City of Box Elder, South Dakota - Planning and Zoning Department

City of Box Elder, Pennington and Meade Counties, South Dakota

city

Box Elder, SD

Not required

Required

START BY ASKING WHETHER A PERMIT IS NEEDED AT ALL, because in Box Elder a like-for-like reroof that does not touch the sheathing or the framing is exempt by ordinance - see the repair permit threshold above for the two conditions. Where a permit IS needed, apply through the City's Civic Access self-service portal, which the Planning and Zoning Department introduced as its permitting system; account-creation, application and fee-payment guides are published beside the link. The department is at 420 Villa Drive with its physical office at 206 Frontage Rd, Box Elder SD 57719, on 605-923-1408 or [email protected]; the Director of Planning and Zoning is Lauralee Patton. Inspections are booked on a separate line, the inspection hotline, 605-791-8138. ELECTRICAL AND PLUMBING PERMITS DO NOT COME FROM THE CITY. Box Elder defers both to the State of South Dakota - "Plumbing and Electrical permits are issued by the State" - so a job that involves either trade needs a state permit as well as, or instead of, a city one. A contractor working in the city must hold a City of Box Elder contractor licence issued through the planning and zoning commission, and must post its South Dakota contractor's excise tax licence number with the building permit under SDCL 10-46A-12.1. The City publishes a subcontractor submission form for listing subs on a permit. For the design values that apply to a roof here, the City links its climatic and geographic design criteria directly from the applications page.

CITY-SET, on two separate tracks. Box Elder Code of Ordinances Sec. 6-214 adopts the residential code: "Adoption of a building code for one- and two-family dwellings by the city, as per SDCL 11-10-5, recommended by the International Code Council known as the International Residential Code for One- and Two-Family Dwellings, 2018 Edition, specifically chapters 1-9, 11, and appendices E, H, J, K, and Q thereof. The code is adopted for one- and two-family dwellings only." Sec. 6-137 adopts the commercial code: "Adoption of a building code by the city, as per SDCL 11-10-5 ... known as the International Building Code, 2018 Edition, specifically chapters 1 through 12 and 14 through 26, table 2902.1, chapter 30 and 31, and appendices C, and I thereof. The code is adopted for all occupancies except one- and two-family dwellings." IRC Chapter 9, Roof Assemblies, sits inside the adopted range of chapters 1 to 9, so the model roofing chapter is in force here as amended by the City. The City's own Inspections page states the same thing in one line: "The City has adopted the 2018 IRC and IBC as amended." ELECTRICAL AND PLUMBING ARE NOT THE CITY'S. Box Elder's own FAQ states: "The City of Box Elder uses the State of South Dakota for our Electrical and Plumbing inspections and defers to the current edition as adopted and enforced by the State of South Dakota," and "Generally, yes - Plumbing and Electrical permits are issued by the State." The code agrees from the other side, exempting from a city permit the "Installation of electrical wiring, electrical fixtures, devices and apparatuses which are regulated by the state electrical commission" and the parallel plumbing item. STATE FRAME. Since 2026-07-01 SDCL 11-10-12 names the 2024 IRC as the edition a South Dakota municipality adopts, and it named the 2021 IRC from 2022-07-01 until then; the section did not exist before mid-2022. The same section provides that a governing body "may not require the installation of a sprinkler system in a residential structure or impose any requirements that are more stringent than the requirements in the 2024 edition of the International Residential Code." South Dakota attaches no sanction to that limit and names no state body to review a local ordinance against it, so the codified Box Elder rules below are stated as the City publishes them.

Required — BASE-CODE GOVERNED, AND THE CITY DOES NOT AMEND IT. Box Elder adopts the 2018 International Residential Code, and its amendment list does not touch the drip-edge provision. IRC Section R905.2.8.5, Drip edge, reads in full: "A drip edge shall be provided at eaves and rake edges of shingle roofs. Adjacent segments of drip edge shall be overlapped not less than 2 inches (51 mm). Drip edges shall extend not less than 1/4 inch (6.4 mm) below the roof sheathing and extend up back onto the roof deck not less than 2 inches (51 mm). Drip edges shall be mechanically fastened to the roof deck at not more than 12 inches (305 mm) o.c. with fasteners as specified in Section R905.2.5. Underlayment shall be installed over the drip edge along eaves and under the drip edge along rake edges." THE ANSWER DOES NOT TURN ON WHICH EDITION GOVERNS: that section was read in the 2018, 2021 and 2024 editions and its text is word-for-word identical in all three. South Dakota supplies no competing rule - SDCL 11-10-6's statewide default expressly does not apply to any residential structure, so there is no state residential amendment to displace the adopted edition, and SDCL 11-10-12 lets a municipality adopt the named IRC edition but not impose requirements more stringent than it. The drip-edge requirement here is therefore the adopted code's own, not a local addition. About drip edge

