Roof Replacement Permit in Charleston, South Carolina

Frequently asked questions

Do you need a roof replacement permit in Charleston?

Charleston requires a permit to replace or repair a residential roof, with no square-footage, cost or number-of-squares floor published anywhere in the guideline or the fee schedule, and no roofing entry on the statewide exemption list at S.C. Code 40-59-265. Building Inspections review is required and a Residential Building Final is the single required field inspection. The coastal requirement is in the submittal: the application must state the type of roof covering and, "For asphalt-shingle, Type H required unless otherwise specified," which is the high-wind shingle classification, while metal or elastomeric coverings need manufacturer's specifications. Roof is on the Permit Center's express menu, so a straightforward re-roof can be walked through the counter. Always confirm with the City of Charleston Permit Center, Development and Construction Services (Building Inspections Division) before starting.

How much does a roof replacement permit cost in Charleston?

The roofing guideline sends all three fees to page 4 of the Building and Trade Permit Fee Schedule, the construction-cost table for "RESIDENTIAL - ALTERATIONS & REPAIRS": a $40.00 non-refundable application fee, then "Application Fee Only" at $1,000 or less of construction cost or "$15.00 for the first $1,000 construction valuation, plus $5.00 for each additional thousand or fraction thereof, to and including $50,000" above that, plus a plan review fee equal to 50% of the permit fee where plans are required. 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 roof replacement permit take in Charleston?

Possible same-visit approval. "Roof (Residential & Commercial)" appears 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 roof replacement 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 roof replacement 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.