Apply for Permits and Boards & Commissions | Mount Pleasant, SC (original) (raw)
When is a Building permit required?
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, or to erect, install, enlarge, alter, repair, remove, convert, or replace any electrical, gas, mechanical, or plumbing system. Further, as stated in our Town Ordinances §150.002, Where valuation (material and labor) exceeds $1,000, a permit is necessary if an inspection is required. In most instances a building permit may be required, here are some exceptions:
- One-story detached accessory structures used as storage sheds, playhouses, and similar uses that are less than 200 square feet (except storm shelters) *Note-See Below.
- Retaining walls not over 4 feet
- Papering, painting, millwork, carpet/tile replacement, or similar trade work that doesn’t need an inspection.
- Prefabricated swimming pools accessory to a group R-3 that are less than 24" deep, and not greater than 5000 gallons and are installed entirely above ground.
- Swings and other playground equipment accessory to detached one-and-two family dwellings.
- Fence under 7 feet tall
*Where a building permit is not required, Site Plan approval is still required by the Department of Planning, Land Use & Neighborhoods (PLAN), per Zoning Code Section 156.50. Review is also required by Engineering and Development Services to ensure compliancy with drainage and tree protection when required. To make application for this site only review, please email a proposed site plan for proper review. For more information on how to do this, please call (843) 884-5184.
When in doubt, please email buildinginspectionsdivision@tompsc.com 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.
What are the regulations regarding the Allocation of New Home and ADUs?
In 2019, The Town of Mount Pleasant implemented BPAS (Building Permit Allocation System). The purpose of the system is to respond to a variety of grown and development issues which affect the Town’s ability to meet community expectations and demands. For more information regarding the limits set by this system please click here.
How do I apply for a building permit?
The Building Inspection Division actively participates in accepting/reviewing electronic submittals. We encourage you to visit our website to find our application portal. Building plans that will accompany your online application must be in a .pdf format and uploaded within the online application portal. Please click here to be directed to our applications page.
What if my property does not display when I am applying for a permit?
The address will need to be created in OPAL before a permit can be applied for. Please complete the address request here. Once an address has been assigned, you can log into your OPAL account to submit the permit application.
How can I locate the TMS Number or Flood Zone of our property?
You can use the Interactive GIS Map online to search for an address to get your TMS number, current Zoning, and current Flood Zone on your parcel of land. Click here for our GIS System.
We haven’t picked a contractor yet; can I still apply to get our permit application in line?
You may complete an application while a job is currently out for bid. The application will need to be completed with the contractor as TBD. The project will undergo Plan Review in the normal time frame however a permit will NOT be issued until the selected contractor has been added to the project. If a contractor needs to be added to your project, please contact buildinginspectionsdivision@tompsc.com and a staff member will facility the process.
Can I change contractors during construction?
We understand that situations arise during construction. If a contractor is released from a job, voluntarily or involuntarily. A written note from the property owner and/or contractor of record will need to be submitted first to release a contractor from the job before the new contractor can be added to the project. This request can be submitted by contacting buildinginspectionsdivision@tompsc.com and a staff member will facilitate the process.
I have submitted my building permit application online, now what?
Once an application has been submitted, a system generated acknowledgement is generated. Once a staff member reviews the submittal, we will request more information (if needed), or we will submit the project for review. You will receive email correspondence during the steps of review through permitting, so keep an eye on your email and ensure that noreplyopal@tompsc.com is a trusted source so that the communications aren’t flagged as SPAM.
How much will my building permit cost?
Building permit fees are based on the total cost of construction. This is the total cost of construction to the owner, all contractors, subcontractors, and others for ALL materials, equipment, labor, overhead, profit and incidental expenses for the entire job. Please be sure to visit our Fee webpage where you can view our Building Permit Fee Schedule, click here . Keep in mind impact fees may apply to your project and information about Impact Fees can be found here.
When are my building permit fees due? What payment methods are accepted by the Town?
If your submittal requires plan review, that fee will be due upon application acceptance and before plan review begins. Building permit fees and business license fees will be due upon permit issuance. The Town of Mount Pleasant accepts VISA or MC payments via our Online Portal. We also accept cash and checks (made payable to the Town of Mount Pleasant) at the counter.
