What do these permits involve in Union County?

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Commercial Building, Electrical, Plumbing and Mechanical Permits

New construction, additions, renovations and upfits of commercial space need building, electrical, plumbing and mechanical permits from Union County Building Code Enforcement. The Development Services page states that Building Code Enforcement "has authority for issuing building permits in all parts of the county, except for Monroe and Waxhaw", and the Report-a-Violation page states that it "is responsible for all parts of the county, except for the City of Monroe and the Town of Waxhaw". The Building Code Enforcement page lists water and sewer, zoning and applicable codes as the three considerations for a building permit, with applications through the county's Evolve portal. Tax Rate and Fee Schedule Attachment B to the FY 2027 Budget Ordinance (adopted June 16, 2026, effective July 1, 2026) sets commercial fees by multiplying total gross floor area by an occupancy-group rate, for example Business $0.46 per sq ft up to 12,000 sq ft and $0.40 above, and Mercantile $0.31 and $0.26, plus a plan review fee of $0.05 or $0.04 per sq ft; renovations are charged at 75% of the occupancy rate, and the minimum fee is $100. A business moving into an existing building pays the $100 Change of Occupancy Permit (Change of Use). The Building Code Enforcement One-Stop Permitting Fee Schedule effective August 1, 2026 carries the same figures and quotes G.S. 153A-357 and 153A-358 on permit expiry. Attachment B also lists an optional after-hours inspection at $250 per trip. Contractor licensing is a North Carolina state record.

Fire Inspections (Day Care and Re-inspection Fees)

The Union County Fire Marshal's Office page states that the office "has a primary responsibility of enforcing the North Carolina Fire Prevention Code that requires commercial occupancies be inspected on an arranged schedule depending on the occupancy type". Tax Rate and Fee Schedule Attachment B to the FY 2027 Budget Ordinance (adopted June 16, 2026, effective July 1, 2026) sets the fees: a day care center pays $80 per inspection under "Foster Home, Day Care, Therapeutic, & Group Home Inspection"; for all other inspection types the initial inspection is "No Charge", and a re-inspection is $100 per inspection. The schedule treats additional inspection trips made necessary because the person in charge failed to give specific locations or otherwise created the need as re-inspections. The Fire Marshal's Adopted Fee Schedule effective August 1, 2026 lists the same amounts. To schedule a fire inspection, the Fire Marshal's page directs callers to 704-283-3528.

Zoning Permit

A business locating or changing its use in unincorporated Union County or Hemby Bridge needs a zoning permit from the Union County Planning Department. The Planning Department page states that "Union County has zoning authority for the unincorporated areas of the County and Hemby Bridge", and the county's Table of Uses "shows the allowed uses in each zoning district for unincorporated Union County and the Town of Hemby Bridge". The Union County Development Ordinance, as posted on the Planning Department page, provides in §80.140-A that the zoning permit procedure "applies when a property owner proposes to use or occupy and land or building", and requires a pre-application meeting and a site plan for non-residential new construction, additions or site alterations (§80.140-B, -C). Under §80.140-E a zoning permit "shall be good for 12 months from time of issuance". Tax Rate and Fee Schedule Attachment B to the FY 2027 Budget Ordinance (adopted June 16, 2026, effective July 1, 2026) sets the Zoning Permit at $60 per unit, a Zoning Verification Letter at $50 and a Final Zoning Re-Inspection at $80; the Planning Fee Schedule effective August 1, 2026 lists the same amounts. A business in any other municipality applies to that municipality for zoning.

Special Use Permit or Variance

In unincorporated Union County and Hemby Bridge, a business whose use the Development Ordinance's table of uses allows only by special use permit, or which needs relief from a dimensional standard, applies to the county's land use board through the Union County Planning Department. Tax Rate and Fee Schedule Attachment B to the FY 2027 Budget Ordinance (adopted June 16, 2026, effective July 1, 2026) lists "Special Use Permit & Variance" at $800 per application under Board of Adjustments, and "Appeal of Administrative Decision" at $350 per application, with the note: "If the appeal is successful, the application fee will be refunded to the applicant." The Planning Fee Schedule effective August 1, 2026 lists the same amounts. The Union County Development Ordinance, as posted on the Planning Department page, provides that an approved special use or variance "lapses and becomes null and void 12 months after it is granted by the land use board, unless a building permit for the work or improvements authorized has been issued and the project is diligently pursued to completion". The Building Code Enforcement fee schedule lists the same $800 as "Application Fee for Land Use Board". The Planning Department page states that "Union County has zoning authority for the unincorporated areas of the County and Hemby Bridge".

