The Roofing Book

Permitting Authorities / Town of Mount Pleasant - Building Inspection Division

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

Adopted code

Town of Mount Pleasant - Building Inspection Division

Yes, a permit is required to replace a roof in Mount Pleasant, SC, issued by Town of Mount Pleasant - Building Inspection Division. Mount Pleasant publishes no reroofing guidance of its own either way. Its Building Inspection Division page says the Town's codes and ordinances "require a permit to construct, enlarge, repair, move, demolish or change the occupancy of any building or structure", and on whether a project needs a permit: "The answer is most likely, Yes! However only one of our Plan Reviewers is qualified to answer that question. Please contact us with details on your project so we can determine what permits, if any may be required." The permitting FAQ adds: "When in doubt, please email [email protected] to verify if your scope of work would require a building permit or other review. Work started without a permit can carry heavy fines and the possibility of the issuance of a ticket." The dollar line is $1,000 of material and labor (see the repair threshold). Apply through the Town's OPAL portal; its residential permit types include "Addition/Remodel" and "Additional Work", with no roofing type of its own. The Town's Licenses page says it checks contractor licensure with the South Carolina Department of Labor, Licensing and Regulation before a permit is issued, and state law bars the permit office from issuing a permit for registered or licensed work without that evidence or proof of an exemption. Building Inspection Division, 100 Ann Edwards Lane, 843-884-5184, Monday to Friday 8:00 a.m. to 4:30 p.m.

Roof code checklist: Mount Pleasant, SC

ItemAnswerCode citeSourceVerified
Permit to replace a roofYestompsc.com2026-09-26
Repair permit thresholdPublishedtompsc.com2026-09-26
Layer limit / roof-overNot published
Deck & sheathingNot published
Drip edgeNot published
Ice & water shieldNot published
Mid-roof inspectionNot published
Impact-resistant (Class 4) roofingNot published
Wind design criteriaPublishedR301.2.12021-Code-Modifications.pdf2026-09-26
Adopted codePublishedSec. 150.001tompsc.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
Town of Mount Pleasant, South Carolina
Jurisdiction type
city
Address
100 Ann Edwards Lane, Mount Pleasant, SC 29464
Contact
  • url: https://www.tompsc.com/149/Building-Inspection-Division
  • phone: 843-884-5184
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". A residential specialty contractor is one whose 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)); where 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 undertakes residential construction or repair costing more than 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" of licensure, registration or exemption (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" for the owner's own occupancy under the conditions it sets, and Section 40-59-270 excludes persons licensed under Chapter 11 for that work.
  • city_level: The Town's Licenses page states that contractor licensure status "is verified through the South Carolina Department of Labor, Licensing and Regulation (LLR)" and that some businesses, "Electricians, Plumbers, General Contractors, Residential Builders, HVAC, and others will require proof of a current South Carolina Contractor's License before a Permit can be issued." It also states: "Any contractor doing work in the Town of Mount Pleasant must obtain a business license", issued by the Town's Business License Department (843-849-2786); that is a general business licence, not a contractor credential. An owner building under the state exemption must complete the Town's "Non-Licensed Owner's Intent to Build" form and record it with the Charleston County Register of Deeds Office.
Permit process note
Mount Pleasant publishes no reroofing guidance of its own either way. Its Building Inspection Division page says the Town's codes and ordinances "require a permit to construct, enlarge, repair, move, demolish or change the occupancy of any building or structure", and on whether a project needs a permit: "The answer is most likely, Yes! However only one of our Plan Reviewers is qualified to answer that question. Please contact us with details on your project so we can determine what permits, if any may be required." The permitting FAQ adds: "When in doubt, please email [email protected] to verify if your scope of work would require a building permit or other review. Work started without a permit can carry heavy fines and the possibility of the issuance of a ticket." The dollar line is $1,000 of material and labor (see the repair threshold). Apply through the Town's OPAL portal; its residential permit types include "Addition/Remodel" and "Additional Work", with no roofing type of its own. The Town's Licenses page says it checks contractor licensure with the South Carolina Department of Labor, Licensing and Regulation before a permit is issued, and state law bars the permit office from issuing a permit for registered or licensed work without that evidence or proof of an exemption. Building Inspection Division, 100 Ann Edwards Lane, 843-884-5184, Monday to Friday 8:00 a.m. to 4:30 p.m.
Adopted code
The Town's Building Code page states that "Any application made after January 1, 2023 will have to be designed to the 2021 IRC and IBC Codes" and that "The Town of Mount Pleasant follows the requirements of the 2021 International Code (IBC) Series with SC Amendments", listing the 2021 International Residential Code, the 2021 International Existing Building Code and the 2009 International Energy Conservation Code among the codes in effect. The Town's codified building chapter (Code of Ordinances Chapter 150, including Section 150.001, Codes adopted by reference) is published only on a code-hosting site that could not be opened for this record, so its text is not restated here. 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 Mount Pleasant. 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.)
Repair permit threshold
The Town's line is a dollar test, not a roofing rule. Its Building and Development Fee Schedule (as of July 1, 2024) states: "Where valuation (material and labor) does not exceed $1,000. No permit is required unless an inspection is required." The Building Inspection Division's permitting FAQ puts it the other way round, citing Town Code Section 150.002: "Where valuation (material and labor) exceeds $1,000, a permit is necessary if an inspection is required." The FAQ's general rule is that "Building permits are required for any owner, contractor, or authorized agent who intends to construct, enlarge, alter, repair, move, demolish, or change the occupancy of a building or structure", and its list of exceptions (small storage sheds, low retaining walls, "Papering, painting, millwork, carpet/tile replacement, or similar trade work that doesn't need an inspection", small above-ground pools, playground equipment, fences under 7 feet) does not name roofing. A full roof replacement costs far more than $1,000, so it is on the permit side of the line; only a small repair at or under $1,000 in material and labor falls below it. The fee schedule has no separate roofing line; a building permit is priced on the job's valuation (for example, $69 for the first $2,000 plus $11 for each additional $1,000 up to $50,000, plus a $30 issuing fee), and work begun without a permit is charged "2X permit fee".
Wind design criteria
South Carolina sets residential wind design by county map: Reg. 8-1202 (IRC Section R301.2.1) 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-approved Charleston County wind and seismic map for the 2021 code cycle draws design wind speed lines at 140 mph and 150 mph across the county, and 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 Town publishes no design wind speed of its own, so the figure for a particular Mount Pleasant address is set by the Building Inspection Division from that map. Reg. 8-1202 also provides that "Asphalt shingles shall be designed for wind speeds in accordance with Section R905.2.4."
Sales & use tax
9% in the Town of Mount Pleasant: 6% state sales tax plus the Charleston County Education Capital Improvement tax (code 5101), Transportation Tax (code 1010) and Local Option tax (code 2609), per SCDOR form ST-575, South Carolina Sales Tax Rate by Municipality (Rev. 2/5/26). 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.

