What do these permits involve in Charleston County?

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Building Permit and Plan Review, including the New-Business (Change of Use) Safety Permit (Charleston County Building Inspection Services)

The Building Inspection Services page states: "Any new business (change of use/change of business) moving into an existing space is required to submit a safety plan by a Licensed South Carolina Design Professional for review to obtain a permit regardless of work being done to the building. All safety permits must be pulled by a licensed General Contractor." So a restaurant, shop, studio, clinic, salon, garage or child care centre opening in an existing space needs a sealed safety plan and a safety permit pulled by a licensed general contractor even with no construction, and new construction or alteration needs a building permit with plan review. The fees are those of Ordinance 2386, which amends County Code §2-137 and was adopted on April 28, 2026, effective on third reading: by total valuation, no fee at $1,000.00 or less unless an inspection is required (then a permit and a $75.00 fee); $75.00 from $1,000.00 to $2,000.00; $75.00 plus $6.00 per $1,000.00 above $2,000.00 up to $50,000.00; $363.00 plus $5.63 per $1,000.00 up to $100,000.00; $655.25 plus $5.25 per $1,000.00 up to $300,000.00; $1,694.25 plus $5.03 per $1,000.00 up to $500,000.00; and $2,699.25 plus $4.50 per $1,000.00 above $500,000.00. As published on the Building Inspection Services fee page, plan review of construction drawings is 1/2 of the permit fee based on construction valuation. Ord. 2386 also sets a commercial site drainage and grading plan review fee of $150.00 for the first disturbed acre and $50.00 per additional acre, a $75.00 minimum permit or inspection fee, a $100 re-inspection fee, a $250.00 flood-zone construction filing fee, and a $50.00 permit extension fee, and doubles the fees when work starts before the permit. The department page states that the 2021 International Building, Fire, Plumbing, Mechanical and Fuel Gas Codes and the 2020 National Electrical Code (with modifications) apply now, and that projects submitted on or after January 1, 2027 must comply with the 2024 International Building, Residential, Fire, Plumbing, Mechanical and Fuel Gas Codes and the 2023 National Electrical Code, as adopted by the South Carolina Building Codes Council. Inspections are requested through the CSS Portal or by e-mail (InspectionRequest@CharlestonCounty.org). A zoning permit from Zoning & Planning is also needed in the unincorporated area.

County Business License (unincorporated Charleston County)

A business in unincorporated Charleston County pays the county business license tax to the Revenue Collections Department; under §2 of Ordinance 2185, "County" means the unincorporated area. The Revenue Collections FAQ quotes the ordinance: "Every person engaged or intending to engage in any calling, business, occupation or profession..." and says anyone realising income from a business activity, other than as an employee of a licensed business, must buy a license. The rates are those of Appendix A of Ord. 2185, which Ord. 2270 (December 12, 2023) amended only for subclasses 8.3 and 8.6 and Ord. 2373 (December 18, 2025, effective for the license year beginning May 1, 2026) did not change; all three are in the county's CountyBL.pdf. The tax is a base rate on the first $2,000 of gross income plus a rate per $1,000 above it, by class: Class 1 $35.00 + $1.25, Class 2 $40.00 + $1.50, Class 3 $45.00 + $1.75, Class 4 $50.00 + $2.00, Class 5 $55.00 + $2.25, Class 6 $60.00 + $2.50, Class 7 $65.00 + $2.75, and subclass 8.1 "NAICS 230000 – Contractors, Construction, All Types" $55.00 + $1.55, with declining rates above $1,000,000 (90%, 80%, 70% and 60% of the class rate for each additional $1,000 in the $1-2, $2-3, $3-4 and over-$4 million bands). Appendix B, as restated by Ord. 2373 Exhibit A, lists NAICS sectors by class, among them 44-45 Retail trade (Class 1), 722 Food services and drinking places (Class 2), 62 Health care and social assistance (Class 3), 71 Arts, entertainment, and recreation (Class 3), 81 Other services (Class 3), 54 Professional, scientific, and technical services (Class 4) and 23 Construction (subclass 8.1). The ordinance states that "The license official shall determine the appropriate classification for each business in accordance with the latest issue of NAICS" (§6.B) and gives the license official "the authority to make the determination of the classification most specifically applicable" (§21.C); the license official assigns each business its class. Rates are doubled for nonresidents and itinerants with no fixed principal place of business in the county; for contractors the ordinance says non-resident rates apply to contractors without a permanent place of business in the county, and that a site trailer is not one. The license year runs May 1 to April 30 (§3) and the tax is due April 30 (§4.A), on the prior year's gross income; a new business pays on its estimated gross income for the rest of the license year, and a separate license is needed for each place of business and each classification (§4.B). The FAQ states that a zoning permit must be obtained before a new license is issued, and that renewals can be paid on the Revenue Collections Online Portal or mailed. A late payment draws a 5% penalty per month or part of a month, up to 100%, and penalties are not waived (§12.A). The license must be displayed, is not transferable, and an address change must be reported within 10 days (§8). Ord. 2185 §19 makes a violation punishable by a fine of up to $500 or up to 30 days, each day a separate offence. For contractors, the 8.1 text adds that "No contractor shall be issued a business license until all state and county qualification examination and trade license requirements have been met", requires a job sign and a list of subcontractors for each project, and provides per-job licenses. Under §21.B the class schedule is updated in each odd-numbered year. A business inside one of the 16 municipalities is licensed by that municipality instead.

