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Permitting Authorities / Charleston County - Building Inspection Services

Do you need a permit to replace a roof in Unincorporated Charleston County, SC?

Adopted code

Charleston County - Building Inspection Services

Yes, a permit is required to replace a roof in Unincorporated Charleston County, SC, issued by Charleston County - Building Inspection Services. Roofing is permit work in unincorporated Charleston County: the County's building code (Section 4-20, subsection 105.1.2.7) requires a permit for the "installation and/or repairs" of roofing, and the Department's Sub/Trade Permit Form lists "Roofing" among its standard permits. Apply through the County's Citizen Self Service portal or at the Building Inspection Services office; staff review the scope of work, required documents and licences before fees are invoiced, and the Department states the permit is issued the next business day after payment. Starting work before the permit is issued brings a double fee. The permit card must be posted in a conspicuous place before work starts, and the 911 address must be posted before any inspection. The Department does not take inspection requests by phone; request them through the portal or by email to [email protected]. State law requires the permit office to see evidence of the contractor's Residential Builders Commission registration or licence, or of an exemption, before it issues the permit, and the County requires its own contractor licence or registration as well.

Roof code checklist: Unincorporated Charleston County, SC

ItemAnswerCode citeSourceVerified
Permit to replace a roofYeslibrary.municode.com2026-09-26
Repair permit thresholdPublishedlibrary.municode.com2026-09-26
Layer limit / roof-overPublishedR908.3.1.1codes.iccsafe.org2026-09-26
Deck & sheathingPublishedR803library.municode.com2026-09-26
Drip edgeNot published
Ice & water shieldNot published
Mid-roof inspectionNot published
Impact-resistant (Class 4) roofingNolibrary.municode.com2026-09-26
Wind design criteriaPublishedR301.2.1Charleston 15(Mays).pdf2026-09-26
Adopted codePublishedSec. 6-9-10library.municode.com2026-09-26
Contractor license / registrationYesscstatehouse.gov2026-09-26
Sales & use taxPublishedST575.pdf2026-09-26

Each row comes from the sourced record on this page; full wording is in the table below. "Not published" means no official source for that item was found when the record was last verified.

