The Roofing Book

Permitting Authorities / Town of Irmo - Building Permits and Inspections (Code Consulting & Inspection Services, LLC)

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

Adopted code

Town of Irmo - Building Permits and Inspections (Code Consulting & Inspection Services, LLC)

Yes, a permit is required to replace a roof in Irmo, SC, issued by Town of Irmo - Building Permits and Inspections (Code Consulting & Inspection Services, LLC). Building permits for property in the Town of Irmo, in either Lexington or Richland County, are issued by Code Consulting & Inspection Services, LLC (CC&I). The Town's Licenses & Permits page says: "The Town works with CC&I as our third-party permitting and inspection service. CC&I issues building permits and certificates of occupancy for all properties in Town, regardless of county. Please contact CC&I for all building permit questions." None of the Town's pages and forms or CC&I's Irmo page and linked sheets, all read, names roofing or a roofing permit type; CC&I's Irmo page links a CC&I sheet titled "Permit Required?" that restates a general permit requirement for construction, alteration and repair and lists exceptions without naming roofing, and the Town's enacted permit text and Zoning Permit application are quoted in the threshold field. Apply through the CC&I online permit portal for Irmo, which offers Building, Residential Building, Mechanical, Electrical, Plumbing, Fire, Site, Demolition, Encroachment and Occupancy permit applications. The Residential Building Permit Application asks for the contractor's state licence, the work type ("New", "Remodel", "Repairs" or "Addition") and the project cost, with a document showing it, and notes: "Review is typically completed within 24 hours." CC&I's page says "Permit requests received after 4:00 PM will be processed the following business day", and the portal says "Inspection request must be received before 4PM to be scheduled for the next business day." 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. The Town separately issues a Zoning Permit ($50); its page says a Zoning Permit "is required for all new structures or when structural work is done to an existing building", its application says it is "required for all new construction, additions, and accessory structures", and the Zoning Ordinance defines "Structural alteration" to include "any change in the dimension or configuration of the roof or exterior walls"; this record does not decide whether a like-for-like reroof needs the Zoning Permit, so confirm with the Town (803-781-7050) and with CC&I (864-586-6111) before starting.

Roof code checklist: Irmo, SC

ItemAnswerCode citeSourceVerified
Permit to replace a roofYeslibrary.municode.com2026-09-30
Repair permit thresholdPublishedlibrary.municode.com2026-09-30
Layer limit / roof-overPublishedR908.3.1.1codes.iccsafe.org2026-09-30
Deck & sheathingPublishedR803library.municode.com2026-09-30
Drip edgeNot published
Ice & water shieldNolibrary.municode.com2026-09-30
Mid-roof inspectionNot published
Impact-resistant (Class 4) roofingNolibrary.municode.com2026-09-30
Wind design criteriaPublishedlibrary.municode.com2026-09-30
Adopted codePublishedSec. 8-32library.municode.com2026-09-30
Contractor license / registrationYesscstatehouse.gov2026-09-30
Sales & use taxPublishedST575.pdf2026-09-30