How long is a permit valid for? Does it Expire?
Every permit issued shall become invalid (expired) unless the work authorized commences within 180 days after permit issuance or if there is a period of inactivity on a permit of 180 days. For permits not affected by the Building Permit Allocation Program, the Building Official is authorized to grant one or more extensions of 180 Days.
Can I work on my own house as the Homeowner?
Yes, but some circumstances may prohibit it. State law requires residential construction be done by a licensed contractor, however, you can claim exemption to this law by completing the attached Non-Licensed Builder Disclosure. This affidavit must be recorded at the Records of Deeds Office (ROD Office) before a permit can be issued. It will be your responsibly to ensure that people employed by you have licenses required by state law and obtain required municipal licensing or specific permits as required. You must supervise the construction yourself. However, if the property is deeded to a Trust, LLC, Inc. or other like entities, then the option to be an Owner Builder does not apply.
Caution: If a contractor asks you as the homeowner to obtain the permit, we advise that you reconsider. Many times, in that situation the contractor may not be properly insured, licensed or bonded and may not want to assume responsibility for his work. If you have any doubt about a contractor’s license, please call 803-896-4696 or email Contact.RBC@llr.sc.gov.
How do I file a Freedom of Information Act Request (FOIA)?
https://www.tompsc.com/874/Documents-Information-Request
What is the difference between and ADU and a Finished Room above a Garage (FROG)
Accessory Dwelling Units (ADU’s) are “a separate housing arrangement within, attached to, or detached from a single-family home (not including townhouses or duplexes), which includes a kitchen and bath separate from those contained within the principal structure, and therefore functions as a complete living unit.” The Zoning Code currently defines “kitchen” as any room principally used, intended, or designed to be used for cooking or the preparation of food. The presence of a range or oven, or utility connections suitable for servicing a range or oven, shall be considered as establishing a kitchen. The meaning of “kitchen” shall exclude a bar, butler’s pantry, or similar room or portion of a room. ADU’s can be attached or detached but must be permissible by your neighborhood covenants and restrictions. If you are unsure if your neighborhood allows ADU’s, please check with your HOA.
A Finished Room over a Garage (FROG) is livable space that does not contain the presence of a permanent means of cooking or utility connections for cooking appliances. They can, however, contain a wet bar, microwave oven, bar or butler’s pantry.
An individual who is registered or licensed to practice their respective design profession as defined by the statutory requirements of the professional registration laws of the state or jurisdiction in which the project is to be constructed (i.e. Architect or Engineer). Some projects will require that the building plans submitted be signed and sealed by a South Carolina Registered Design Professional, it is best to contact our office if you have questions about your specific project.
Do I need a formal site plan done by a surveyor?
It depends. For many projects, you may supply us with a hand drawn site plan if you know where your property meets and bounds are. The purpose of this site plan is to illustrate where the proposed construction will take place in relation to property lines, setbacks and easements. We can help you determine if a formal survey is required based on the scope of work. Please contact buildinginspectionsdivision@tompsc.com for assistance.
Dock permits are issued from your local Office of Ocean and Coastal Resource Management, OCRM. For more information visit http://www.scdhec.gov/ocrm.
How can I track the progress of my submittal?
Our new online permitting system, OPAL, allows the progress to be tracked by logging into your OPAL account and locating your project. You will also receive emails during specific stages in the review process. If you are not the contractor of record for the project, you may/may not have access to track the project depending on the reported connection you have to the project and the rights that were chosen.
I have some changes to make after my permit was issued.
We understand that changes occur while projects are under construction. We ask that all field revisions be emailed to buildinginspectionsdivision@tompsc.com for plan review and approval. Please be sure to only send pages that have the changes and that all changes are clouded/bubbled for identification. Typically work cannot move forward until said changes are reviewed and approved, so your permit may be placed on HOLD while those revisions are being reviewed.
Can I get a Clearing and Grading permit to get started?
Contractors and residents who plan to proceed with clearing and grading activities that disturb or alter land on a single-family parcel must have a stormwater management and tree preservation permit prior to the release of most building permits. Examples of projects that will require this new permit are construction of a new home, improvements or additions to an existing home, construction of a pool or any detached structure. You can make application for both permits simultaneously. For more information about the stormwater management and tree preservation permit click here.