The Roofing Book

Permitting Authorities / City of Columbia - Development Center and Building Inspections Division

Do you need a permit to replace a roof in Columbia, SC?

Adopted code

City of Columbia - Development Center and Building Inspections Division

Yes, a permit is required to replace a roof in Columbia, SC, issued by City of Columbia - Development Center and Building Inspections Division. Roof covering replacement in Columbia is permit work: City Code Section 11-73 provides that a registered roofer "may be issued a permit to repair or replace roof coverings" for work up to $5,000.00 in materials and labor, and the City's Residential Projects page states that "All regulated work performed in the City of Columbia must have a permit." Apply through the City's online Access portal (licensed contractors) or by email to the Development Center; permits are also taken in person at the Development Center, 1401 Main Street, 3rd Floor. 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 a homeowner doing the work under the state owner exemption signs the City's Homeowner Affidavit. Starting work before the permit is obtained adds a penalty of 100 percent of the permit fee. If the property is in a designated historic or design district, "a Certificate of Design Approval is required before a permit can be issued" (Planning Staff, 803-545-3222). Property outside the city limits is permitted by the county. Questions go to the Development Center at 803-545-3420; inspections are requested through the portal or at 803-545-3422.

Roof code checklist: Columbia, 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 criteriaPublishedR301.2.1Richland 15.pdf2026-09-26
Adopted codePublishedSec. 5-191library.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
City of Columbia, South Carolina
Jurisdiction type
city
Address
1401 Main Street, 3rd Floor, Columbia, SC 29201
Contact
  • url: https://planninganddevelopment.columbiasc.gov/development-inspections/
  • phone: 803-545-3420
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(7)), and "all residential specialty contractors must be registered, by the commission" (Section 40-59-220(A)). When the cost of an undertaking for an individual property owner "exceeds five thousand dollars, the residential specialty contractor must obtain an executed bond" (Section 40-59-220(D)). A residential builder, one who constructs or superintends the "construction, repair, improvement, or reimprovement of a residential building" when "the cost of the undertaking exceeds five thousand dollars", must be licensed (Sections 40-59-20(6) and 40-59-220(A)). 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.
  • city_level: Columbia City Code Section 11-73 (Ord. No. 2010-117) requires anyone who "desires to engage in any facet of the building business within the city, where that business requires a building permit" to "present evidence acceptable to the building official as to his or her qualifications before the city may issue that permit"; its Table 1 lists the state Residential Home Builders License as the minimum for residential construction other than the trades. The same section provides that "a person registered as a residential specialty contractor within the roofer classification may be issued a permit to repair or replace roof coverings", "so long as the cost of the materials and labor for the work does not exceed $5,000.00." Above that figure the City looks for the qualification Table 1 lists. Section 11-72 also requires a City business license before anyone engages "in any part or segment of the building business within the city", a term it defines to include the roofing trade, and requires licence identification decals displayed on the front and rear of each work vehicle at the job site; the business license and decals are not a contractor credential. A homeowner who applies under the state owner exemption signs the City's Homeowner Affidavit, which carries the state disclosure statement.
Permit process note
Roof covering replacement in Columbia is permit work: City Code Section 11-73 provides that a registered roofer "may be issued a permit to repair or replace roof coverings" for work up to $5,000.00 in materials and labor, and the City's Residential Projects page states that "All regulated work performed in the City of Columbia must have a permit." Apply through the City's online Access portal (licensed contractors) or by email to the Development Center; permits are also taken in person at the Development Center, 1401 Main Street, 3rd Floor. 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 a homeowner doing the work under the state owner exemption signs the City's Homeowner Affidavit. Starting work before the permit is obtained adds a penalty of 100 percent of the permit fee. If the property is in a designated historic or design district, "a Certificate of Design Approval is required before a permit can be issued" (Planning Staff, 803-545-3222). Property outside the city limits is permitted by the county. Questions go to the Development Center at 803-545-3420; inspections are requested through the portal or at 803-545-3422.
Inspection requirements
The Building Inspections Division's Inspections page states: "Rough-in Inspections are required for all work involving foundations, chimneys (masonry & prefab), fire stops, electrical, heating ducts and vents, plumbing, insulation, roofing and framing. Do not conceal any of these items until the rough-in and framing inspection is approved." Its list of required inspections (footing, foundation, rough-in and frame, insulation, power and gas, and final) is written for new construction and names no separate reroofing inspection, so ask the Division which inspections a roof covering replacement needs when the permit is issued. Licensed contractors schedule inspections through the Access portal; the cut-off for next-day inspections is 3:00 pm. A failed first reinspection costs $30 and each further failed reinspection on the same request $50.
