An official map of a community on which the Federal Insurance Administrator has delineated both the special flood hazard areas and the risk premium zones applicable to the community.
Flood Elevation Certificate:
A document describing the base flood elevation of a property. Flood Elevation Certificates are required before receiving the floor strapping and sheathing and strapping inspection in flood zones. They are available through any private land surveyor.
Permit:
An official document or certificate issued by the building official authorizing performance of a specified activity.
Substantial Improvement:
Any reconstruction, rehabilitation, addition, or other improvement of a structure, taking place during any five (5) consecutive years in the life of a building, the cumulative cost of which equals or exceeds forty-nine (49) percent of the market value of the existing structure at the date of "start of construction" of the improvement as determined by the Building Official.
Variance:
A grant of relief which would allow construction in a manner otherwise prohibited by required standards. Variances are granted only when specific enforcement of standards will result in unnecessary hardship.
Appeal:
A request to have the applicable construction Board review and confirm or change a decision of the Charleston County Building Official or his designee.

Interesting Facts

  • The Department was recognized by the Federal Emergency Management Agency (FEMA) as a Class 2 in the Community Rating System (CRS) as part of the National Flood Insurance Program (NFIP) based on activities the County performs to enhance our ability to withstand floods. This allows Unincorporated Charleston County residents in the Special Flood Hazard Area (SFHA) and those outside the SFHA to receive 40% discount on flood insurance premiums through the National Flood Insurance Program (NFIP).
  • The Department has been rated by the private insurance industry's Building Code Effectiveness Grading program as a Class 2. This rating, one of the highest ratings granted to a county in the program to date, results in various property insurance premium discounts, depending on the individual insurance company.