Building Safety in Charleston, SC

If you live in Charleston or are thinking about moving there, building safety are one of those things you probably won't think about until they affect you directly. Charleston has 5 specific rules on the books covering different aspects of building safety, and some of them might surprise you.

Plumbing Permits

Charleston adopts the South Carolina Residential and Building Code by reference under City Code Section 7-26, so every plumbing installation, repair or replacement must conform to that code and pass the Building Inspections Division's permit and inspection process. A Charleston-specific amendment doubles the model code's minimum water-service pipe burial depth to 12 inches.

Key details: Adopting section: City Code Section 7-26(a). Enforcing agency: Building Inspections Division, Dept. of Public Service. Water-service pipe depth: 12 inches minimum, Section P2603.5.1. Permissive codes added: Existing Building Code, Swimming Pool and Spa Code. Default penalty: Up to $500 fine or 30 days jail.

Charleston's adopted Building and Residential Codes carry their own stop-work and revocation powers for work performed without a permit; where a specific fine is not set for a violation, City Code Section 1-16's general penalty applies, up to a $500 fine or 30 days in jail, with each day the violation continues counted as a separate offense.

Electrical Permits

Charleston enforces the South Carolina Residential Code and Building Code, which folds in the National Electrical Code for every electrical system in the city. All wiring, fixtures and equipment installed in new construction, alterations or repairs must conform, and the Building Inspections Division reviews and permits the work under City Code Sec. 7-26.

Key details: Governing code: SC Residential/Building Code, latest ICC edition. Electrical standard: National Electrical Code (NFPA). Enforcing office: Building Inspections Division. Plans required before work: Sec. 7-7 submission to chief building official. Reconnection after 1-year outage: New permit and inspection required (Sec. 7-46).

Working without a permit or against a rejected plan is a Code violation. Because no separate electrical penalty is set, Sec. 1-16 applies the Code's general penalty: a fine up to $500.00, up to 30 days in jail, or both, with each day a violation continues counted as a separate offense. The chief building official and Building Inspections Division enforce compliance and can order corrections before occupancy or reconnection.

Building Permits

Before any erection, construction, or alteration of a building in Charleston begins, the owner, architect, or builder must notify the chief building official and submit written plans and specifications, and all such work must conform to the adopted South Carolina Residential and Building Code, with cost sworn under oath before a permit issues.

Key details: Notice required: Before erection, construction, or alteration begins. Must be submitted: Written specifications and plans. Adopted code: SC Residential and Building Code (latest ICC edition). Before permit issues: Sworn statement of total construction cost. Fire-hazard buildings: Fire official must also sign the permit.

Commencing construction without the Sec. 7-7 notification and plan submission, or without the permit required by the adopted building code under Sec. 7-26, exposes the owner or builder to a stop-work order and enforcement by the chief building official under Sec. 7-6, with penalties following the Sec. 1-16 general penalty: a fine up to $500 and/or up to 30 days in jail where the applicable code does not set its own penalty, and each day of continued unpermitted work treated as a separate offense.

Lead Paint

Charleston makes property owners responsible for removing or permanently covering lead-based paint on exposed interior and exterior surfaces once the board of health finds it a danger to health, under City Code Section 7-117. The rule targets surfaces within 5 feet of ground level that children age six or younger can reach.

Key details: Governing section: City Code Section 7-117. Trigger: Board of health danger-to-health finding. Covered surfaces: Up to 5 feet from ground level. Test method: In-site analyzer positive reading. Reporting duty: Housing officer reports to board of health.

An owner who fails to remove or cover lead-based paint after the board of health issues a danger finding is in violation of Section 7-117(b); because the section sets no separate fine, City Code Section 1-16's general penalty applies, up to a $500 fine or 30 days in jail, with continued noncompliance counted as a new offense each day.

Building Inspections

Charleston's chief building official must personally inspect, or have inspected, every building erected in the city, and can also send inspectors to any existing building that appears dangerous, dilapidated, unhealthy, or unsanitary, backed by direct enforcement authority over the city's building laws.

Key details: Inspecting official: Chief building official (personally or designee). New construction: All buildings erected in the city. Existing buildings: Inspected if dangerous, dilapidated, unhealthy or unsanitary. Administrative home: Inspections Division, Dept. of Public Service. Enforcement authority: Jurisdiction over city building laws (Sec. 7-6).

Chapter 7 does not attach a stand-alone fine to Sec. 7-5 itself; the chief building official's enforcement authority under Sec. 7-6 lets the office pursue corrective action or refer conditions found on inspection to the livability review board (Sec. 7-14) for matters under Chapter 7, or to municipal court for a summons, with penalties following the applicable adopted building code and the Sec. 1-16 general penalty of a fine up to $500 and/or up to 30 days in jail where no other penalty is specified.

The Bottom Line

Charleston's building safety rules are a mixed bag. Some areas are strict, others are relaxed, and the details matter. The best approach is to check the specific rule that applies to your situation rather than assuming Charleston is broadly strict or permissive.

These rules come from Charleston's publicly available municipal code. For complete penalty schedules, exemption details, and answers to common questions, see the individual ordinance pages throughout this guide.