Jurisdiction
Charleston County, South Carolina (unincorporated)
Jurisdiction type
county
Address
Lonnie Hamilton, III Public Services Building, 4045 Bridge View Drive, North Charleston, SC 29405
Contact
  • url: https://www.charlestoncounty.gov/departments/building-inspection-services/index.php
  • phone: 843-202-6930
  • email: [email protected]
Permit portal
Permit portal
Roofing permit required
Required
Contractor registration required
Required
Registration details
  • state_level: Roofing is a named Residential Specialty Contractor classification of the South Carolina Residential Builders Commission: "Roofers: the installation, alteration and repair of materials common to the residential building industry that form a watertight, weather resistant surface for roofs and decks, including all accessories, flashing, valleys, gravel stops and roof insulation panels above the roof deck." A residential specialty contractor is one who contracts to do "construction work, repairs, improvement, or reimprovement which requires special skills and involves the use of specialized construction trades or craft, when the undertakings exceed five hundred dollars" (S.C. Code Section 40-59-20), and "all residential specialty contractors must be registered, by the commission" (Section 40-59-220(A)). Section 40-59-220 also requires a residential specialty contractor to obtain a bond where the cost of an undertaking for an individual property owner exceeds five thousand dollars. A residential builder, one who undertakes the "construction, repair, improvement, or reimprovement of a residential building" where the cost of the undertaking exceeds five thousand dollars, must be licensed. The permit office "shall refuse to issue a permit for an undertaking which requires licensure or registration under this chapter unless the applicant has furnished evidence that he is either licensed or registered in accordance with this chapter or exempt from the requirements of this chapter" (Section 40-59-280). Section 40-59-260 states that the chapter "does not apply to an owner of residential property who improves the property" where the owner "does the work himself, with his own employees, or with licensed contractors or registered entities or individuals" and the structure is for the owner's or family's own occupancy and not for sale or rent, and Section 40-59-270 states that the chapter "does not apply to a person licensed under Chapter 11" for that work.
  • county_level: Charleston County adds its own contractor licence or registration on top of the state credential. County Code Section 4-27, subsection 112.1, provides: "Before any person shall engage in the business of construction, alteration or repairs in any building or structure in the county, he/she must obtain a license or registration from the county as required." The code defines a "County Contractor's Registration" as authorization "for a holder of a South Carolina Registration issued by the South Carolina Residential Builders Commission" to contract or perform construction work in the County, and an applicant "shall present a copy of his/her state license or registration, if required by state statutes." The County's fee ordinance (Ord. No. 2386, 2026) sets a $50.00 licence/registration application fee, a $50.00 licence/registration fee and a $50.00 annual renewal fee. Every holder "shall display a current license or registration identification decal issued by the Building Official" on the left and right sides of work vehicles (subsection 112.3). The Department's Sub/Trade Permit Form requires the builder, before the electrical final inspection, to ensure all sub-trade and specialty contractors "hold current Charleston County Contractor license and are properly licensed through LLR licenses, as applicable." The County's two published licence application forms do not list a roofing classification, so ask Contractor Licensing (843-202-6930) which form a roofer uses. An owner doing work under the state owner exemption must satisfy the Building Official of a working knowledge of the work before a permit issues (subsection 112.4), personally sign the application and a disclosure statement, and record a notice with the Register of Mesne Conveyance (subsection 112.5).
Permit process note
Roofing is permit work in unincorporated Charleston County: the County's building code (Section 4-20, subsection 105.1.2.7) requires a permit for the "installation and/or repairs" of roofing, and the Department's Sub/Trade Permit Form lists "Roofing" among its standard permits. Apply through the County's Citizen Self Service portal or at the Building Inspection Services office; staff review the scope of work, required documents and licences before fees are invoiced, and the Department states the permit is issued the next business day after payment. Starting work before the permit is issued brings a double fee. The permit card must be posted in a conspicuous place before work starts, and the 911 address must be posted before any inspection. The Department does not take inspection requests by phone; request them through the portal or by email to [email protected]. State law requires the permit office to see evidence of the contractor's Residential Builders Commission registration or licence, or of an exemption, before it issues the permit, and the County requires its own contractor licence or registration as well.
Inspection requirements
Request inspections through the Citizen Self Service portal or by email to [email protected], giving the permit number, contractor name and phone number, project address and requested date; the Department does not accept inspection requests by phone or voicemail. Requests made before 4:00pm are scheduled one business day out, and after 4:00pm two business days out. "ALL PAPER WORK MUST BE IN THE OFFICE PRIOR TO INSPECTION." The permit card must be posted in a conspicuous place before work starts, and the 911 address must be posted before any inspection. The Department's list of required inspections is framed around new construction and states that "the Code Inspector may require other inspections not specifically noted on this list." The Department also publishes a Roof Underlayment Form (2021 Code) on which the general contractor or certified installer certifies "that the underlayment installed at the above address complies with the 2021 IRC/ 2021 IBC codes" referenced on the form.
Adopted code
