Codes, exemptions & field inspections
This guide translates the available agency record into a preconstruction checklist for structural scope, minor work, and inspection release. The adopted code and the issuing official control when a field condition is disputed.
Regulatory framework
The department lists the 2021 International Building Code for commercial work, 2021 International Residential Code, 2020 National Electrical Code, 2021 International Energy Conservation, Fire, Fuel Gas, Mechanical and Plumbing Codes, and ICC A117.1-2017 accessibility standard, all with approved South Carolina modifications.
Inspection lane
Call the inspection scheduling number 803-774-1634 only. Requests received before 3:00 PM are normally scheduled for the following workday when workload permits; leave the name, phone, inspection address, permit number and inspection type. The contractor of record or authorized representative must request and attend the inspection. Typical stages include footing, under-slab plumbing/electrical where applicable, rough framing and trades, temporary power and final inspection. The inspector generally calls between 8:30 and 9:30 AM on the inspection day to confirm the time.
Minor-work playbook
The county/city permit guidance exempts painting, wallpapering, tiling, flooring and carpeting, installing cabinets or countertops, retaining walls under 4 feet that provide no structural support, and entirely above-ground swimming pools less than 24 inches deep and not over 5,000 gallons. Farm structures can qualify for the South Carolina statutory exemption when the owner files the required affidavit and the structure is used for farm purposes rather than a residence; confirm other minor-work exemptions with the department.
Field rule
A permit exemption generally addresses one narrow construction trigger. It does not automatically waive zoning, land-use, floodplain, shoreline, fire, energy, electrical, utility, septic, or right-of-way requirements. Obtain written confirmation when the project involves a new structure, structural alteration, change in occupancy, or concealed work.
Inspection pipeline
Request with lead time
Call the inspection scheduling number 803-774-1634 only. Requests received before 3:00 PM are normally scheduled for the following workday when workload permits; leave the name, phone, inspection address, permit number and inspection type. The contractor of record or authorized representative must request and attend the inspection. Typical stages include footing, under-slab plumbing/electrical where applicable, rough framing and trades, temporary power and final inspection. The inspector generally calls between 8:30 and 9:30 AM on the inspection day to confirm the time.
Preserve access
Do not cover framing, reinforcement, wiring, piping, damp-proofing, or life-safety work until the required inspection has been completed and documented.
Close the record
Retain the approved plans, inspection approvals, correction responses, and final certificate or occupancy release with the property file.
Contractor verification
Use the state licensing system to verify active registration, trade credentials, bond status, and liability coverage where available. Match the legal business name to the proposal and permit application.
Planning reference
A building permit is only one part of statutory compliance. Check the local zoning, ordinance, map, or land-use reference before finalizing setbacks, height, lot coverage, access, drainage, or accessory structure placement.
Open planning reference ↗Source trail
Use these direct agency or licensing links to confirm current instructions before you file, pay, or schedule work. External pages control if their information differs from this directory.
Project questions
This record is marked Municipal Fallback. Confirm whether a city, state agency, or other local authority controls the parcel before filing.
Begin with the online permit gateway listed in the application guide. If the portal does not recognize the address or project type, contact 803-774-1600; permit process manager 803-774-1617; building official 803-774-1627.
Commercial initial plan review is normally a minimum of 10-12 working days according to the department's commercial checklist; no separate current residential review timeline was published.
Call the inspection scheduling number 803-774-1634 only. Requests received before 3:00 PM are normally scheduled for the following workday when workload permits; leave the name, phone, inspection address, permit number and inspection type. The contractor of record or authorized representative must request and attend the inspection. Typical stages include footing, under-slab plumbing/electrical where applicable, rough framing and trades, temporary power and final inspection. The inspector generally calls between 8:30 and 9:30 AM on the inspection day to confirm the time.
The department lists the 2021 International Building Code for commercial work, 2021 International Residential Code, 2020 National Electrical Code, 2021 International Energy Conservation, Fire, Fuel Gas, Mechanical and Plumbing Codes, and ICC A117.1-2017 accessibility standard, all with approved South Carolina modifications. The county/city permit guidance exempts painting, wallpapering, tiling, flooring and carpeting, installing cabinets or countertops, retaining walls under 4 feet that provide no structural support, and entirely above-ground swimming pools less than 24 inches deep and not over 5,000 gallons. Farm structures can qualify for the South Carolina statutory exemption when the owner files the required affidavit and the structure is used for farm purposes rather than a residence; confirm other minor-work exemptions with the department.
Field sequencing matters
Code compliance is not only a plan-review exercise. Footings, reinforcement, framing, fireblocking, wiring, piping, insulation, weather protection, and life-safety systems each have points where the work must remain accessible. Build the inspection calendar into the trade schedule instead of treating it as a final administrative step.
When a project qualifies for a narrow minor-work exemption, keep a written explanation of why it qualifies and confirm that related zoning, utility, fire, energy, or environmental rules do not create a separate approval requirement.
Closeout file
Keep the approved plan set, inspection approvals, correction responses, contractor license verification, final certificate, and any occupancy release together. A clean record protects the owner, builder, lender, insurer, and future buyer.