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
Town of Irmo, South Carolina
Jurisdiction type
city
Address
7300 Woodrow Street, Irmo, SC 29063
Contact
  • url: https://www.townofirmosc.com/business/doing_business_in_the_town/licenses___permits.php
  • phone: 803-781-7050
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: The Town of Irmo's building chapter (Chapter 8, Sections 8-1 through 8-60, read in full) sets no contractor licence or registration of its own. The Town's building permit application, taken through CC&I's online portal, asks for the contractor's state licence and states: "Contractors with expired licenses are not eligible to submit this form." The Town's Residential Disclosure Certification form tells an owner building under the state exemption: "You may not hire an unlicensed person as your residential builder or contractor", and says the statement "MUST BE RECORDED IN THE REGISTER OF DEEDS OFFICE FOR THE TOWN OF IRMO". Separately, Town of Irmo Code Section 10-31 requires a business licence of every business operating in the Town: "Every person engaged or intending to engage in any business, calling, occupation, profession, or activity engaged in with the object of gain, benefit, or advantage, in whole or in part within the limits of the town is required to pay an annual license tax for the privilege of doing business and obtain a business license as herein provided." The Town's Licenses & Permits page directs applicants to its online business licence application (out-of-town businesses have their own application). That business licence is a tax and licence on all businesses, not a contractor credential.
Permit process note
Building permits for property in the Town of Irmo, in either Lexington or Richland County, are issued by Code Consulting & Inspection Services, LLC (CC&I). The Town's Licenses & Permits page says: "The Town works with CC&I as our third-party permitting and inspection service. CC&I issues building permits and certificates of occupancy for all properties in Town, regardless of county. Please contact CC&I for all building permit questions." None of the Town's pages and forms or CC&I's Irmo page and linked sheets, all read, names roofing or a roofing permit type; CC&I's Irmo page links a CC&I sheet titled "Permit Required?" that restates a general permit requirement for construction, alteration and repair and lists exceptions without naming roofing, and the Town's enacted permit text and Zoning Permit application are quoted in the threshold field. Apply through the CC&I online permit portal for Irmo, which offers Building, Residential Building, Mechanical, Electrical, Plumbing, Fire, Site, Demolition, Encroachment and Occupancy permit applications. The Residential Building Permit Application asks for the contractor's state licence, the work type ("New", "Remodel", "Repairs" or "Addition") and the project cost, with a document showing it, and notes: "Review is typically completed within 24 hours." CC&I's page says "Permit requests received after 4:00 PM will be processed the following business day", and the portal says "Inspection request must be received before 4PM to be scheduled for the next business day." 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. The Town separately issues a Zoning Permit ($50); its page says a Zoning Permit "is required for all new structures or when structural work is done to an existing building", its application says it is "required for all new construction, additions, and accessory structures", and the Zoning Ordinance defines "Structural alteration" to include "any change in the dimension or configuration of the roof or exterior walls"; this record does not decide whether a like-for-like reroof needs the Zoning Permit, so confirm with the Town (803-781-7050) and with CC&I (864-586-6111) before starting.
Adopted code
Town of Irmo Code Section 8-32 (Ord. No. 23-21, 9-19-2023; the published codification is current through Ord. No. 25-14, enacted October 21, 2025) provides that "The International Residential Code, including state adopted modifications as promulgated by the International Code Council and in the version most recently adopted by the state department of labor, licensing and regulation building codes council, shall constitute and become an ordinance of the town", and that "The amendments and modifications and succeeding editions of this code or succeeding amendments or modifications to this code, shall become effective within the town on the date specified as the effective date by the state. Prior to such effective date, the existing code standard shall remain in full force and effect." The section adopts the residential code as a whole and does not name its administrative Chapter 1. The Town's only addition to the residential code is a Table R301.2(1) addendum (ground snow load 10, wind speed 115 mph, ice barrier underlayment required No, among other entries); the rest of Article II (Sections 8-31 through 8-40) adopts the other technical codes on the same terms and, in Section 8-39, adds property maintenance addenda. At the state level, S.C. Code Section 6-9-10(A) requires every municipality and 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 list of approved local modifications carries no roofing modification for the Town. 