Rock Hill building department

The City of Rock Hill Planning and Development Department issues building, trade, fence, pool, sign, and zoning permits and performs construction inspections within Rock Hill city limits. Parcels outside the city, even with a Rock Hill mailing address, are permitted by York County or the municipality that has jurisdiction. The department works out of 155 Johnston Street and handles walk-in business by appointment only.

Applying through Evolve

Rock Hill’s permitting system is Evolve Public. From the portal you can apply for permits, submit plans for review, view permit information, and schedule or cancel inspections. Residential one- and two-family building plans, which require plan review, go through the portal’s “Submit Plans” option. Trade permit applications must also be submitted online, and the city asks for a copy of the contract or job estimate because trade permit fees are based on the value of the work.

Development fees are not paid at the counter: the city emails an invoice that is then paid through its online payment portal.

Work that does not need a building permit

The city publishes a list of work exempt from building permits. Exempt work may still need zoning, stormwater, or another type of review. Highlights:

Work	Building permit?
One-story detached shed, playhouse, or similar storage structure under 200 sq ft	Not required, but a zoning permit is required
Fence not over 7 ft high	Not required (a fence/zoning permit still applies)
Deck not over 200 sq ft and not more than 30 in. above grade at any point	Not required
Pool less than 24 in. deep, 5,000 gallons or less, and entirely above ground	No pool permit required

The exemption list also covers some retaining walls, water tanks, finish work, and playground equipment. If a fence is 7 ft or taller, the contractor must hold the right South Carolina license for the work. See also do I need a permit for a deck.

Sheds, fences, and pools

• Accessory structures of 200 sq ft or less: submit a site plan and a scaled drawing, rendering, or image showing materials. For single-family lots, the combined floor area of all detached accessory structures can’t exceed 30% of the principal structure’s floor area or 600 sq ft, whichever is greater. Accessory structures (other than fences) must sit behind the front plane of the house. They must be 5 ft from other structures and 5 ft from property lines if under one story, or 10 ft if taller. Height is capped at two stories or the height of the house, whichever is lower.
• Fences: submit a scaled site plan or survey and a drawing showing height, type, material, and footings. If an HOA enforces restrictive covenants, include its approval letter. Fence rules are in Section 5.3 of the Zoning Ordinance.
• Swimming pools: a permit is needed for all pools, including storable and inflatable pools, unless they fall under the exemption above. The site plan must show the pool’s dimensions, its setbacks to property lines, and its distance to the house and other structures. Include a fence or retaining-wall application with gate or door details. If a fence already exists, document it and its gate instead.

Fees

Building fees are set in the Buildings and Building Regulation section of Appendix A (Fee Schedule) of the city’s Municipal Code. Published figures:

• Building permit, total valuation of $1,000 or less: $35
• $1,001 to $200,000: $35 for the first $1,000 plus $5 per additional $1,000 or fraction
• Building plan review: 25% of the building permit fee, up to $16,000, paid when the permit is issued

Codes

Rock Hill enforces the South Carolina 2021 code adoptions, including the 2021 International Existing Building Code, the 2021 International Swimming Pool and Spa Code, and the 2021 International Property Maintenance Code. The city’s Construction and Fire Prevention Code Board of Appeals hears appeals under the building, residential, mechanical, plumbing, fuel gas, fire, and electrical codes.

Contractors and owner-builders

Contractors need both a South Carolina license (verifiable through SC LLR) and a City of Rock Hill business license. The permit office at (803) 329-5590 can also confirm a contractor’s license.

Homeowners can act as their own builder for some work if they will live in the home for two years afterward. They must complete the city’s Owner/Builder Disclosure Statement, have it notarized, and record it with the York County Clerk of Court before submitting it with the permit application. Homeowners may not do remodel or repair work involving electrical, mechanical (HVAC), plumbing, gas, or structural changes. A licensed contractor must do that work. See owner-builder permits.

Inspections and occupancy

All permits require inspections, which are scheduled and canceled in Evolve. All building, planning, and zoning reviews must be complete before a Certificate of Occupancy is issued. Rental registration inspections are a separate program: requests made before 3 p.m. on a weekday are done the next business day.

Contact

• Planning & Development: 155 Johnston Street, Rock Hill, SC 29730. By appointment only, 8:30 a.m. to 4 p.m., Monday through Friday.
• Permits: (803) 329-5590, [email protected]
• Neighborhood (code enforcement) inspections: (803) 329-7014