Department of Building & Fire Codes
Frequently Asked Questions
When do I need a building permit?
A building permit is required whenever you construct, enlarge, alter, repair, move or demolish a building or structure, or if you install or alter electrical, heating, air conditioning or plumbing equipment.
When isn’t a permit required?
A permit is not required in the circumstances listed below. However, before beginning a project, check with the Planning Department at 843-341-4681 to determine if the work complies with the provisions of the Land Management Ordinance.
- Tool/storage sheds less than 120 square feet.
- Driveways and sidewalks
- Movable cases, counters and partitions not over 5’9”
- Painting, papering, tiling, carpeting, countertops- if not part of additional on going work.
- Privacy fences under 6’ unless located in an overlay district
- Swings and playground equipment
If you are not sure whether the work you want to do requires a permit, call our office at 843-341-4757.
How do I apply for a permit?
Permit application forms are available at Town Hall or on line at www.hiltonheadislandsc.gov
Fill out the requested information on the form- site address, owner, contractor, and a complete description of the work and the value of construction. This figure must include the value of material, labor and profit to complete the work. Bring your completed application and plans, if required, to the building department.
How is a permit fee determined?
A fee schedule is used to calculate the permit fee. Fees for new structures, additions and renovations are based on the value of the construction. Some permit types are charged flat fees for example, HVAC change outs, swimming pools or spas, and irrigation system installation. You can obtain a breakdown of fees at the building department web site.
If the value of single family alterations, repairs or remodels is less than $1,000, the permit fee will be waived.
Who may apply for a permit?
Permits may be applied for by either the owner or the authorized agent of the owner.
How do I know if the contractor I hire is properly licensed?
The South Carolina Department of Labor and Licensing oversees professional and occupational licensing. They maintain a web site where you can look up contractor information and check if there are any outstanding complaints filed
(www.llr.state.sc.us). You may also call the State at 803-896-4696. In addition to proper state licensing, anyone doing business in the Town of Hilton Head Island is required to have a current business license.
The State recommends that you
- Make sure the contractor is bondable
- Never pay for an entire job up front
- Be specific about what you want done and put details in writing.
Can an owner act as his own contractor?
An owner may act as his own contractor if he/she meets the requirements of Section 40-59-260 of SC Code of Laws. The owner must apply for the permit in person and sign a Disclosure Statement that is filed with the Beaufort County Register of Deeds.
When do I need drawings?
Drawings are required for all new structures, additions and structural changes. Basically, if you are moving walls, adding walls- doing anything structural, plans will be required. The construction documents should be of sufficient clarity to indicate the location, nature and extent of the proposed work. The drawings should show that the construction will comply with the current edition of the building codes and all relevant laws, ordinances, rules and regulations.
For how long is a permit valid?
A permit is valid as long as work is proceeding. If the work is halted or abandoned for a period of 180 days, the permit will expire.
What happens if a contractor or owner contractor begins work without first obtaining a permit?
If work commences without a permit, a STOP WORK ORDER will be issued. Anyone working without a permit is subject to $1,000 fine. A permit must be obtained to continue the work. The permit fee will be doubled.
How do I know if the work passed inspection?
The inspector leaves a paper copy of the inspection result at the job site. Also, anyone may view inspection results on line.
Do pool heaters have to be elevated?
If located in an A Zone, pool heaters have to be tied down but do not have to be elevated. If located in a V Zone, the heater must be elevated.
Where can I find a copy of my house plan?
The building department retains single family house plans for 180 days after construction is complete. The plans are then discarded. Owners should maintain a copy of their house plans in order to rebuild in case of a disaster. Commercial plans are microfilmed upon completion of the work.
May I begin demolition before the permit is issued?
No. Your plans must be approved and the permit issued first.
What about clearing the land?
Always check with the Planning Department before any land disturbance.
Are there special procedures set up for permitting in the event of a declared disaster?
Chapter 11 of Title 15 and Chapter 9 of Title 16 of the Town of Hilton Head Island Municipal Code set out the regulations for rebuilding after a declared emergency. Chapter 11 relates to Building Department requirements and Chapter 9 relates to Planning Department requirements. You can access the Municipal Code on line at www.hiltonheadislandsc.gov.
Building permits will be required for damage over 11% of the value of the structure prior to the event. The amount of documentation required to obtain a permit is dependent upon the % of damage. Situations where damage is assessed to be over 11% will require approvals from the Planning Department before a building permit can be applied for.
All construction must meet current building code regulations and must comply with FEMA regulations for flood control.
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