Adopted code
Columbia City Code Section 5-191 (Ord. No. 2022-118, 12-20-22) adopts "the 2021 International Residential Code for One- and Two-Family Dwellings as adopted and modified by amendment of the South Carolina Building Code Council", excluding only Sections R103 and R104.8 (the building department and the building official's liability) and other provisions on the duties of City officials. The City's Building Codes and Regulations page states that "Effective January 1, 2023, the following codes are in effect for South Carolina", listing the "2021 International Residential Code with SC modifications", and that "Any request for permit submitted to the City after December 31, 2022, will have to follow the 2021 Building Code Editions." At the state level, S.C. Code Section 6-9-10(A) requires every municipality 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 list of approved local modifications carries no roofing modification for Columbia. 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 City's building chapter (City Code Chapter 5, read in full) contains no roofing provision of its own.
Impact-resistant roofing
Not required — Neither Columbia's building chapter (City Code Chapter 5, including Section 5-191 adopting the 2021 International Residential Code as modified by the Building Codes Council) 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 roofing modification for the City; no UL 2218 or Class 4 impact requirement appears in the City's adopted code or its amendments.
Repair permit threshold
Columbia publishes no dollar, area or percentage line below which roof work is exempt from a permit. City Code Section 5-201 provides that "Before any individual or business entity shall engage in any part or facet of the building business within the city, they shall have obtained an appropriate permit", and Section 11-72 defines the building business to include the roofing trade. Section 11-73 names roof work as permit work: a registered roofer "may be issued a permit to repair or replace roof coverings" where the cost of materials and labor does not exceed $5,000.00; that figure decides which credential the City asks for, not whether a permit is needed. The City's Residential Projects page states: "All regulated work performed in the City of Columbia must have a permit." Its only stated exemption is "Painting, flooring, and other cosmetic work does not require a building permit", with a pointer to the code's own exemption list; the City has published no exemption for roof covering replacement, and the permit and exemption sections of the adopted International Residential Code (Section R105), which the City adopts without change, are not restated here. Under City Code Section 5-204 a one- and two-family permit costs $20.00 for work valued $1.00 to $5,000.00 and $4.00 per $1,000.00 or fraction thereof above $5,000.00, plus a $25.00 plan review fee, and where work needing a permit is started before the permit is obtained the fee "shall be subject to a penalty of 100 percent of the usual permit fee in addition to the required permit fee."
Wind design criteria
South Carolina's modification to IRC Section R301.2.1 (Reg. 8-1202) provides that "Buildings and portions thereof shall be constructed in accordance with the previously published maps by the South Carolina Building Codes Council", and that "The local building official may delineate the wind design category within their jurisdiction provided that it does not surpass those provided on the Applied Technology Council (ATC) website." The Council's Richland County wind map, approved for the 2021 code cycle and based on the 2015 International Residential Code, draws a 115 mph wind speed line through central Columbia and a 120 mph line in the south of the county; the Lexington County map, which covers the part of the City that lies in Lexington County, draws its 115 mph line through Pine Ridge and South Congaree, south of that part of the City. Each map states that the wind speed "applies at all points along the length of its corresponding (blue) line" and that "Interpolation between wind speed lines is determined by the AHJ as permitted by Figure R301.2(4A) of the 2015 International Residential Code." Confirm the design wind speed for the address with the Building Inspections Division (803-545-3422). The City publishes no Table R301.2(1) of its own.
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 Columbia's building chapter (City Code Chapter 5, read in full) adds no reroofing rule of its own, so the base rule applies unmodified.
Deck & sheathing requirements
Columbia applies the 2021 International Residential Code with South Carolina modifications. Neither the City's building chapter (City Code Chapter 5, 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
Columbia lies in two counties, and the rate depends on which side of the county line the job is. In the Richland County part of the City: 8%, the 6% state sales tax plus the Richland County 1% Transportation Tax (code 1040) and 1% Local Option tax (code 2160). In the Lexington County part of the City: 7%, the 6% state sales tax plus the Lexington County 1% School District tax (code 5320). Both rows are from SCDOR form ST-575, South Carolina Sales Tax Rate by Municipality (Rev. 2/5/26), which marks Columbia as a municipality located in more than one county. 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", and its list of building materials names "roofing materials". Repair and replacement work are treated alike.

