Frequently Asked Questions

Permit Requirements

1. A permit is required for most work / improvements (excluding some interior remodeling including painting, doors, papering, tiling, carpeting, cabinets, counter tops, and similar finish work).

2. General Contractor requirements:

• A City of Beaufort Business License is required
• A South Carolina State License is required for any of the following:
  • General Contractor (Residential or Commercial work over $10,000)
  • Residential Home Builder (Residential work only)
  • Specialty Contractor (Residential work only; not to exceed $4,999.99 or be bonded through SC Labor, Licensing, and Regulations [LLR])

3. Electrical, Plumbing, Gas, and Mechanical Contractors:

• A City of Beaufort Business License is required
• A South Carolina State License is required for any of the following:
  • Specialty Contractor (Residential work only; not to exceed $4,999.99 or be bonded through SC Labor, Licensing, and Regulations [LLR])
  • South Carolina Mechanical Contractor's License (Residential or required for all Commercial work)
  • For gas work; Mechanical Plumber or Specialty heating, ventilation, and air conditioning (HVAC) contractor license is required for any gas work (including putting pressure on a gas line)

Work on Your Own Property

A homeowner who owns his own home and lives there and is performing work himself may be issued a permit (after completing a Disclosure Statement and having it recorded at the Register of Deed's office). A homeowner cannot work on a home he owns that is for rent or for sale per Section 40-11-360(5) of the Contractors' Licensing Act.

Work on Someone Else's Property

Any individual performing work on someone else's property is considered a contractor and is required to have the items listed in numbers 1 and 2.

Caution

If a contractor requests that the owner obtain the permit, please don't. If this happens, the contractor may not be properly licensed, bonded, and therefore may not want to be responsible for his work. If you have any doubt as to a contractor's qualifications, please do not hesitate to call 525-7040.

Homeowners

As a homeowner, you can be your own contractor, as long as you comply with state law.

But before you do anything, call the Building Codes Office (843-525-7040) to see if a permit is required before beginning  any work.

Permits are required if you, as the homeowner, or your authorized agent (your contractor), intend to:

• Construct, enlarge, alter, repair, move, demolish or change the occupancy of a building or structure or
• Build, install, enlarge, alter, repair, remove, convert, or replace any electrical, gas, mechanical, or plumbing system

South Carolina state law requires work to be performed by an appropriately licensed contractor. A homeowner may act as their own contractor as long as they are in compliance with South Carolina state law (40-59-260). The state law exception will require that a homeowner’s disclosure statement be completed with the Beaufort County Register of Deed’s office and submitted along with the permit application.

Why are permits needed?

The reason for the permits is a simple one. It is to ensure adequate maintenance of buildings and to adequately protect the health, safety, and welfare of the people and to ensure compliance with the applicable regulations. The codes are ever changing and sometimes a homeowner may not be aware of these changes. We ensure that the work is performed properly and meets standards. 

• The proper forms must be completed and construction plans provided beofre a permit is issued. 
• You will need to list any and all sub-contractors that will be required to complete the project.
• You will need the total cost of the project (i.e, cost of materials and labor).

• A permit is required for most work / improvements. This excludes some interior remodeling including:
  • Cabinets
  • Countertops
    • Note: If new cabinets or countertops involve changes in electric, plumbing or HVAC, you must get a permit.
  • Carpeting
  • Doors
  • Painting
  • Papering
  • Tiling
  • Similar finish work
• Approval time depends on the type of permit you're requesting. Permit applications that require plans to be reviewed will take longer to review before issuing.

• Commercial: For non-residential projects, work performed by the owner is limited to nonstructural and non-mechanical portions of the project.
• Residential: No. Per Section 40-11-360(5) of the Contractors' Licensing Act states an owner may perform the work himself provided that the structure, or appurtenances, including the improvements, are intended for the owner's sole occupancy or occupancy by his or her family and not intended for sale or rent and the general public does not have access to the structure.

A permit is good for 6 months from the date of issue. An extension may be granted if the owner or contractor can provide a reason why the extension is warranted.

You can put your complaint in writing and submit it in one of the following ways:

• Call 843-322-7965
• Email: Email the City Codes office
• Fax: 843-986-5606
• Mail:
  Building Codes Department
  1911 Boundary Street
  Beaufort, SC 29902