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 Town's building chapter (Chapter 8, Sections 8-1 through 8-60, read in full) contains no roofing provision of its own. Two ordinances enacted after the codification date, Ord. No. 26-16 (a resubmission waiting period in Appendix A, Section 12-2, zoning) and Ord. No. 26-17 (repealing Article IV, Division 5, the Events Committee), both adopted August 18, 2026 and both read in full, do not amend Chapter 8.
Ice & water shield
Not required — Table R301.2(1), Climatic and Geographic Design Criteria, as printed in Town of Irmo Code Section 8-32 (Ord. No. 23-21, 9-19-2023), lists "Ice barrier underlayment required: No" for the Town. About ice & water barrier
Impact-resistant roofing
Not required — Neither the Town of Irmo's building chapter (Chapter 8, Sections 8-1 through 8-60, read in full, including Section 8-32 adopting the International Residential Code) 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 Town; no UL 2218 or Class 4 impact requirement appears in the Town's adopted code or its amendments.
Repair permit threshold
Irmo sets no dollar, area or percentage threshold below which roof work is exempt from a building permit, and none of the Town's pages and forms or CC&I's Irmo page and linked sheets, all read, names roofing either way. Town of Irmo Code Section 8-1(a) reads: "No building, or addition to any existing building within the limits of the town, shall be commenced within the town without the issuance of a building permit." Section 8-3 sets fees "On all buildings or renovations requiring a building permit", and Appendix A (Zoning) Section 1-7 says "No work shall commence without an approved zoning permit and/or building permit". The Town's Zoning Permit application states: "All construction will require a building permit from the Town's inspection service, CC&I. Note: fences less than 7' tall, residential accessory structures less than 200 sf, and commercial accessory structures less than 120' do not require a building permit from CC&I." The Town's Licenses & Permits page refers building permit questions to CC&I: "Please contact CC&I for all building permit questions. Any work done without a required permit may result in a fee increase." Chapter 8 (read in full) names no roof work, re-covering or repair either way. CC&I's fee schedule for the Town, effective July 1, 2026, has no separate roofing line: residential construction is "$5.10 per thousand" with a "Minimum fee" of "$55.00", "All permit fees other than new construction are calculated using contract dollar amount, copy of signed contract required", and "All permits expire 180 days after issuance or last inspection." The Town's Master Fee Schedule (effective July 1, 2025) lists "$4.75/$1,000" with a minimum of "$50.00" and says "Permit fees shall be doubled if construction begins prior to obtaining permits".
Wind design criteria
Table R301.2(1), Climatic and Geographic Design Criteria, as printed in Town of Irmo Code Section 8-32 (Ord. No. 23-21, 9-19-2023), lists for the Town: "Wind speed: 115 mph." "Topographic effects: No." "Special wind region: No." "Wind-borne debris zone: No." (The Town's table prints one figure for the whole Town, which lies partly in Lexington County and partly in Richland County.)
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 roof covering is water soaked or has 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 the Town of Irmo's building chapter (Chapter 8, Sections 8-1 through 8-60, read in full, and the two ordinances enacted after its codification date, Ord. Nos. 26-16 and 26-17, also read in full) adopts the residential code as the state promulgates it, adds only a Table R301.2(1) addendum, and sets no reroofing rule of its own, so the base rule applies unmodified.
Deck & sheathing requirements
The Town of Irmo applies the 2021 International Residential Code with South Carolina modifications. Neither the Town's building chapter (Chapter 8, Sections 8-1 through 8-60, 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
Irmo lies in two counties, and SCDOR form ST-575, South Carolina Sales Tax Rate by Municipality (Rev. 2/5/26), lists it on two rows, marked with an asterisk for a municipality located in more than one county: 7% total in the Lexington County part (6% state sales tax plus the School District tax, code 5320) and 8% total in the Richland County part (6% state sales tax plus the Transportation Tax, code 1040, and the Local Option tax, code 2434, which together add 2 points). The form says: "To determine the appropriate tax rate for your business, check with your local municipal government." 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.