Local roofing hub

Roofing in Columbia, South CarolinaCity hub

More roof permit pages in South Carolina

Conway, SCRoof permit Easley, SCRoof permit Florence, SCRoof permit Fort Mill, SCRoof permit Fountain Inn, SCRoof permit Roofing in South CarolinaState hub

Related guides

Denver-Metro Roofing Permits Filing a Hail Insurance Claim Colorado Hail Season Prep Hiring a Contractor

The City of Columbia's Development Center and Building Inspections Division, part of Planning and Development Services, take in, review and issue building permits and make the building inspections for work inside the Columbia city limits. Permits are applied for through the City's online Access portal or by email to the Development Center, and inspections are scheduled through the same portal. Property outside the city limits is permitted by the county it lies in.

Hail reports near Columbia, SC

Reports, last 24 months
0
Largest, last 24 months
None
Most recent
None in 24 months
Reports, last 5 years
14
5 most recent reports, last 5 years
DateHail sizeDistance
Feb 23, 20240.50 in10 mi W
Feb 23, 20240.50 in5 mi SSW
Feb 23, 20240.50 in5 mi SW
Feb 23, 20240.25 in8 mi W
Feb 23, 20240.25 in7 mi WSW

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 Columbia, SC (Census point). Data through Sep 30, 2026. A report is an observation, not a damage record.

Working an insurance claim in Columbia, 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).

Buy this jurisdiction's pack: $12 Delivered by email within minutes.

Questions about the Columbia, SC pack?

Not ready to buy, or need a different jurisdiction? Tell us and we’ll reply directly.

By submitting, you agree to our Terms of Use and Privacy Policy.

Sources

Roofing questions: Columbia, SC

Do you need a permit to replace a roof in Columbia, SC?

Yes, a permit is required to replace a roof in Columbia, SC. Columbia publishes no dollar, area or percentage line below which roof work is exempt from a permit. City Code Section 5-201 provides that "Before any individual or business entity shall engage in any part or facet of the building business within the city, they shall have obtained an appropriate permit", and Section 11-72 defines the building business to include the roofing trade. Section 11-73 names roof work as permit work: a registered roofer "may be issued a permit to repair or replace roof coverings" where the cost of materials and labor does not exceed $5,000.00; that figure decides which credential the City asks for, not whether a permit is needed. The City's Residential Projects page states: "All regulated work performed in the City of Columbia must have a permit." Its only stated exemption is "Painting, flooring, and other cosmetic work does not require a building permit", with a pointer to the code's own exemption list; the City has published no exemption for roof covering replacement, and the permit and exemption sections of the adopted International Residential Code (Section R105), which the City adopts without change, are not restated here. Under City Code Section 5-204 a one- and two-family permit costs $20.00 for work valued $1.00 to $5,000.00 and $4.00 per $1,000.00 or fraction thereof above $5,000.00, plus a $25.00 plan review fee, and where work needing a permit is started before the permit is obtained the fee "shall be subject to a penalty of 100 percent of the usual permit fee in addition to the required permit fee."

Can you roof over an existing roof in Columbia, 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 Columbia's building chapter (City Code Chapter 5, 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 Columbia, SC?

Yes.

What building code does Columbia, SC use?

Columbia City Code Section 5-191 (Ord. No. 2022-118, 12-20-22) adopts "the 2021 International Residential Code for One- and Two-Family Dwellings as adopted and modified by amendment of the South Carolina Building Code Council", excluding only Sections R103 and R104.8 (the building department and the building official's liability) and other provisions on the duties of City officials. The City's Building Codes and Regulations page states that "Effective January 1, 2023, the following codes are in effect for South Carolina", listing the "2021 International Residential Code with SC modifications", and that "Any request for permit submitted to the City after December 31, 2022, will have to follow the 2021 Building Code Editions." At the state level, S.C. Code Section 6-9-10(A) requires every municipality 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 list of approved local modifications carries no roofing modification for Columbia. 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 City's building chapter (City Code Chapter 5, read in full) contains no roofing provision of its own.