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The Building Inspection Division of the Town of Mount Pleasant's Engineering & Development Services department reviews plans, issues residential and commercial building permits and makes the field inspections for work inside the Town limits. Applications are made through the Town's OPAL online permitting portal.

Hail reports near Mount Pleasant, 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
15
5 most recent reports, last 5 years
DateHail sizeDistance
Apr 30, 20261.00 in8 mi N
Jul 14, 20241.00 in9 mi NW
May 17, 20231.00 in4 mi WSW
May 9, 20231.00 in2 mi N
May 9, 20230.88 in5 mi NNW

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

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Sources

Roofing questions: Mount Pleasant, SC

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

Yes, a permit is required to replace a roof in Mount Pleasant, SC. The Town's line is a dollar test, not a roofing rule. Its Building and Development Fee Schedule (as of July 1, 2024) states: "Where valuation (material and labor) does not exceed $1,000. No permit is required unless an inspection is required." The Building Inspection Division's permitting FAQ puts it the other way round, citing Town Code Section 150.002: "Where valuation (material and labor) exceeds $1,000, a permit is necessary if an inspection is required." The FAQ's general rule is that "Building permits are required for any owner, contractor, or authorized agent who intends to construct, enlarge, alter, repair, move, demolish, or change the occupancy of a building or structure", and its list of exceptions (small storage sheds, low retaining walls, "Papering, painting, millwork, carpet/tile replacement, or similar trade work that doesn't need an inspection", small above-ground pools, playground equipment, fences under 7 feet) does not name roofing. A full roof replacement costs far more than $1,000, so it is on the permit side of the line; only a small repair at or under $1,000 in material and labor falls below it. The fee schedule has no separate roofing line; a building permit is priced on the job's valuation (for example, $69 for the first $2,000 plus $11 for each additional $1,000 up to $50,000, plus a $30 issuing fee), and work begun without a permit is charged "2X permit fee".

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

Yes.

What building code does Mount Pleasant, SC use?

The Town's Building Code page states that "Any application made after January 1, 2023 will have to be designed to the 2021 IRC and IBC Codes" and that "The Town of Mount Pleasant follows the requirements of the 2021 International Code (IBC) Series with SC Amendments", listing the 2021 International Residential Code, the 2021 International Existing Building Code and the 2009 International Energy Conservation Code among the codes in effect. The Town's codified building chapter (Code of Ordinances Chapter 150, including Section 150.001, Codes adopted by reference) is published only on a code-hosting site that could not be opened for this record, so its text is not restated here. 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 Mount Pleasant. 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.)