Yes, most home renovation projects in Horry County, South Carolina require a building permit from the Horry County Building Codes Department. Any work that alters the structure, electrical system, plumbing, or mechanical systems of a home must be permitted and inspected before occupancy. The only exceptions are purely cosmetic projects such as interior painting, flooring replacement over existing subfloor, and cabinet refacing. Failing to obtain the correct permits can result in fines, stop-work orders, and serious complications when you sell or refinance your property.
Baldwin Builders (SC License #CLG124644) has pulled hundreds of permits across Horry County, Georgetown County, and Charleston County. Below is a complete guide to what you need to know before starting any renovation or new construction project in the Horry County area.
What Home Renovation Projects Require a Permit in Horry County?
A building permit is required in Horry County for any project that changes the structural integrity, electrical wiring, plumbing lines, or mechanical systems of a residential property. The Horry County Building Codes Department, located at 3230 Hwy 319 in Conway, SC, enforces the International Building Code (IBC) and International Residential Code (IRC) with South Carolina-specific amendments. Permits protect homeowners by ensuring licensed professionals perform work that meets state safety standards. Without a permit, there is no third-party verification that your contractor's work meets the minimum safety requirements established by the South Carolina Building Codes Council.
Projects that require a building permit include:
- Structural modifications — removing or altering load-bearing walls, adding beams, foundation work
- Room additions and home extensions — adding square footage, including sunrooms, enclosed porches, and garages
- New home construction — all new residential builds in unincorporated Horry County and within municipal limits
- Electrical work — new circuits, panel upgrades (100-amp to 200-amp is common in older Grand Strand homes), rewiring
- Plumbing modifications — moving or adding supply lines, drain lines, water heater installation
- HVAC installation or replacement — new ductwork, system replacements, mini-split installations
- Roofing replacement — full roof replacement requires a permit to verify wind-resistance compliance
- Window and door replacement — especially impact-rated windows required in coastal wind zones
- Decks and porches — any attached structure over 200 square feet, or any elevated deck
- Fences over 7 feet tall — standard 6-foot residential fences typically do not require a permit
- Swimming pools — in-ground and above-ground pools over 24 inches deep
- Demolition — partial or full structure demolition requires a separate demolition permit
What Renovation Work Does Not Require a Permit?
Cosmetic and non-structural improvements generally do not require a building permit in Horry County. These are projects that do not alter the building's structure, electrical system, plumbing, or mechanical equipment. Homeowners can perform these tasks themselves or hire a contractor without going through the permit process. However, if a cosmetic project uncovers structural damage — termite damage, water-damaged framing, or rotted subfloor — a permit may become necessary to address the underlying issue before finishing the cosmetic work.
- Interior and exterior painting
- Flooring replacement (over existing subfloor without structural changes)
- Cabinet refacing (not reconfiguration that involves plumbing or electrical)
- Countertop replacement (same footprint, no plumbing relocation)
- Interior trim and molding
- Landscaping and grading (unless it affects drainage or is within a flood zone setback)
- Replacing light fixtures on existing circuits (no new wiring)
- Drywall repair and patching
How Do You Apply for a Building Permit in Horry County?
Horry County accepts building permit applications online through their Building Codes Department portal and in person at the Conway office at 3230 Hwy 319, Conway, SC 29527. The application process requires a completed permit application form, two sets of construction plans or drawings, a site survey or plot plan showing setbacks, and proof of contractor licensing through the South Carolina Contractor's Licensing Board (LLR). For projects in flood zones — which covers a significant portion of Horry County — you will also need an elevation certificate and flood zone determination.
The step-by-step process works as follows:
- Determine your zoning district — check the Horry County GIS/zoning map to confirm your property's zoning classification and any overlay districts
- Prepare construction documents — detailed plans, including structural drawings for any load-bearing work, stamped by a licensed South Carolina engineer for projects over a certain threshold
- Submit the application — online or in person, with the required fee and all supporting documents
- Plan review — the county reviews plans for code compliance (typically 5-15 business days for residential)
- Permit issuance — once approved, the permit must be posted visibly at the job site before work begins
- Schedule inspections — call (843) 915-5150 to schedule required inspections at each phase
- Final inspection and certificate of occupancy — the last step before the project is officially complete
What Inspections Are Required During Construction in Horry County?
