Deck Permit in Charleston, South Carolina

Frequently asked questions

Do you need a deck permit in Charleston?

Charleston requires a permit for a residential deck, at any size and any height. Decks are a published residential permit type on the Applications and Guidelines page and appear as "Deck (Residential) - No roof" on the Permit Center's express walk-through menu, and the zoning ordinance requires a building permit in advance of constructing any structure, a structure being defined as "Anything constructed or erected, the use of which demands its permanent location on the land." The city publishes no deck size or height carve-out anywhere; the deck entry on the Applications and Guidelines page still reads "Guidelines - Coming soon." Charleston does publish a Typical Deck Details package drawn from the 2018 South Carolina Residential Building Code that a permitted deck may be built to without separate engineering, but it applies only outside Flood Zone V and only to single-span, single-level decks, and a copy must be on the job site for every inspection. Always confirm with the City of Charleston Permit Center, Development and Construction Services (Building Inspections Division) before starting.

How much does a deck permit cost in Charleston?

A $40.00 non-refundable application fee plus a valuation-based building permit fee, under the Building and Trade Permit Fee Schedule approved by Ordinance Nos. 2017-131, 2019-064 and 2019-072, effective October 1, 2019. The New Residential Valuation Table prices "Porches, decks, Patios" at "$45.92/ft2" of construction cost, which then runs through the Building Permit Fee Table: "Application Fee Only" at $1,000 or less, otherwise "$15.00 for the first $1,000 construction valuation, plus $5.00 for each additional thousand or fraction thereof, to and including $50,000." Plan review is 50% of the building permit fee. See the official fee schedule for current amounts.

How long does a deck permit take in Charleston?

Possible same-visit approval. "Deck (Residential) - No roof" is on the Permit Center's "Menu of 'Express' Permits (In Person Only)," which "have the possibility of receiving over-the-counter in-person approval if submitted and walked through the Permit Center from 9 a.m. to 4:30 p.m., however approval is never a guarantee.". Times can vary by workload and project scope, so confirm with the office.

Where do you apply for a deck permit in Charleston?

You can apply through the Charleston permit portal or contact the City of Charleston Permit Center, Development and Construction Services (Building Inspections Division) directly. The links are listed on this page.

Can a homeowner pull a deck permit themselves in Charleston?

Under South Carolina law (S.C. Code Ann. 40-59-260(A), (B), (C), (E), (F); 40-59-265; 40-59-280; 40-59-20(6), (7); 40-59-30(A)): South Carolina licenses residential builders and residential specialty contractors under S.C. Code Title 40 Chapter 59, and 40-59-260 exempts the owner of record who builds for himself. The exemption applies only if the owner does the work himself, with his own employees, or with licensed contractors or registered entities, if the structure is intended for the owner's sole occupancy or occupancy by the owner's family and is not intended for sale or rent, and if the general public does not have access to it. The owner must personally appear and sign the building permit application, and the local permitting agency must hand over a disclosure statement whose statutory text reads in part: You must supervise the construction yourself. You may build or improve a one-family or two-family residence. The building must be for your own use and occupancy. It may not be built for sale or rent. The sale restriction is two years and is a presumption rather than a flat bar: 40-59-260(B) makes proof of sale or rent, or of offering for sale or rent, within two years after completion or issuance of a certificate of occupancy prima facie evidence that the project was undertaken for sale or rent, which forfeits the exemption and exposes the owner to the chapter's penalties. South Carolina then adds a step no other state in this wave has: 40-59-260(E) requires the owner to promptly record a notice with the register of deeds, indexed under the owner's name in the grantor index, stating that the building was constructed by the owner as an unlicensed builder, and failure to record revokes the statutory exemption. The exemption is from the licensing chapter, not from the permit, and 40-59-280 requires the building official to refuse a permit unless the applicant furnishes evidence of licensure, registration, or exemption. Confirm how Charleston applies this before you apply.