Zoning Permit, Home Occupation, Temporary Zoning Permit, Site Plan Review and Sign Permits (unincorporated Charleston County)

The Zoning & Planning Department's page states: "A zoning permit is required for many activities, which may include, but are not limited to, the issuance of a building permit, the issuance of a business license, excavation activities, grading, filling, surfacing, earth disturbing activities, clearing and/or grubbing, tree removal, redirecting or altering stormwater conveyance features, changes in use, installation of signs, construction of dwelling units and other structures, and moving of dwelling units and manufactured housing units." The same page states that the Zoning and Land Development Regulations Ordinance (ZLDR) "only applies to unincorporated properties." The Revenue Collections FAQ adds that "a zoning permit must be obtained before a new license may be issued", so a new business in the unincorporated county obtains its zoning permit from the Zoning & Planning Department before the county business license. Ordinance 2286, which restates the department's fee schedule in County Code §2-137 (Exhibit A) and took effect on third reading on May 7, 2024, sets: Home Occupation $50.00; Temporary Zoning Permit $50.00; Limited Site Plan Review $50.00; site plan review for up to 5,000 SF building size, or up to 10 acres if no buildings are included, $250.00; for greater than 5,000 SF building size, or 10 acres or more with no buildings, $500.00; Wall Signs (per use) $50.00; Free Standing Sign $50.00. Fee Schedule Note P.3 doubles the zoning application/permit fees when the application is needed to bring a property with a current zoning violation into compliance with the ZLDR. The commercial and industrial zoning permit amount is in Ord. 2286 Exhibit A item G.6; Zoning & Planning confirms which amount applies to a particular building. A home-based business uses the Home Occupation permit. A business inside a municipality applies to that municipality; Zoning & Planning also provides zoning permitting for the Town of Rockville.

Permit	Issuing agency	Fee	Renews	Last checked
Building Permit and Plan Review, including the New-Business (Change of Use) Safety Permit (Charleston County Building Inspection Services)only if it applies to you	Charleston County Building Inspection Services	Ord. 2386 valuation chart: $1,000.00 and less, no fee unless an inspection is required, in which case a permit is required and a $75.00 fee is charged; $1,000.00 to $2,000.00 $75.00; $2,001.00 to $50,000.00 $75.00 for the first $2,000.00 + $6.00 per $1,000.00; $50,001.00 to $100,000.00 $363.00 for the first $50,000 + $5.63 per $1,000.00; $100,001.00 to $300,000.00 $655.25 for the first $100,000 + $5.25 per $1,000.00; $300,001.00 to $500,000.00 $1,694.25 for the first $300,000 + $5.03 per $1,000.00; $500,001.00 and up $2,699.25 for the first $500,000 + $4.50 per $1,000.00. Plan review of construction drawings: 1/2 of the permit fee based on construction valuation (BIS fee page). Commercial site drainage + grading plan review $150.00 for the first disturbed acre + $50.00 per additional acre. Minimum permit or inspection fee $75.00; re-inspection $100 each; construction in flood zones filing fee $250.00; permit extension $50.00. Work started before the permit: fees doubled.	per permit; permits expire and are renewed under the administrative chapters of the adopted codes	2026-10-12
County Business License (unincorporated Charleston County)	Charleston County Revenue Collections Department	County business license tax (county only; Ord. 2185 Appendix A). Base rate on gross income of $0-$2,000, plus a rate per $1,000 or fraction thereof over $2,000: Class 1 $35.00 + $1.25; Class 2 $40.00 + $1.50; Class 3 $45.00 + $1.75; Class 4 $50.00 + $2.00; Class 5 $55.00 + $2.25; Class 6 $60.00 + $2.50; Class 7 $65.00 + $2.75; Subclass 8.1 (NAICS 230000 – Contractors, Construction, All Types) $55.00 minimum on the first $2,000 plus $1.55 for each additional $1,000. Declining rates for gross income over $1,000,000, as a percent of the class rate for each additional $1,000: $1-2 million 90%; $2-3 million 80%; $3-4 million 70%; over $4 million 60%. "Unless otherwise specifically provided, all taxes and rates shall be doubled for nonresidents and itinerants having no fixed principal place of business within the County" (8.1: "Non-resident rates apply"). Late penalty: 5% of the unpaid tax for each month or portion thereof after the due date, until paid or the penalty reaches 100% (§12.A).	license year May 1 to April 30; renewal due April 30	2026-10-12
Zoning Permit, Home Occupation, Temporary Zoning Permit, Site Plan Review and Sign Permits (unincorporated Charleston County)only if it applies to you	Charleston County Zoning & Planning Department	County Code §2-137 as restated by Ord. 2286 Exhibit A: Home Occupation $50.00; Temporary Zoning Permit $50.00; Site Plan Review: Limited Site Plan Review $50.00, up to 5,000 SF building size (or up to 10 acres if no buildings are included) $250.00, greater than 5,000 SF building size (or 10 acres or more if no buildings are included) $500.00; Signs: Wall Signs (per use) $50.00, Free Standing Sign $50.00. Where a zoning application/permit is needed to bring a property with a current zoning violation into compliance, the fees are doubled (Fee Schedule Note P.3). The commercial zoning permit amount is set in Ord. 2286 Exhibit A item G.6; contact Zoning & Planning for the amount that applies to a given building.	per permit or application	2026-10-12

Business licenses and permits in Charleston County, South Carolina

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Permits that apply to every type of business in Charleston County