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 Inspections Department.

Contact

Building Inspection Services

Lonnie Hamilton, III, Public Services Building

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

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.

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 an area in relation to the mean sea level expected to be reached during a flood. Based on historic data, these figures indicate which areas are most likely to be flooded.
Community Rating System (CRS):
The measure of an area's compliance with federal guidelines governing the National Flood Insurance Program (NFIP).
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 framing or rough-in inspections 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 repair, reconstruction or improvement of a structure, the cost of which equals or exceeds 50 percent of the property's market value.
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 3 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 Charleston County residents in the Special Flood Hazard Area (SFHA) to receive 35% discounts and those outside the SFHA to receive 10% discounts 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.

Resources


Enforced Codes
Structural Review
Alternate Methods and Materials
Inspection Requirements
Request Building Inspections Records
Expired Permits
Deferred Submittals

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