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Planning, Development & Building ConstructionBuilding Construction Permits & Inspections

***Public Notice***
Attention Contractors and Design Professionals

Effective June 1, 2017, the State of South Carolina adopted the
2017 ANSI A117.1 Standard for Accessibility.

As such, all commercial building permits and plan submittals shall comply with the
2017 ANSI A117.1 Standard for Accessibility.

Whether your project is part of a larger development project or is a stand-alone building, your plans must comply with all Town building codes and regulations. The Building Plans Examiner will assist in determining which type and how many Building Permits are necessary, and will coordinate with other Town staff to ensure your plans are approved according to codes as efficiently as possible.

For Plan Review

Most building permit applications require plan submittal for review to ensure compliance with the building codes and regulations.

Site Plan Submittal

  • Three (3) sets of site plans and building elevations for one and two family construction
  • Two (2) sets of site plans and building elevations for commercial construction
  • A tree survey could possibly be required, depending on extent of construction and location of site
  • Drawings must be drawn to scale indicating:
    • Setback, buffer and height requirements of the Land Management Ordinance (LMO)
    • All new construction including fences with boundaries of adjoining properties
    • Existing structures, if applicable
    • Spot grades or topographic lines to establish pre-construction grade
    • Total square footage of parcel and total square footage of impervious and pervious land
    • Mean Sea Level (MSL) height of first habitable floor
    • Floor to Floor height or MSL or each additional floor
    • Dimension top of roof and any roof feature
    • Required Base Flood Elevation if construction is in a flood hazard zone

One and Two Family Building Plan Submittal

  • Three (3) sets of building plans.
  • If you are building a new single family, you are required to have a SC engineer stamp the plans. If you are constructing an addition or structural remodel, a SC engineer or SC architect must seal and stamp the plans.
  • Drawings must indicate:
    • Structural wall section showing total number of stories in building
    • Foundations
    • Floor plan
    • Electrical plan showing size of service and panel location
    • V zone certification, if applicable
    • Elevations

Commercial Building Plan Submittal

For Commercial Building Permits, when plans are required, please submit 2 hard copies and 1 digital copy. The digital copy can be submitted via email to CDIC@hiltonheadislandsc.govemail icon, either as a pdf attachment if the file size is 10MB or less, or with a link to a dropbox. Effective December 1, 2017.

  • Two (2) sets of complete building plans and specifications including, properly sealed by an SC registered architect or engineer (Per SC law,for building size, height or occupancy)
  • One (1) digital copy
  • Drawings must indicate:
    • Footings/Foundation plans and fasteners. Piers and pilings require structural calculations from an engineer.
    • Floor framing plan with structural calculations if requested
    • Roof framing plan
    • Energy calculations if requested
    • Septic tank permit, if applicable
    • V zone certification, if applicable
    • Elevations

Timing is everything!
Our goal is to contact you within 10 days of receiving your plans for any revisions necessary prior to approval. The quicker you get any revisions to your plans back to staff, the quicker you can receive your building permit!

Building Permit Instructions

The permit expires if work authorized is not commenced within six months of the date of issue or if work is abandoned or suspended for a period of 6 months. If an extension is required, submit your request in writing indicating the reason for the delay in completion of the project. Keep in mind that a structure cannot be occupied until a Certificate of Occupancy is issued for a new structure.

Helpful Hints

  • All required paperwork must be submitted to Town Hall before the inspection is requested.
  • Approved plans must be available at the job site.
  • Post the building permit card on the job site at all times in a visible and readily accessible location.
  • Be sure to provide access for the inspection.
  • For efficiency, be sure the job is ready for the inspection prior to requesting it.
  • Failure to complete these Helpful Hints could result in a Re-Inspection Fee being charged.

We aim to provide 24 hour inspection service from the time of notification.

Regular Inspections

To schedule an inspection, obtain inspection results, or cancel an inspection:

  • Use our Online Services (as a Registered User)
  • Call at 843-341-4757 after 10 a.m. Inspections requested by this method will be honored the following day if possible.
  • Night time inspections have been allowed for certain extraordinary situations. Call the Building Official to arrange these at 843-341-4664.

Special Inspections

Special inspector registrations will be required for all individuals performing inspections in compliance with Chapter 17 of the International Building Code. SC Department of Labor, Licensing and Regulationexternal link icon registers Special Inspectors.

Certificate of Occupancy or Final Inspection

After passing all inspections and submitting any requested final paperwork, you will receive a Certificate of Occupancy for new construction or a 'Final' for other construction. CONGRATULATIONS!

More Information

For questions regarding building construction permits and inspections, please contact the Community Development Information Center email icon at 843-341-4757.