Commercial On-Site Wastewater (Septic) Improvement Permit and Construction Authorization

A business on a lot without public sewer in Union County needs on-site wastewater (septic) approval from Union County Environmental Health before building; a business on a public sewer connection has no septic permit. Tax Rate and Fee Schedule Attachment B to the FY 2027 Budget Ordinance (adopted June 16, 2026, effective July 1, 2026) sets the commercial Improvement Permit Application (site evaluation for on-site wastewater system approval) at $500 per application, and Construction Authorization Permits by system type at $200 (Type II c), $300 (Type III b), $450 (Type IV a), $600 (Type V) and $1,200 (Type VI). The same schedule lists a repair permit at $100, a component replacement permit at $100, a permit re-design at $125, an inspection of an existing system at $125 and a site re-visit at $75. The schedule states that "The maximum lot size evaluated per Improvement Permit (site evaluation) application is limited to 3 acres" and that the property owner or applicant must provide a backhoe with a trained operator for new system soil and site evaluations. The Environmental Health Fees page lists the same amounts. The Building Code Enforcement page states that for a building permit "Water and sewer may be regulated by Union County Water, Environmental Health or a combination of the two agencies."

Sign Permit

A business erecting a monument, freestanding or wall sign in Union County applies to Union County Building Code Enforcement through the Evolve portal. Tax Rate and Fee Schedule Attachment B to the FY 2027 Budget Ordinance (adopted June 16, 2026, effective July 1, 2026) sets "Signs" at $190 per unit, and the Building Code Enforcement One-Stop Permitting Fee Schedule effective August 1, 2026 lists "Sign Permits" at $190.00. The county's "Building Permit Submittal Requirements for Signs" require approval from the local zoning jurisdiction, and Public Works approval for monuments and freestanding signs near sewer or water easements; roof signs and signs over 10 feet above the foundation need drawings sealed by a North Carolina licensed engineer. The same document states that "Non-illuminated wall signs, temporary signs, signs erected by transportation authorities, projecting signs less than 6 square feet, and the changing of moveable parts of an approved sign that is designed for such changes are exempt from permitting" and that "Approval from the local Zoning Jurisdiction is required for all signs regardless of whether a building permit is required." The Union County Development Ordinance, as posted on the Planning Department page, states that a sign permit lapses "If the work associated with a sign permit has not been completed within one year of the date of the issuance of the permit".

Fire Code Construction Permits

Installing or modifying fire protection and hazard systems requires a fire code construction permit issued by the Union County Fire Marshal's Office: a restaurant hood suppression or sprinkler system (105.6.1 automatic fire-extinguishing systems), a fire alarm system (105.6.6), an auto repair shop's spray booth (105.6.16 motor vehicle repair rooms and booths, 105.6.22 spraying or dipping) and standpipes (105.6.23) are among the listed items. Tax Rate and Fee Schedule Attachment B to the FY 2027 Budget Ordinance (adopted June 16, 2026, effective July 1, 2026) sets each required construction permit at $150 per permit, except 105.6.24 temporary membrane structures, tents and canopies at $100, which the Fire Marshal's Adopted Fee Schedule effective August 1, 2026 applies to tents over 800 sq ft and membrane structures over 400 sq ft. A retest after a failed performance test is $100. Starting work without a permit results in double permit fees. The Fire Marshal's Office page states that the office "reviews building plans and fire protection equipment" and works with Building Code Enforcement during the building process. Contact the Fire Marshal's Office, 704-283-3528, to confirm which permits apply at a given address.

Fire Building Plan Review

Commercial building plans submitted for a new building, addition or renovation are reviewed by the Union County Fire Marshal's Office, whose page states that the office "reviews building plans and fire protection equipment" and works closely with Building Code Enforcement during the building process. Tax Rate and Fee Schedule Attachment B to the FY 2027 Budget Ordinance (adopted June 16, 2026, effective July 1, 2026) sets the Fire Marshal's building plan review fee at $0.050 per sq ft for buildings of 12,000 sq ft or less and $0.040 per sq ft above 12,000 sq ft, with a minimum plan review fee of $80 per plan, and a commercial site plan review at $150 per plan. The first and second revisions are reviewed at no charge, and the third and each later revision is $50. The schedule states that plan review fees "are due at the time of submittal and are non-refundable". The Fire Marshal's Adopted Fee Schedule effective August 1, 2026 lists the same amounts. This fee is separate from the Building Code Enforcement plan review fee in the commercial building permit record.

