Plumbing Permit in Charleston, South Carolina

Frequently asked questions

Do you need a plumbing permit in Charleston?

Charleston requires a plumbing trade permit for residential plumbing work and applies the 2021 South Carolina Plumbing Code. The carve-out is the statewide one at S.C. Code 40-59-265, and it is narrower than it first looks: stopping a leak and clearing a stoppage are exempt, and so is removing and reinstalling a water closet, but only where the repair does not involve replacing or rearranging valves, pipes or fixtures, and the statute says outright that if a concealed trap or pipe must be removed and replaced with new material "such work must be considered as new work and a permit must be obtained." Charleston's form also routes several items away from the city: a well or a private septic system needs DHEC permits, a grease trap or backflow preventer needs a sizing inspection from Charleston Water System or the James Island Public Service District, and a water heater pulls an electrical or gas permit alongside the plumbing one. Always confirm with the City of Charleston Permit Center, Development and Construction Services (Building Inspections Division) before starting.

How much does a plumbing permit cost in Charleston?

A $40.00 non-refundable application fee, which the schedule says "is in addition to the Plumbing Permit Fee," plus the Plumbing Permit Fee Table rates: "Each Plumbing Fixture $3.50," "Building Water Supply - New, Replacement or Repair $10.00," and "Building Sewer - New, Replacement or Repair $10.00." Building and Trade Permit Fee Schedule approved by Ordinance Nos. 2017-131, 2019-064 and 2019-072, effective October 1, 2019. See the official fee schedule for current amounts.

How long does a plumbing permit take in Charleston?

Possible same-visit approval. "Standalone Trades (Residential & Commercial)" appear on the Permit Center's "Menu of 'Express' Permits (In Person Only)," with the caveat "Repairs and in-kind replacements only for Commercial," and approval "is never a guarantee.". Times can vary by workload and project scope, so confirm with the office.

Where do you apply for a plumbing 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 plumbing 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.