Every permitted project in Horry County requires a series of inspections at specific construction milestones. Inspections are performed by Horry County Building Codes inspectors and must be scheduled at least 24 hours in advance by calling (843) 915-5150. Work cannot proceed past an inspection point until the inspector approves that phase. Skipping an inspection — or covering up work before it is inspected — can result in the county requiring you to tear out finished work so the inspector can view the underlying structure, wiring, or plumbing. Baldwin Builders schedules every inspection and meets the inspector on-site for each one.
The standard residential inspection sequence includes:
- Foundation inspection — verifies footing depth, rebar placement, and soil conditions before concrete is poured. In Horry County's sandy coastal soil, this is especially important for load-bearing capacity.
- Framing inspection — confirms wall framing, floor joists, roof trusses, and sheathing meet the IRC and South Carolina wind-load requirements. Hurricane straps and tie-downs are checked at this stage.
- Electrical rough-in — inspects wiring, boxes, panel installation, and circuit layout before drywall covers everything. Must comply with the National Electrical Code (NEC) as adopted by South Carolina.
- Plumbing rough-in — verifies drain, waste, and vent (DWV) lines, supply lines, and water heater connections before walls are closed.
- Mechanical rough-in — HVAC ductwork, refrigerant lines, and equipment placement per the International Mechanical Code (IMC).
- Insulation inspection — confirms insulation type, R-value, and installation quality meet the International Energy Conservation Code (IECC) for South Carolina's Climate Zone 3.
- Final inspection — comprehensive walkthrough covering all systems, fire safety, egress, and finish work. A certificate of occupancy (CO) or certificate of completion is issued upon passing.
How Much Do Building Permits Cost in Horry County?
Building permit fees in Horry County are based on project valuation using the ICC Building Valuation Data tables updated annually. The county charges a base fee plus a per-thousand-dollar rate on the total project value. As of 2026, typical residential permit costs in Horry County fall into these ranges. A simple electrical or plumbing permit runs $75 to $150. A bathroom or kitchen renovation permit costs $150 to $400 depending on scope. A room addition permit ranges from $400 to $1,200 based on square footage and complexity. New home construction permits range from $1,500 to $3,500 or more depending on the home's size and valuation. Plan review fees add approximately 65% of the permit fee for projects requiring engineered drawings.
Additional fees that may apply include:
- Flood zone review — $50 to $200 for properties in FEMA-designated flood zones (check your zone on the FEMA Flood Map Service Center)
- Re-inspection fees — $50 to $100 per failed inspection after the first re-inspection
- Expedited review — available for an additional fee when timelines are tight
- Impact fees — applicable to new construction in certain Horry County jurisdictions
How Long Does the Building Permit Process Take in Horry County?
The permit timeline in Horry County depends on project complexity and application completeness. Simple trade permits for electrical, plumbing, or mechanical work are typically reviewed and issued within 3 to 5 business days. Standard residential renovation permits — kitchen remodels, bathroom renovations, room additions — take 5 to 15 business days for plan review and approval. New home construction permits, which require structural engineering review, zoning verification, flood zone compliance, and potentially OCRM review, can take 15 to 30 business days. The single most common cause of permit delays is an incomplete application with missing documents, incorrect setback calculations, or plans that lack required detail.
To speed up the process, Baldwin Builders submits applications with complete construction drawings, engineering stamps where required, current site surveys, and all supporting documentation on the first submission. In our experience across 300+ residential projects, a complete first-time submission cuts 5 to 10 days off the typical review timeline.
What Are the Consequences of Building Without a Permit?
Unpermitted construction in Horry County carries significant legal, financial, and safety risks. The Horry County Building Codes Department can issue stop-work orders that halt all construction immediately. Fines start at $500 per violation and can increase with daily penalties until the homeowner achieves compliance. In severe cases, the county can require demolition of unpermitted work at the homeowner's expense. These consequences apply whether the homeowner or a contractor performed the work — it is the property owner's ultimate responsibility to ensure permits are in place.
Beyond county enforcement, unpermitted work creates long-term problems. Homeowner's insurance policies typically exclude coverage for damage caused by or related to unpermitted construction. When you sell the property, the buyer's home inspector or appraiser will flag additions or modifications that do not appear on the county's permit records. Lenders like Wells Fargo, Bank of America, and local institutions such as Conway National Bank and Anderson Brothers Bank may refuse to finance a property with known unpermitted work until it is resolved. Resolving unpermitted work after the fact — called a retroactive or "after-the-fact" permit — costs 2x to 4x the original permit fee and may require opening walls to allow inspections of concealed work.
What Are OCRM Requirements for Coastal Properties in Horry County?