Permit	Issuing agency	Fee	Renews	Last checked
Commercial Building, Electrical, Plumbing and Mechanical Permits	Union County Building Code Enforcement	Total gross building floor area x cost per sq ft by occupancy group (12,000 sq ft and less / greater than 12,000 sq ft): Assembly $0.66 / $0.60; Business $0.46 / $0.40; Educational $0.66 / $0.60; Factory/Industrial $0.36 / $0.29; Hazardous $0.29 / $0.23; Institutional $0.66 / $0.62; Mercantile $0.31 / $0.26; Residential $0.40 / $0.36; Storage $0.50 / $0.40; Utility $0.24 / $0.19. Plan review fee $0.05 / $0.04 per sq ft. Renovations: sq ft of renovated area x occupancy fee x 75%. Upfit of shell building: sq ft x occupancy fee. Fees are calculated to the nearest dollar; minimum fee $100. Electrical service or sub-panel: 0-100 A $130; 101-200 A $200; 201-400 A $270; 401-600 A $340; 601-1000 A $400; 1001-2000 A $540; 2001 A and above $600. Mechanical and plumbing items and all other installations $100 each. Change of occupancy (change of use) $100; conditional power $100 per utility; demolition $100; construction trailer $100 per trade; change of contractor $100; re-inspection $120; extra inspection $100 per offense; State Recovery Fund charge to contractors $10; starting work without a permit, double the permit fee; new permit within six months of expiry $100. Optional: after-hours inspection (off/on inspections) $250 per trip.	expires six months after issuance if work has not commenced, or after work is discontinued for 12 months (G.S. 153A-357 and 153A-358, as quoted in the Building Code Enforcement fee schedule)	2026-10-21
Fire Inspections (Day Care and Re-inspection Fees)	Union County Fire Marshal's Office	$80–$100 Foster Home, Day Care, Therapeutic, & Group Home Inspection $80 per inspection; initial inspection (all other types) no charge; re-inspection $100 per inspection (Attachment B)	per inspection, on the schedule the Fire Marshal's Office sets by occupancy type	2026-10-21
Zoning Permit	Union County Planning Department	$60 per unit ("Zoning Permit", Attachment B); Zoning Verification Letter $50 per request; Final Zoning Re-Inspection $80 per request	good for 12 months from issuance; void if the use has not commenced or a building permit has not been obtained within 12 months (Development Ordinance §80.140-E)	2026-10-21
Special Use Permit or Varianceonly if it applies to you	Union County Planning Department	$800 per application ("Special Use Permit & Variance", Attachment B); Appeal of Administrative Decision $350 per application, refunded if the appeal is successful	an approved special use or variance lapses 12 months after the land use board grants it unless a building permit has been issued and the project is diligently pursued to completion; the board may extend this by up to 6 months (Development Ordinance, as posted on the Planning Department page)	2026-10-21
Commercial On-Site Wastewater (Septic) Improvement Permit and Construction Authorizationonly if it applies to you	Union County Environmental Health	Commercial Improvement Permit Application (site evaluation) $500 per application. Construction Authorization Permit by system type: Type II c $200; Type III b $300; Type IV a $450; Type V $600; Type VI $1,200. Repair permit $100; component replacement permit $100; permit re-design $125; inspection of existing on-site wastewater system $125 per inspection request; site re-visit $75 per visit.	per permit	2026-10-21
Sign Permitonly if it applies to you	Union County Building Code Enforcement	$190 per unit ("Signs", Attachment B)	lapses if the work is not completed within one year of issuance (Union County Development Ordinance, Article 50, as posted on the Planning Department page)	2026-10-21
Fire Code Construction Permitsonly if it applies to you	Union County Fire Marshal's Office	$100–$150 $150 per permit for each required construction permit (for example 105.6.1 automatic fire-extinguishing systems, 105.6.6 fire alarm and detection systems, 105.6.16 motor vehicle repair rooms and booths, 105.6.22 spraying or dipping, 105.6.23 standpipe systems); $100 per permit for 105.6.24 temporary membrane structures, tents and canopies; retest after a failed performance test $100 per inspection	per permit; under the Fire Marshal's fee schedule a permit expires six months after issuance if work has not started, and a new permit within six months of expiry is $80	2026-10-21
Fire Building Plan Reviewonly if it applies to you	Union County Fire Marshal's Office	Building plan review: $0.050 per sq ft for 12,000 sq ft or less; $0.040 per sq ft for greater than 12,000 sq ft; minimum $80 per plan. Commercial site plan $150 per plan. First and second revisions no charge; third revision and each after $50 per revision. Fees are calculated to the nearest dollar, due at submittal and non-refundable.	per plan submittal	2026-10-21

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Permits that apply to every type of business in Union County