North Charleston building department

The City of North Charleston Building Inspection Department issues building permits and inspects new construction and renovations, both residential and commercial, inside North Charleston city limits. The city reaches into both Charleston and Dorchester counties, and the department links to both counties for parcels outside the city. Building, Finance, Planning, and Zoning share a “One Stop Shop” lobby on the 3rd floor of City Hall at 2500 City Hall Lane. Under City Code Chapter 5, Sec. 5-16, building, altering, demolishing, regrading, or moving a structure without a permit is a misdemeanor, and each day counts as a separate offense.

Applying online

Permits are applied for in the city’s online Customer Portal, which also handles inspection scheduling and sub-contractor lists. The city’s permit pages cover:

• new residential and commercial construction
• accessory structures (sheds, garages, pools, gazebos, porch additions)
• fences and docks
• electrical, gas, mechanical, and plumbing work
• manufactured homes
• signs and billboards, telecommunication towers, and small wireless facilities
• portable storage units, office trailers, short-term rentals, and tree removal

Permits applied for online are emailed to the primary contact. In person, permits are issued 8 a.m. to 4 p.m. on weekdays, and the lobby is open until 4:30 p.m. The city asks that you not mail checks. Sewer repairs also need a permit and inspection from the sewer district, (843) 764-3072.

New homes

A new residential construction application needs:

• the contractor’s state license, or a letter of authorization if you aren’t the contractor on the license card
• landlord consent, if you don’t own the property
• a contract or invoice showing scope of work and the cost of materials and labor
• HOA, civic league, or ARB approval, if applicable
• a scaled plot plan showing driveways, HVAC units, steps, porches, easements, property lines, setbacks (including roof overhangs), and protected trees 8 in. DBH or larger
• drawings signed and sealed on every page by an SC-licensed or registered designer, meeting the 2021 IRC
• 2009 IECC energy information and Manual J/D
• in a special flood hazard area, a “Construction Drawing” elevation certificate before the permit can be issued

Fences and accessory structures

• Fences: a hired contractor must pull the permit. Owners pull it only if they build the fence themselves. Upload a priced contract, any HOA approval, and a site plan showing property lines, structures, setbacks, easements, and trees 10 in. DBH or larger near the fence. List the height and material. Wood privacy fences must have the finished side facing out. A zoning inspector visits before the permit is issued. Fence rules are in Section 4-7(3) of the Zoning Regulations. See do I need a permit for a fence.
• Accessory structures: upload a signed contract with costs, a scaled plot plan with setbacks and protected trees, and HOA approval. Where applicable, also include sealed drawings and energy compliance documents. Structures in a flood zone need elevation certificates.

Fees

The city’s published permit fees:

Valuation	Building permit fee
$1,000 or less	No fee unless an inspection is required ($15 per inspection)
$1,001 to $50,000	$15 for the first $1,000 plus $5 per additional $1,000
$50,001 to $100,000	$260 for the first $50,000 plus $4 per additional $1,000
$100,001 to $500,000	$460 for the first $100,000 plus $3 per additional $1,000
$500,001 and up	$1,660 for the first $500,000 plus $2 per additional $1,000

Every permit adds a $30 non-refundable application filing fee, and plan checking costs half the permit fee. Other published fees:

• Electrical: $0.25 per amp for new or upgraded service. Alterations are $30.
• Gas: $10 for one to four outlets
• Mechanical: $10 for the first $1,000 of value plus $2 per additional $1,000
• Plumbing: $3.50 per fixture
• Temporary office trailer: $40
• Tents and firework stands: $100
• Re-inspection: $50

Working without a permit brings a triple-fee penalty. City business license fees are separate.

Adopted codes

Effective January 1, 2023, the department enforces:

• the 2021 International Building, Residential, Fire, Plumbing, Mechanical, and Fuel Gas Codes
• the 2020 National Electrical Code
• the 2009 International Energy Conservation Code

Inspections

All inspections are scheduled online in the portal, at any hour. Don’t leave requests on inspector voicemail. Inspections run 7:30 a.m. to 3:30 p.m. on weekdays when the city is open.

• Requested before 8 a.m.: done the same business day, the next business day, or within seven working days
• Requested after 8 a.m.: done the next business day or within seven working days

If no one comes within seven business days, notify the building official in writing with the request date and photos of the finished work. You can appeal within 14 days.

The permit card must be posted in a weatherproof permit box with the permit drawings, or the inspector won’t inspect. Roof inspections need a ladder. Permits expire if there is no inspection for six months (Sec. 5-310 and 5-311). The residential sequence is:

1. footing
2. slab
3. floor framing
4. rough (after the trade roughs)
5. sheathing
6. insulation
7. trade finals
8. building final

Flood-zone structures also need elevation certificates at the construction-drawing, building-under-construction, and finished stages.

Certificates of Occupancy and Completion

A Certificate of Occupancy or Completion must be issued before a structure is used. None are issued on Fridays. All inspections and documents must be closed out a day in advance. For new homes, attach these in the portal:

• a sub-contractor list verified by Finance (every contractor needs a city business license)
• finished-floor and flood elevation certificates
• gypsum board, revision, and roofing letters
• truss drawings, if trusses were used
• blower door and duct blaster test results and the residential compliance form
• termite protection documentation
• sewer district approval, if required
• PDF plans

The building and zoning finals must pass and all re-inspection fees must be paid. Commercial COs add fire and sign finals, COMcheck, special inspection reports, and an MS4 closeout letter from Public Works.

Contacts

• Building Inspections: 2500 City Hall Lane, One Stop Shop, 3rd Floor, North Charleston, SC 29406
• Permitting questions: (843) 740-2562, 740-2564, or 740-2569
• Zoning, trees, fences, and setbacks: (843) 740-2581 or 740-2582
• Fire alarm and sprinkler: (843) 740-2625
• Floodplain manager: (843) 740-2559
• Residential CO questions: (843) 740-2569
• Commercial CO questions: (843) 740-2533