Charleston County, SC Building Safety: Building Permits (2026)
Key Facts
- Permit trigger
- Construct, enlarge, alter, repair, move, demolish
- No-permit exemptions
- Sheds ≤120 sq ft, fences ≤6 ft, more (§105.2)
- Application abandoned
- After 180 days without action (§105.3.2)
- Permit expires
- Unused 180 days after issuance (§105.5)
- No permit before starting
- Double fee (§108.4)
- Penalty
- Misdemeanor, each day separate offense (§115.1.1)
- Enforcing office
- Charleston County Building Official
Summary
Unincorporated Charleston County requires a permit from the Building Official before anyone constructs, enlarges, alters, repairs, moves, demolishes or changes the occupancy of a building or structure. Sec. 4-20 (§105.1) sets that baseline rule, with narrow exemptions for small accessory structures, fences and similar minor work under §105.2.
105.1 Required Permits. Any owner or authorized agent who intends to construct, enlarge, alter, repair, move, demolish, or change the occupancy of a building or structure, or to erect, install, enlarge, alter, repair, remove, convert or replace any electrical, gas, mechanical or plumbing system, the installation of which is regulated by "this code", or to cause any such work to be done, shall first make application; to the Building Official and obtain the required permit. ... 105.2 Work exempt from permit... Building: 1.One-story detached accessory structures used as tool and storage sheds, playhouses and similar uses, provided the floor area does not exceed 120 square feet (11 m2).2.Fences not over 6 feet (1829 mm) high.
Official source re-checked September 7, 2026: no newer edition of the code had been published (publisher’s edition: Code of Ordinances: Supplement 21).
Full Breakdown
Sec. 2 treats an application as abandoned if it sits 180 days without action, unless the Building Official grants an extension of up to 90 days. 2 lists specific work that needs no permit at all: one-story detached accessory sheds, playhouses and similar structures up to 120 square feet; fences no taller than 6 feet; retaining walls no taller than 4 feet measured from footing to top unless they support a surcharge or impound hazardous liquids; above-ground swimming pools under 24 inches deep and 5,000 gallons; sidewalks and driveways no more than 30 inches above grade; and several other listed categories.
4 makes clear that a permit never authorizes work that otherwise violates the code. Starting work before the permit issues doubles the fee under Sec. 4).
Violations & Fines
Doing permit-required work without one, or beyond what's issued, is a misdemeanor under Sec. 4-30 (§115.1.1), with each day the violation continues a separate offense, and the Building Official or a damaged neighboring property owner may seek an injunction to stop it. Starting work before the permit is issued also doubles the permit fee under Sec. 4-23 (§108.4).
Frequently Asked Questions
Do I need a permit to build a shed in unincorporated Charleston County?
Can I build a 6-foot fence without a permit?
How long do I have to start work after getting a building permit?
What happens if I build without a permit in Charleston County?
Sources & Official References
Other rules in Charleston County
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