Properties along the South Carolina coastline in Horry County are subject to additional permitting through the SC DHEC Office of Ocean and Coastal Resource Management (OCRM). OCRM is a division of the South Carolina Department of Health and Environmental Control that regulates construction activity in the critical area, which includes beaches, sand dunes, tidal marshlands, and coastal waters within Horry County. Any new construction, renovation, or land disturbance within the OCRM jurisdictional zone requires a separate state permit in addition to the Horry County building permit. The OCRM baseline setback — which establishes how far inland a structure must be built from the beach — is recalculated periodically and varies by location along the Grand Strand.
OCRM permits typically add 30 to 90 days to the project timeline. Construction seaward of the baseline setback line is generally prohibited, with limited exceptions for erosion-control structures and public beach access. Properties on tidal creeks and the Intracoastal Waterway (ICW) in the North Myrtle Beach, Little River, and Cherry Grove areas also fall under OCRM jurisdiction. Your contractor should verify OCRM applicability before you submit your Horry County building permit application.
How Do FEMA Flood Zones Affect Building Permits in Horry County?
A large portion of Horry County falls within FEMA-designated flood zones, including AE, VE, and X zones mapped on the Flood Insurance Rate Maps (FIRMs). Properties in the AE zone must have the lowest floor elevated to or above the Base Flood Elevation (BFE), and properties in the VE zone (coastal high-hazard areas) must meet stricter standards including open foundations and breakaway walls below the BFE. After Hurricane Florence in September 2018 — which caused an estimated $24 billion in damage across the Carolinas — Horry County has enforced flood zone requirements more rigorously. The county requires an elevation certificate as part of the building permit process for any construction in a flood zone, and the FEMA Flood Map Service Center is the official source for current flood zone maps.
The National Flood Insurance Program (NFIP) determines flood insurance rates based on your property's elevation relative to the BFE. Building above the BFE can significantly reduce annual flood insurance premiums — in some cases by $1,000 to $3,000 per year. Baldwin Builders designs all coastal projects with flood zone compliance as a baseline requirement, not an afterthought.
Need Help Navigating Horry County Building Permits?
Baldwin Builders handles the entire permitting process for every project we manage. From preparing construction documents to scheduling inspections and obtaining your certificate of occupancy, we keep your project compliant and on schedule. Call (843) 251-4834 or request a free quote to get started.
Frequently Asked Questions About Building Permits in Horry County
How long does it take to get a building permit in Horry County?
Residential building permits in Horry County typically take 5 to 15 business days for review, depending on project complexity. Simple permits like electrical or plumbing may be issued within 3 to 5 business days, while new construction or major additions requiring zoning, flood zone, and structural review can take 15 to 20 business days. Incomplete applications are the most common cause of delays.
How much does a building permit cost in Horry County SC?
Building permit fees in Horry County are calculated based on project valuation. Residential permits typically cost $75 to $150 for minor work, $200 to $500 for mid-range renovations, and $800 to $2,500 or more for new home construction. Additional fees may apply for trade permits (electrical, plumbing, mechanical), flood zone review, and plan review. Contact the Horry County Building Department at (843) 915-5150 for a specific estimate.
Do I need a permit to replace windows or a roof in Horry County?
Yes. Roof replacement and window replacement both require building permits in Horry County. Roofing permits verify that materials meet South Carolina's wind-resistance requirements for your specific wind zone. Window permits ensure replacements meet energy code and impact-resistance standards. Replacing a roof without a permit can void manufacturer warranties and create problems when selling the property.
What happens if I build without a permit in Horry County?
Building without a permit in Horry County can result in stop-work orders, fines starting at $500 per violation, required demolition of unpermitted work, and difficulty selling the property. The county can also issue daily penalties until compliance is achieved. Unpermitted work is not covered by homeowner's insurance in most cases, and lenders may refuse to finance a property with unpermitted additions or modifications.
Does a general contractor pull the permit or does the homeowner?
In South Carolina, a licensed general contractor typically pulls the building permit on behalf of the homeowner. The contractor's SC license number is listed on the permit, making them responsible for code-compliant work. Homeowners can pull permits for their own primary residence in some cases, but they assume full liability for code compliance and must schedule all inspections themselves.
Do I need an OCRM permit for construction near the coast in Horry County?
Properties within the critical area or baseline setback zone along the South Carolina coast require permits from DHEC's Office of Ocean and Coastal Resource Management (OCRM). This applies to properties on or near the beach, tidal creeks, marshlands, and coastal waters in Horry County. OCRM review typically adds 30 to 90 days to the permitting timeline and is separate from your Horry County building permit.