Required — AN AFFIRMATIVE LOCAL MANDATE, not an inference from a design criteria table. Box Elder amends the ice barrier twice, in the general roofing section and again in the asphalt shingle section, in identical terms. Sec. 6-257 (amending IRC R905.1.2) and Sec. 6-258 (amending IRC R905.2.7.1) both read: "Ice barrier is required. An ice barrier that consists of a least two layers of underlayment cemented together or of a self-adhering polymer modified bitumen sheet, shall be used in lieu of normal underlayment and extend from the lowest edges of all roof surfaces to a point at least 24 inches (610 mm) inside the exterior wall line of the building. Exception: Detached accessory structures that contain no conditioned floor area." ("a least" is the codification's own typographical error for "at least"; quoted as published.) Both sections derive from Ord. No. 642, 2-14-2020 and were amended by Ord. 748, 6/5/2024. The City's climatic and geographic design criteria table corroborates it, carrying "Ice Barrier Underlay Requirement: Yes." The only exception is the detached accessory structure with no conditioned floor area, so an unheated detached garage is treated differently from the house. About ice & water barrier

Not required — No mid-roof, dry-in, sheathing or in-progress roofing inspection exists as a stage distinct from the City's other stages, and Box Elder is unusually clear about this because it enumerates its stages affirmatively and puts the roof covering inside one of them. Sec. 6-91, "Required Inspections As Stated On Building Permit," defines the framing inspection as one "To be made after all framing, fire blocking, bracing and roof coverings are in place and all pipes, chimneys and vents are complete and the rough electrical, plumbing and heating inspections are approved." The complete list of stages is footing and foundation, underground, framing, fire caulking, firewall, final, certificate of occupancy or completion, special, and other. So the roof is inspected as part of framing rather than at a separate roofing stage. One residual discretion is worth knowing about: the same section provides that "the building official may make or require other inspections," so a specific permit can carry a stage this list does not name. Inspections are scheduled on the City's inspection hotline, 605-791-8138.

Not required — No impact-resistant roof covering is required in Box Elder. This is an earned negative measured across the City's whole codification rather than a page of it: "UL 2218", "FM 4473", "Class 4" and "Class IV" each occur zero times anywhere in the Box Elder Code of Ordinances, and the base 2018 International Residential Code the City adopts imposes no impact-resistance requirement of its own. Nothing from the fire family or the wind family of standards was read across into this answer - an impact rating and a fire classification and a wind classification are three different tests of three different things, and only a genuine impact standard can support an impact requirement. A homeowner may still choose an impact-rated product for an insurance discount, and hail insurers in western South Dakota commonly offer one, but the City does not require it.

NOT A THRESHOLD BUT A CONDITIONAL EXEMPTION, and there are TWO conditions, either of which a roofer can lose without noticing. Box Elder Code of Ordinances Sec. 6-78, "Building Permit; Exemptions," opens "A city building permit shall not be required for the following:" and its building list includes, as printed: "Replacement of roof covings [sic] with like material which does not involve the replacement of roof sheathing or any structural framing component;" ("covings" is the codification's own typographical error for "coverings"; the item is quoted as published rather than silently corrected.) There is no dollar figure and no square-footage figure anywhere in Sec. 6-78 for roofing, so the size or cost of the job is not what decides it. CONDITION ONE IS THE MATERIAL. The exemption reaches replacement "with like material" only. Changing the roof covering to a different material - asphalt shingle to metal, for instance - is outside the exemption and needs a permit. CONDITION TWO IS THE DECK. The exemption holds only while the work "does not involve the replacement of roof sheathing or any structural framing component," so a tear-off that opens up to reveal rotten decking moves from exempt to permitted the moment that decking is replaced. A separate item in the same section covers manufactured housing on different terms: "Replacement or repair of roof coverings, sheathing, structural roof-framing members, or siding on a mobile or manufactured home; or" - that one carries no like-material condition and no sheathing condition. One more distinction worth reading carefully: the siding, door and window item in the same list carries an express historic-district carve-out, "except for dwellings and accessory structures located in a designated historic district or if individually listed in National Register of Historic Places," and the roof covering item does NOT. Read the item itself, not the item beside it. Separately, and statewide since 2026-07-01, SDCL 11-10-15 bars any South Dakota county, municipality or township from requiring a permit for the repair or substantially similar replacement of eight named exterior parts of a detached single-family owner-occupied home - door, downspout, fascia, fencing panel or post, gutter, nonstructural siding, soffit and window. Roof covering is not on that statutory list, so Box Elder's exemption is the City's own act rather than a consequence of state law, and the statute is what makes a gutter or fascia job permit-free regardless.

115 mph ULTIMATE design wind speed, Exposure B, Risk Category II. Box Elder is the clean case in this group because it states the basis on the face of the instrument rather than leaving it to be worked out. Sec. 6-225, which amends IRC Table R301.2(1) on the residential track, carries footnote 2: "Wind loads shall be in accordance with chapters 26 to 30 of ASCE 7-10 and shall be based upon the occupancy category of the building under design. Buildings shall, at a minimum, be designed to occupancy category II having an ultimate wind speed velocity of 115 mph. (Exposure 'B'.)" Because that figure is expressly an ULTIMATE speed, it must not be handed to a calculation or a product listing that expects a nominal or basic speed - the two scales differ by a factor of the square root of 0.6, so a 115 mph ultimate speed corresponds to roughly 89 mph nominal, and treating one as the other overstates or understates the load by about 29 percent. Two further values from the same amendment, taken from its numbered footnotes and its standalone amendment sections rather than from the table row: ground snow load 42 psf per ASCE 7-05, and seismic site class A. The commercial track carries an identically worded Table 100-A at Sec. 6-195; the figures above are the residential ones.

