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
Building Services: BuildingServices@CharlestonCounty.org
Flood Services: FloodServices@CharlestonCounty.org
Permitting: BISOnlinePermitting@CharlestonCounty.org
Contractor License: BISContractorLicense@CharlestonCounty.org
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
How-To Guides for Online Citizen Self Service
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.
Helpful Links
Frequently Asked Questions (FAQs)
Answer:The homeowner does not need a permit for doing work under $1,000.00 if the work does not require an inspection and provided that homeowner is doing the actual work.
A Specialty contractor working for a homeowner would not need a permit for work under $1,000.00 if the work doesn't require an inspection and the whole project only involves one trade; otherwise, permits are required for all trades and work no matter the value.
Answer:Call the Building Inspection Services Department at (843)202-6930, request an inspection through the County's web site (Charleston County CSS Portal), or fax inspection requests to (843)202-6936.
Inspections can be scheduled for the same day provided the inspection request is received by 11:00am and based on inspector location and daily work load. You will need to provide your permit number, job location and type of inspection needed. Please be sure all work has been completed before requesting an inspection.
Answer:An inspector can usually determine the time of arrival within a few hours.
However, the public is encouraged to contact an inspector before 8:30am, if an approximate time is needed.
Answer:The results of your inspection will be marked/signed approved on the permit placard or a non-compliance notice will be posted at the job site.
You can also check on-line by using your established account on (Charleston County CSS Portal) or through a general search by following the steps below:
- Type "permit.charlestoncounty.org" for citizens access portal
- Select Property Search
- Type in address
- Press search button
Answer:
Answer:Yes.
If you or your immediate family members are performing the work and if you will live in your home for at least two years after the work is completed.
Answer:Other than the homeowner or his immediate family, only licensed contractors are permitted to work on your property.
Answer:Yes.
If the home owner is qualified to do the work and resides in the home. However, each project must be approved by a Building Inspector before work can begin.
Answer:First, obtain a gas or electrical safety permit from the Planning Department or Building Inspection Services.
Then, call the Building Inspection Services Department (843)202-6930 and request an inspection. You may also request an inspection through the County's web site at Charleston County CSS Portal.
Answer:Those who are licensed or registered by the State of South Carolina as a contactor are eligible to request County contractor licensure.
If you are not a South Carolina licensed contractor, contact PSI Exams or call (800) 733-9267, ext. 278 for licensing exam information.
Answer:A contractor's license is valid for one year beginning February 1 or September 1 depending on the type of licnese and as long as your State required license remains in effect.
Answer:Mail a copy of your current South Carolina State license and the application/renewal form (located on the County's web site) with appropriate fee to the Charleston County Building Inspection Services Department.
Once your license is received and processed, a receipt will be sent back to you as notification of application/renewal. Renewals may be submitted through the County's web site at Charleston County CSS Portal.
Answer:No.
There are difference qualification requirements for each trade, and various agencies in the State of South Carolina offer the necessary exams. For more information, please contact the Contractor Licensing Technician at (843) 202-6931.
Answer:Decals are displayed on contractor vehicles to identify which contractors are properly licensed or registered by Charleston County.
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