Charleston County's building code (County Code Chapter 4, Article II, enacted in full by Ord. No. 2283 on March 26, 2024) is administrative. Its subsection 101.4.1 provides that detached one- and two-family dwellings and townhouses not more than three stories above grade plane "shall comply with the International Residential Code as adopted by the S.C. Building Code Council", and its subsection 102.1 applies the article to "all unincorporated areas of the county, unless this article is adopted by an incorporated area". The Department's page lists the 2021 International Residential Code (with modifications) among its enforced codes, implemented January 1, 2023. At the state level, S.C. Code Section 6-9-10(A) requires every county to enforce the building codes the Building Codes Council adopts and provides that "The municipality or county shall enforce only the national building and safety codes provided in this chapter." The 2021 International Residential Code with South Carolina modifications (S.C. Code of Regulations 8-1200 et seq.) is the mandatory state residential code for permits applied for before January 1, 2027, the date the Building Codes Council set for local jurisdictions to implement the 2024 edition with South Carolina modifications (State Register Vol. 50, Issue 5, May 22, 2026). The Council's building code adoption page lists no approved local modification for Charleston County. The one South Carolina change to the roofing chapter replaces the drip-edge section: "A drip edge shall be provided at eaves and rake edges of asphalt shingle roofs where required by the manufacturer." (Reg. 8-1228, IRC Section R905.2.8.5.) The County's building chapter (Chapter 4, read in full as codified through Ord. No. 2397 of June 25, 2026) contains no roofing construction provision of its own; its former roofing article was deleted in 1994.
Impact-resistant roofing
Not required — Neither Charleston County's building code (County Code Chapter 4, Article II, Ord. No. 2283) nor the South Carolina modifications to the 2021 International Residential Code amends the roofing chapter's impact provisions, and the Building Codes Council lists no approved local modification for the County; no UL 2218 or Class 4 impact requirement appears in the County's adopted code or its amendments.
Repair permit threshold
Charleston County's building code names roofing as permit work, repairs included. Section 4-20 (Ord. No. 2283, 3-26-24), subsection 105.1.2.7 Special permits, reads: "In addition to the required permits, the following permits are required for the following installation and/or repairs; vinyl siding, insulation, roofing, floor covering/carpet, masonry, drywall, carpentry, stucco, paint/wallpaper, low voltage electrical, elevators, landscape/site development." The County's list of work exempt from permit (subsection 105.2) does not name roofing. Subsection 105.2.2 states that application or notice "is not required for ordinary repairs to structures" and does not define ordinary repairs or set a size or dollar line for them; the code does not apply that relief to roofing, which 105.1.2.7 names. The County's fee ordinance (Ord. No. 2386, adopted April 28, 2026) prices work of "$1,000.00 and less" at "No fee, unless an inspection is required, in which case a permit is required, and a $75.00 fee shall be charged", and $75.00 from $1,000.00 to $2,000.00. Under subsection 108.4, "Any person who commences any work on a building or structure before obtaining the necessary permits shall be subject to a double fee."
Wind design criteria
Between 140 and 150 mph, depending on where the job is in the County. The South Carolina modification to IRC Section R301.2.1 requires buildings to be "constructed in accordance with the previously published maps by the South Carolina Building Codes Council", allows the local building official to "delineate the wind design category within their jurisdiction provided that it does not surpass those provided on the Applied Technology Council (ATC) website", and states that "Asphalt shingles shall be designed for wind speeds in accordance with Section R905.2.4." The Council's wind and seismic map for Charleston County draws two wind lines, "140 MPH" through the inland part of the County and "150 MPH" along the coast. Its note reads: "Wind speed, shown in miles per hour, applies at all points along the length of its corresponding (blue) line. Interpolation between wind speed lines is determined by the AHJ as permitted by Figure R301.2(4) of the International Residential Code." The County publishes no interpolated figure or design criteria table of its own, so ask the Department for the speed at the address. The Council's map page says the county maps were approved "for the 2021 code cycle based on the 2015 International Residential Code" and are "intended to be the primary source for defining the appropriate boundaries for wind and seismic design in South Carolina for single- and two-family dwellings".
Roof layer limit / recover
Two layers maximum. The 2021 International Residential Code, Section R908.3.1.1 Roof recover not allowed, bars a roof recover "Where the existing roof has two or more applications of any type of roof covering", as well as where the existing roof or covering is water soaked or deteriorated to the point it is not an adequate base, or is slate, clay, cement or asbestos-cement tile. The South Carolina modifications to the 2021 IRC do not change the reroofing section, and Charleston County's building code (Chapter 4, Article II, read in full) adds no reroofing rule of its own, so the base rule applies unmodified.
Deck & sheathing requirements
Charleston County applies the 2021 International Residential Code with South Carolina modifications. Neither the County's building code (Chapter 4, Article II, read in full) nor the South Carolina modifications amend the roof sheathing provisions (Section R803), so the base IRC provisions on roof sheathing apply unmodified.
Sales & use tax
9% in unincorporated Charleston County: the 6% state sales tax plus three local taxes of 1% each (Education Capital Improvement, Transportation Tax and Local Option), on the "Unincorporated Charleston" row of SCDOR form ST-575, South Carolina Sales Tax Rate by Municipality (Rev. 2/5/26). Charleston County is also 9% on SCDOR's county map "South Carolina Local Tax Designation by County Effective May 1, 2026" (ST-500), and every Charleston County municipality row on ST-575 carries the same 9%. The Department of Revenue notes that ST-575 does not include "Local taxes directly collected by the counties or municipalities". South Carolina taxes the roofer, not the homeowner's contract: Reg. 117-314.2 provides that "Building materials when purchased by builders, contractors, or landowners for use in adding to, repairing or altering real property are subject to either the sales or use tax at the time of purchase by such builder, contractor, or landowner", and its list of building materials names "roofing materials". Repair and replacement work are treated alike.