Local roofing hub

Roofing in Irmo, South CarolinaCity hub

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The Town of Irmo, South Carolina, issues building permits and certificates of occupancy through Code Consulting & Inspection Services, LLC (CC&I), its third-party permitting and inspection service, for all properties in the Town, regardless of county. Irmo lies partly in Lexington County and partly in Richland County. The Town itself issues the Zoning Permit and the business licence from Town Hall.

Hail reports near Irmo, SC

Reports, last 24 months
0
Largest, last 24 months
None
Most recent
None in 24 months
Reports, last 5 years
20
5 most recent reports, last 5 years
DateHail sizeDistance
Feb 23, 20240.50 in8 mi W
Feb 23, 20240.50 in9 mi SE
Feb 23, 20240.50 in6 mi S
Feb 23, 20240.25 in3 mi S
Feb 23, 20240.25 in3 mi ENE

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

Working an insurance claim in Irmo, 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: Irmo, SC

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

Yes, a permit is required to replace a roof in Irmo, SC. Irmo sets no dollar, area or percentage threshold below which roof work is exempt from a building permit, and none of the Town's pages and forms or CC&I's Irmo page and linked sheets, all read, names roofing either way. Town of Irmo Code Section 8-1(a) reads: "No building, or addition to any existing building within the limits of the town, shall be commenced within the town without the issuance of a building permit." Section 8-3 sets fees "On all buildings or renovations requiring a building permit", and Appendix A (Zoning) Section 1-7 says "No work shall commence without an approved zoning permit and/or building permit". The Town's Zoning Permit application states: "All construction will require a building permit from the Town's inspection service, CC&I. Note: fences less than 7' tall, residential accessory structures less than 200 sf, and commercial accessory structures less than 120' do not require a building permit from CC&I." The Town's Licenses & Permits page refers building permit questions to CC&I: "Please contact CC&I for all building permit questions. Any work done without a required permit may result in a fee increase." Chapter 8 (read in full) names no roof work, re-covering or repair either way. CC&I's fee schedule for the Town, effective July 1, 2026, has no separate roofing line: residential construction is "$5.10 per thousand" with a "Minimum fee" of "$55.00", "All permit fees other than new construction are calculated using contract dollar amount, copy of signed contract required", and "All permits expire 180 days after issuance or last inspection." The Town's Master Fee Schedule (effective July 1, 2025) lists "$4.75/$1,000" with a minimum of "$50.00" and says "Permit fees shall be doubled if construction begins prior to obtaining permits".

Is ice & water shield required in Irmo, SC?

No. Table R301.2(1), Climatic and Geographic Design Criteria, as printed in Town of Irmo Code Section 8-32 (Ord. No. 23-21, 9-19-2023), lists "Ice barrier underlayment required: No" for the Town.

Can you roof over an existing roof in Irmo, 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 roof covering is water soaked or has 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 the Town of Irmo's building chapter (Chapter 8, Sections 8-1 through 8-60, read in full, and the two ordinances enacted after its codification date, Ord. Nos. 26-16 and 26-17, also read in full) adopts the residential code as the state promulgates it, adds only a Table R301.2(1) addendum, and sets no reroofing rule of its own, so the base rule applies unmodified.

Do roofing contractors need a license or registration in Irmo, SC?

Yes.

What building code does Irmo, SC use?

Town of Irmo Code Section 8-32 (Ord. No. 23-21, 9-19-2023; the published codification is current through Ord. No. 25-14, enacted October 21, 2025) provides that "The International Residential Code, including state adopted modifications as promulgated by the International Code Council and in the version most recently adopted by the state department of labor, licensing and regulation building codes council, shall constitute and become an ordinance of the town", and that "The amendments and modifications and succeeding editions of this code or succeeding amendments or modifications to this code, shall become effective within the town on the date specified as the effective date by the state. Prior to such effective date, the existing code standard shall remain in full force and effect." The section adopts the residential code as a whole and does not name its administrative Chapter 1. The Town's only addition to the residential code is a Table R301.2(1) addendum (ground snow load 10, wind speed 115 mph, ice barrier underlayment required No, among other entries); the rest of Article II (Sections 8-31 through 8-40) adopts the other technical codes on the same terms and, in Section 8-39, adds property maintenance addenda. At the state level, S.C. Code Section 6-9-10(A) requires every municipality and 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 list of approved local modifications carries no roofing modification for the Town. 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 Town's building chapter (Chapter 8, Sections 8-1 through 8-60, read in full) contains no roofing provision of its own. Two ordinances enacted after the codification date, Ord. No. 26-16 (a resubmission waiting period in Appendix A, Section 12-2, zoning) and Ord. No. 26-17 (repealing Article IV, Division 5, the Events Committee), both adopted August 18, 2026 and both read in full, do not amend Chapter 8.