Charleston, SC — 2026 Building Permit Guide

On this page 6

§ 01

Permit authority

City of Charleston Permit Center; City of Charleston Building Inspections

Street address

2 George Street, Charleston, SC 29402

Phone

843-724-7311 (Citizen Services Desk); 843-724-7441 (inspections)

permits@charleston-sc.gov

Coverage

Applies inside City of Charleston limits in Charleston County. Use the city GIS boundary checker first if jurisdiction is uncertain.

Online portal

Customer Self Service (CSS)

Website

Department website

Additional resources

§ 02

When a permit is required

Permit triggers and exempt work for Charleston

The city lists online submittal categories for commercial, multifamily, residential new/alteration/addition, pools, fences, roofing, solar, fuel gas, plumbing, demolition, signs, painting, fire alarm, mobile food vendor, and certificate of occupancy. Flood-zone work also has expanded permit triggers.

Note: No comprehensive city exemption list was posted on the main permit pages reviewed. The fee schedule references City Code Section 109.2(c) for some work at or below $1,000, but the public-facing permit center pages do not reproduce the full exemption text. Confirm proposed exempt work directly with the Permit Center before starting.

Required documents

Varies by permit type; city directs applicants to Applications and Guidelines
Fee schedule states applicants must provide support for total construction cost, typically a ratified contract or detailed cost estimate
Plan review requires plans when valuation exceeds $1,000

Building code: 2021 South Carolina Building, Residential, Plumbing, Mechanical, Fuel Gas, and Fire Codes; 2021 International Existing Building Code; 2021 International Swimming Pool and Spa Code; 2020 NEC; 2009 IECC; 2017 ICC A117.1.
Permit validity: Public-facing permit center pages reviewed do not state a city-specific expiration period.
Owner-builder: Fee schedule references work by property owners exempt from state and local licensing, but the public-facing permit center pages reviewed do not publish a standalone owner-builder policy.
Contractor requirements: South Carolina contractor licensing applies at the state level. City documents also reference City of Charleston business license requirements for contractors doing business in the city.

Source: City of Charleston Permit Center; City of Charleston Building Inspections ↗

§ 03

Application process

Typical processing: No universal permit review SLA posted on the permit center page. Inspection requests before noon are typically scheduled one business day out; after noon, two business days out.

01

Confirm the property is inside city limits using the city GIS tool.
02

Determine whether the permit type is available in CSS. If yes, submit online through CSS; if not, email the permit package to permits@charleston-sc.gov.
03

Upload or provide the applicable application and guideline documents from the Permit Center Applications and Guidelines page.
04

Pay the application fee and any later permit and plan review fees.
05

Respond to staff comments and upload corrections or revisions in CSS if required.
06

Once approved and fees are paid, receive permit issuance and post the permit placard on site.
07

Schedule inspections through CSS or by email to inspections@charleston-sc.gov.
08

After successful finals, request the Certificate of Construction Completion or Certificate of Occupancy as applicable.

Typical processing time: No universal permit review SLA posted on the permit center page. Inspection requests before noon are typically scheduled one business day out; after noon, two business days out.

Source: City of Charleston Permit Center; City of Charleston Building Inspections ↗

§ 04

Fee schedule

Charleston building permit fees

Fee type

Amount

Minimum permit fee

$40

Plan check fee

50% of building permit fee when plans are required and valuation exceeds $1,000.

Permit fee formula

Valuation-based for most building permits; trade permits use flat or unit-based rates. For many building permits at $1,000 or less, the schedule says "application fee only".

Trade permit fee

Flat or unit-based rates per trade

Reinspection fee

$100

Penalty (no permit)

Work started without permit is subject to double fees.

No permit or certificate is issued until fees are paid in full unless authorized by the Chief Building Official or designee.

Fees change periodically. Confirm at the official fee schedule ↗ before budgeting.

§ 05

Required inspections

Scheduling and sequence

How to schedule

CSS portal (online)
inspections@charleston-sc.gov (email)

Scheduling deadline: Phone is for assistance only, not for inspection requests.
Inspection hours: Monday through Friday except city holidays

Typical sequence: Permit placard and field copy plans posted; trade rough-ins under the building permit; required inspection sequence depends on project type; city publishes separate residential and commercial CCC checklists.

Source: City of Charleston Permit Center; City of Charleston Building Inspections ↗

§ 06

Frequently asked

Common questions about Charleston permits

01 Do I need a building permit in Charleston, SC? ▸

02 How much does a building permit cost in Charleston, SC? ▸

Building permit fees in Charleston, SC are set by the local building department and vary by project type and valuation. The minimum permit fee is $40. Fees are calculated as: Valuation-based for most building permits; trade permits use flat or unit-based rates. For many building permits at $1,000 or less, the schedule says "application fee only".. Plan check fee: 50% of building permit fee when plans are required and valuation exceeds $1,000..

03 How do I apply for a building permit in Charleston, SC? ▸

To apply for a building permit in Charleston, SC, follow these steps: 1. Confirm the property is inside city limits using the city GIS tool. 2. Determine whether the permit type is available in CSS. If yes, submit online through CSS; if not, email the permit package to permits@charleston-sc.gov. 3. Upload or provide the applicable application and guideline documents from the Permit Center Applications and Guidelines page. 4. Pay the application fee and any later permit and plan review fees. 5. Respond to staff comments and upload corrections or revisions in CSS if required. 6. Once approved and fees are paid, receive permit issuance and post the permit placard on site. 7. Schedule inspections through CSS or by email to inspections@charleston-sc.gov. 8. After successful finals, request the Certificate of Construction Completion or Certificate of Occupancy as applicable.

04 How long does it take to get a building permit in Charleston, SC? ▸

Building permit processing times in Charleston, SC typically run No universal permit review SLA posted on the permit center page. Inspection requests before noon are typically scheduled one business day out; after noon, two business days out.. Timelines can vary based on project complexity and current department workload.

05 How do I schedule a building inspection in Charleston, SC? ▸

Once your permit is issued and work reaches an inspection milestone, you can schedule a building inspection in Charleston, SC via: CSS portal, inspections@charleston-sc.gov. Phone is for assistance only, not for inspection requests..

last verified April 2026 source City of Charleston Permit Center; City of Charleston Building Inspections ↗ entry id permits/south-carolina/charleston/charleston

Report a correction

Educational reference. Permit rules and fees change — confirm current requirements directly with City of Charleston Permit Center; City of Charleston Building Inspections before applying. Jaspector is not legal advice.

City of Charleston

Other jurisdictions in Charleston County.