Two layers maximum - one overlay is permitted and a second existing layer forces a tear-off to the deck. Box Elder adopts IRC chapters 1 to 9, which includes the roofing chapter, and it amends no re-cover or overlay provision at all. That was established by measuring the City's entire codification rather than by reading a page of it: across the whole text, "R908" occurs zero times and "R907" occurs zero times, and the only four occurrences of "R905" are the City's two ice barrier amendments at Secs. 6-257 and 6-258. The operative rule is therefore base 2018 IRC R908.3.1.1 unmodified: "Roof recover not allowed. A roof recover shall not be permitted where any of the following conditions occur: 1. Where the existing roof or roof covering is water soaked or has deteriorated to the point that the existing roof or roof covering is not adequate as a base for additional roofing. 2. Where the existing roof covering is slate, clay, cement or asbestos-cement tile. 3. Where the existing roof has two or more applications of any type of roof covering." Note how this interacts with the permit exemption above: a re-cover over one existing layer with like material and no deck work is both lawful under the code and exempt from a city permit, which does not make it exempt from the code.

THERE IS NO SALES TAX ON A ROOFING CONTRACT IN SOUTH DAKOTA, and the number that governs is the 2% contractors' excise tax. SDCL 10-45-12.1 exempts "construction services (division C) except industry no. 1752 and locksmiths and locksmith shops" from the retail sales tax, and SDCL 10-46A-1 puts the work into a different tax instead: "There is imposed an excise tax upon the gross receipts of all prime contractors engaged in realty improvement contracts, at the rate of two percent." SDCL 10-46A-3 sets the base wide: the tax "applies to the total contract price including all labor and materials," and materials "include those purchased by the contractor and those purchased by the person who let the contract or his designee," so a homeowner who buys their own shingles does not shrink the excise base. Roofing is inside that tax by a three-step chain rather than by any Department of Revenue statement naming the trade: SDCL 10-46A-2 subjects contractors "enumerated in the Standard Industrial Classification Manual of 1987 ... construction (division c)", ARSD 64:07:01:01.01 provides that "The gross receipts resulting from the services performed by a contractor listed in Division C of the SIC manual are subject to the contractor's excise tax, whether or not the results of such services constitute a fixture," and SIC Division C contains industry 1761, "Roofing, Siding, and Sheet Metal Work." BILL IT AT 2.041%, NOT 2%. The excise is charged on gross receipts and the tax collected from the customer is itself part of those receipts, so a flat 2% under-collects. The Department of Revenue's own remedy, in its Contractor's Excise Tax Guide of July 2026: "a bid factor of 2.041% may be used to calculate the excise tax when preparing a bid or bill ... Only use this factor to prepare a bid or bill. A straight 2% is used when calculating tax due on the excise tax return." MATERIALS ARE TAXED SEPARATELY AND IN ADDITION. ARSD 64:07:01:13 makes the contractor the consumer of its own materials and bars buying them for resale, so a Box Elder roofer pays 4.2% state tax plus the City's 2.00% municipal tax, a combined 6.2%, on the materials it buys, as a cost of goods rather than a line on the customer's bill. The municipal rate follows where the material is used rather than where it was bought, so buying outside the city limits and installing inside them leaves the 2% owed as use tax on the excise return. TWO FIGURES A ROOFER SHOULD NOT ADD TO AN INVOICE. The 1% municipal gross receipts tax that appears beside the sales tax on the state rate chart does not reach construction - SDCL 10-52A-2's enumeration is closed and covers lodging, alcoholic beverages, prepared food and admissions only, and the Department of Revenue's table has exactly those four columns and no construction column. The 1.5% tourism tax is likewise a visitor-industry levy. Adding either to a roofing bill overcharges the customer. South Dakota has no county sales tax at all, so there is no county component to get wrong; the per-address hazard here is the city limit instead, and it is a live one in Box Elder, which adjoins Rapid City and Ellsworth Air Force Base - an address just outside the line carries no municipal tax. BOX ELDER IS A TWO-COUNTY CITY AND THE RATE IS STILL SINGLE-VALUED. It spans Pennington and Meade Counties, and its code handles that by enacting the identical 2% municipal tax twice, once for each county portion, both effective 1 January 2006. Unlike a two-county city in a state with county rates, there is no address-dependent rate to work out. ONE DATE TO DIARY: the 4.2% state rate is a temporary reduction under HB 1137 of 2023 (SL 2023 ch 32) and reverts to 4.5% on 1 July 2027, which is already codified as a second, future-dated version of SDCL 10-45-2. Material cost in Box Elder goes from 6.2% to 6.5% that day; the 2% excise is not changing. Rates read from the Department of Revenue's municipal tax schedule for the period effective 1 July to 31 December 2026; South Dakota municipal rates may change only on 1 January or 1 July (SDCL 10-52-9).