More roof permit pages in South Carolina

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Charleston County Building Inspection Services issues building permits, provides plan review, makes the inspections and issues County contractor licences and registrations for work under the County's building code. The County's building code applies to all unincorporated areas of Charleston County unless an incorporated town adopts it; the City of Charleston, North Charleston and other municipalities run their own building departments, so confirm with the Department that a property is permitted here before applying.

Hail reports near the center of Charleston County, SC

Reports, last 24 months
1
Largest, last 24 months
1.00 in Apr 30, 2026
Most recent
Apr 30, 2026 1.00 in
Reports, last 5 years
17
5 most recent reports, last 5 years
DateHail sizeDistance
Apr 30, 20261.00 in10 mi NNE
Jul 14, 20241.00 in7 mi NNW
May 17, 20231.00 in2 mi SSE
May 9, 20231.00 in6 mi ENE
May 9, 20230.88 in6 mi NNE

Source: NOAA Storm Prediction Center severe weather database and daily storm reports (reports since the start of the current year are preliminary), within 10 miles of the center of Charleston County, SC. Data through Sep 30, 2026. A report is an observation, not a damage record.

Working an insurance claim in Unincorporated Charleston County, SC? Everything on this page (drip edge, ice & water shield, inspections, Class 4 rules) formatted as a claim-ready evidence pack: verbatim ordinance quotes, code section cites, verification dates, and official source links, ready to attach to a supplement. See a real sample pack (PDF, 4 pages, free).

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Sources

Roofing questions: Unincorporated Charleston County, SC

Do you need a permit to replace a roof in Unincorporated Charleston County, SC?

Yes, a permit is required to replace a roof in Unincorporated Charleston County, SC. Charleston County's building code names roofing as permit work, repairs included. Section 4-20 (Ord. No. 2283, 3-26-24), subsection 105.1.2.7 Special permits, reads: "In addition to the required permits, the following permits are required for the following installation and/or repairs; vinyl siding, insulation, roofing, floor covering/carpet, masonry, drywall, carpentry, stucco, paint/wallpaper, low voltage electrical, elevators, landscape/site development." The County's list of work exempt from permit (subsection 105.2) does not name roofing. Subsection 105.2.2 states that application or notice "is not required for ordinary repairs to structures" and does not define ordinary repairs or set a size or dollar line for them; the code does not apply that relief to roofing, which 105.1.2.7 names. The County's fee ordinance (Ord. No. 2386, adopted April 28, 2026) prices work of "$1,000.00 and less" at "No fee, unless an inspection is required, in which case a permit is required, and a $75.00 fee shall be charged", and $75.00 from $1,000.00 to $2,000.00. Under subsection 108.4, "Any person who commences any work on a building or structure before obtaining the necessary permits shall be subject to a double fee."

Can you roof over an existing roof in Unincorporated Charleston County, SC?

Two layers maximum. The 2021 International Residential Code, Section R908.3.1.1 Roof recover not allowed, bars a roof recover "Where the existing roof has two or more applications of any type of roof covering", as well as where the existing roof or covering is water soaked or deteriorated to the point it is not an adequate base, or is slate, clay, cement or asbestos-cement tile. The South Carolina modifications to the 2021 IRC do not change the reroofing section, and Charleston County's building code (Chapter 4, Article II, read in full) adds no reroofing rule of its own, so the base rule applies unmodified.

Do roofing contractors need a license or registration in Unincorporated Charleston County, SC?

Yes.

What building code does Unincorporated Charleston County, SC use?

Charleston County's building code (County Code Chapter 4, Article II, enacted in full by Ord. No. 2283 on March 26, 2024) is administrative. Its subsection 101.4.1 provides that detached one- and two-family dwellings and townhouses not more than three stories above grade plane "shall comply with the International Residential Code as adopted by the S.C. Building Code Council", and its subsection 102.1 applies the article to "all unincorporated areas of the county, unless this article is adopted by an incorporated area". The Department's page lists the 2021 International Residential Code (with modifications) among its enforced codes, implemented January 1, 2023. At the state level, S.C. Code Section 6-9-10(A) requires every county to enforce the building codes the Building Codes Council adopts and provides that "The municipality or county shall enforce only the national building and safety codes provided in this chapter." The 2021 International Residential Code with South Carolina modifications (S.C. Code of Regulations 8-1200 et seq.) is the mandatory state residential code for permits applied for before January 1, 2027, the date the Building Codes Council set for local jurisdictions to implement the 2024 edition with South Carolina modifications (State Register Vol. 50, Issue 5, May 22, 2026). The Council's building code adoption page lists no approved local modification for Charleston County. The one South Carolina change to the roofing chapter replaces the drip-edge section: "A drip edge shall be provided at eaves and rake edges of asphalt shingle roofs where required by the manufacturer." (Reg. 8-1228, IRC Section R905.2.8.5.) The County's building chapter (Chapter 4, read in full as codified through Ord. No. 2397 of June 25, 2026) contains no roofing construction provision of its own; its former roofing article was deleted in 1994.