Myrtle Beach building department

The City of Myrtle Beach Construction Services Department handles building permits, trade permits (electrical, plumbing, gas, and mechanical), plan review, construction inspections, floodplain review, master trade cards, and property maintenance enforcement inside Myrtle Beach city limits. It works alongside the Planning & Zoning Department, which enforces the city’s zoning, sign, tree protection, lighting, fencing, and encroachment rules. Horry County Code Enforcement issues permits only for the unincorporated parts of the county. If your property is outside the city but borders it, the city’s residential FAQ warns that you may be required to annex into the city during construction.

How to apply

Myrtle Beach has no online permit portal. Applications go in by email:

• Building permits: download the instructions and forms from the city’s Applications, Documents & Forms page (“Permits, Construction Services Department & Floodplain Documents” folder). Email the completed forms, construction drawings, survey, and other required documents to [email protected].
• Large commercial plans: these are usually too big for the city’s email server. Email a cloud or Dropbox link to [email protected] instead.
• Trade permits and trade card applications: email [email protected] or fax 843-918-1158.

The city says plan reviews take an average of 7 to 10 business days. Staff contact you by email or phone when the permit is ready. Pay by phone at (843) 918-1162, by appointment, or by mail to City of Myrtle Beach, Attn: Construction Services Department, P.O. Box 2468, Myrtle Beach, SC 29578. Include the project address with any payment.

The forms library includes:

• the building permit application
• a residential procedures and forms packet, plus a commercial and multifamily procedures packet
• separate packets for fences, pools, demolition, moving a building, and manufactured home set-up
• solar panel and EV charging station requirements
• fire alarm and sprinkler plan review applications
• a roof verification letter and a 2009 IECC forms packet
• owner-to-contractor and contractor-for-owner authorization forms, plus a homeowner disclosure statement
• the current permit fee schedule

What needs a permit

The city’s residential FAQ says permits are required for any project that affects the ground. That includes pergolas, patios, trash enclosures, fences, pools, walkways, driveways, and parking pads. These need an application, a tree statement, HOA approval if applicable, and a proposed site plan. Fences also need a hold-harmless agreement. A driveway hold-harmless is required when the driveway crosses the property line to meet the street.

Replacement windows, porch enclosures, roof and siding replacement, and interior alterations also need a building permit application, plus HOA approval if applicable. Once all approvals are in, the permit must be issued within six months. New construction on oceanfront lots goes through the Community Appearance Board (CAB). The CAB also must approve exterior changes to oceanfront homes. See fence permits.

Inspections

Call (843) 918-1111 to schedule:

• Morning inspection: call by 4:00 p.m. the day before.
• Afternoon inspection: call by 9:00 a.m. the same day.

Have ready the permit number, inspection type, job-site address, contact name, phone and email, the date you want, and your preferred window. The morning window is 8:00 a.m. to noon, and the afternoon window is 1:00 to 4:00 p.m.

Under the city’s residential inspection procedures:

• The contractor schedules every inspection. All rough inspections, including trades, are booked together, and so are all finals.
• Stamped approved plans and permits must be on site, or the inspection is cancelled.
• The city-approved street address must be posted before the courtesy electric inspection. Subdivision lots must show the address or lot number.
• A dumpster is required, and a portable toilet must be on site before temporary power is approved.
• A failed inspection can carry a $100 re-inspection fee, which must be paid before you can rebook.
• Before the final, call for a driveway form inspection. For new single-family homes, email a sealed post-development drainage survey to [email protected] and wait for approval.
• Structural changes always require resubmitting plans.
• Construction work is allowed from 7:00 a.m. to 11:00 p.m., seven days a week.
• A Temporary Certificate of Occupancy may be issued only for extenuating circumstances, after life-safety items pass. It is valid for 30 to 60 days.

Flood zones and oceanfront work

Staff check every building permit application against the Special Flood Hazard Areas. The city has two types: AE (coastal inland) and VE (coastal high hazard). The city adds three feet of freeboard to FEMA’s Base Flood Elevation (BFE):

• AE zones: the lowest floor must be at least BFE + 3 ft. Enclosed areas below need flood vents totaling 1 sq in per sq ft of footprint, with at least one vent per outer wall. Fill is allowed only if an engineer certifies it against scour.
• VE zones: the bottom of the lowest horizontal structural member must be at least BFE + 3 ft. Basements and manufactured homes are not allowed. Space below the floor is limited to parking, access, and storage. It can be enclosed only with lattice, insect screening, or breakaway walls rated 10 to 20 psf.

Elevation certificates are required at three points: the construction drawings stage, within seven days of setting the first floor, and before final inspection. Rough and framing inspections are not scheduled until the under-construction certificate is approved. The final certificate must be approved before finals are scheduled. Oceanfront lots may also fall under state OCRM and DHEC rules. Floodplain questions go to the Floodplain Coordinator at (843) 918-1163.

Adopted codes

South Carolina adopts building codes statewide through the SC Building Codes Council. Every city and county must enforce them. Since January 1, 2023, Myrtle Beach has enforced:

• the 2021 International Building, Residential, Fire, Plumbing, Mechanical, and Fuel Gas Codes, with South Carolina modifications
• the 2020 National Electrical Code
• the 2009 International Energy Conservation Code
• ICC/ANSI A117.1 for accessibility

The Council adopted the 2024 I-codes and the 2023 NEC on August 26, 2025, with an implementation date of January 1, 2027. Building code questions go to the plans examiner at (843) 918-1193.

Contractors and trades

• Trades: plumbing, gas, mechanical, and electrical contractors need a state license, a City of Myrtle Beach business license, and a city Master Trade Card before trade permits are issued.
• Subcontractors: every subcontractor needs a city business license for each job. Unpaid license fees can delay the Certificate of Occupancy. The Business License office is at (843) 918-1200.
• Residential builders: the SC Residential Builders Commission requires a residential builder license when a residential job costs more than $5,000. This applies to buildings up to three floors and apartment buildings of up to 16 units.
• Commercial work: regulated commercial construction over $10,000 requires a General or Mechanical Contractor’s license from the SC Contractor’s Licensing Board.

Related offices

• Water meters and sewer taps: (843) 918-2000. Allow up to 10 working days after fees are paid.
• Street obstruction permits: required if the project blocks the street or right-of-way at any time.
• Zoning, signs, lighting, and tree protection: Planning & Zoning. The department posts a GIS zoning map and links to the zoning code on Municode.