General Contractor requirements include a City of Georgetown business license and a South Carolina State License for either a residential home builder (residential work only), a specialty contractor (residential work only, not to exceed $4,999.990 or be bonded through the S.C. Labor Licensing and Regulations. Electrical, plumbing, gas and mechanical contractors require a City of Georgetown business license and a S.C. State License for either a specialty contractor (residential work only, not to exceed $4,999.99 or bonded through S.C. Labor Licensing and Regulations). Contact The Building & Planning Department at (843) 545-4010 with questions about these requirements.

FOR STRUCTURES OVER 400 SQUARE FEET

1.      You will need to submit two (2) complete sets of plans containing at least the following details for projects over 400 square feet:

A.                 Site plan: Show dimensioned property lines, setbacks, easements, other structures on the site, and the footprint of the proposed structure. Provide dimensions from the property lines to the foundation of the building.  Show any stairs, decks, patios, fences, accessory structures, etc. Show FEMA flood lines if applicable.  If the house is in a zoned area, show any/all significant trees to be removed and/or planted.  Compliance with the tree regulations of the Zoning Ordinance is mandatory.

B.                  Dimensioned foundation plan: including footings and first floor framing detailing tie downs.

C.                 Dimensioned floor plan(s): (separate from the foundation plan) list square footage with break down of conditioned spaces, garages, decks, porches etc.

D.                 Elevations:  (all sides) include exterior covering and all details

E.                  Typical Wall Section: Typical Wall Section(s) and other hurricane & seismic resistant construction details, show all strapping for continuous load path including all bracing and exterior sheathing details. (see Section 3 below)

F.                  Brick Veneer: Comply with the seismic provisions in the IRC, Wall ties must have a spacing of 18” vertical and 16” horizontal. A Brick Inspection detail drawing is available to you upon request.

G.                 Roof Plan: Detail roof pitch and overhangs, Indicate site built or trusses. If site built, indicate rafter and ceiling joist size(s).

H.                 An Electrical layout: showing all outlets (with GFIs and arc faults noted), switches, fixtures, smoke detectors, panel, meter base and exterior disconnect.

I.                   Window, door and garage door schedule: Show the DP rating to be used for the proposed plan.  Minimum DP rating is DP 40 unless noted otherwise by the Engineer.  All windows and glass doors must bear a manufacturer’s label declaring the DP rating of each unit.  See IRC613.3 and/or have your design professional calculate the proper DP.

J.                   Windborne Protection: Per IRC 301.2.1.2, provide manufacturer’s certification for impact/insulated windows or storm shutters or panels. If using plywood, detail how panels will be anchored to structure and how/where panels will be stored flat. (See also IBC 1609.2 for definitions)

2.      Plans for all structures in the City of Georgetown must Design Summary indicating the code referenced for design, including how they are designed to withstand 130 mph winds (IRC 301.2.1) and Seismic Design Category D-1 or D-2 (IRC 301.2.2 - 301.2.2.9). Foundation plan and typical wall sections must be stamped and signed by a SC registered Architect or SC Licensed Engineer.

3.      If your building is in an elevated flood zone, a current Elevation Certificate and a completed Three Party Memo, signed by the Designer, Contractor and Owner must accompany the plans. An approval letter from O.C.R.M. is required for waterfront projects located in the Coastal Plain Management area.

A.                 If your building is in an AE Zone, the foundation plans must bear a SC architect’s or SC engineer’s seal.

B.                  If your building is in a VE Zone, a VE Zone Certification Form must also be completed and a SC registered architect or SC licensed engineer must seal the entire set of plans.

C.                 Be sure to include ground floor plan (separate from foundation plan) w/electrical notes, showing stairs, storage rooms etc.

4.      Per SC Revised Code, the minimum requirements for Residential Energy Conservation are as follows:

A.                 Double pane or storm windows must be used for window glass.

B.                  R-30 value for ceilings (roof/ceiling combination may be R-19)

C.                 Exterior Walls R-13

D.                 Floors with crawl space R-19

E.                  R-6 or the installed equivalent for HVAC ductwork not located in conditioned space.

To facilitate the affordability of purchases of housing, minimum thermal resistance rating of R-19 for ceilings and R-11 for floors may be used provided the builder discloses the insulation levels to their buyer. This disclosure must be on a form available from the South Carolina Residential Builders Commission and must be kept on file for eight (8) years.

5.      A copy of the contractor’s current SC builder’s license is required.  The signature of the licensed contractor is required on the permit. All other sub-contractors must also be licensed by the state of S.C.

6.      A 9-1-1 address will be assigned by the City’s Zoning Department. This must be assigned prior to a Building Permit being issued. 

7.      This Department will review your package and notify you if your permit has been approved or rejected.  If there have been any comments noted, the drawings may have to be re-drawn and re-submitted.  Two sets of drawings must be submitted and this Department will retain one set until the Certificate of Occupancy is issued.

The other set will be stamped by the Building Department, and returned to the owner/contactor and must be available along with the Permit and Roster Card on the jobsite at all times.

FOR STRUCTURES UNDER 400 SQUARE FEET

Site plan: Show dimensioned property lines, setbacks, easements, other structures on the site, and the footprint of the proposed structure. Provide dimensions from the property lines to the foundation of the building.  Show any stairs, decks, patios, fences, accessory structures, etc. Show FEMA flood lines if applicable. 

The permit shall become invalid unless the work authorized is commenced within six (6) months after its issuance and work is completed within 18 months after its issued.    

What inspections will I need?

1.      Footing Inspection: To be done after the trenches are excavated and the placement of any required structural steel and prior to placement of any concrete.  Building setbacks will be checked during the footing inspection.  String lines need to be located from corner to corner of the property lines prior to the inspection.  If the inspector cannot clearly identify all setbacks the inspection will fail and a re-inspection fee will apply. Sanitation facilities must be on site for this inspection.

2.      Slab plumbing Inspection:  To be done once all under-slab plumbing has been placed in the ditch and properly connected and sealed.  Test drain lines with a 10’ stack full of water or 5#s. of air. Water supply lines w/fittings must be tested w/50#s of air, with water added.  Sleeves are required for penetrations of block walls or through or under footings.  Drain lines less than 2” may not be used underground.

3.      Slab-poly/wire Inspection: (Slab floors only) To be made after slab plumbing has been approved and covered.  Soil shall be compacted; the Inspector may require a separate compaction test. Interior load bearing footings in place with reinforcement, termite treatment complete, 6 mil (minimum) poly moisture barrier in place and wire installed (if required) All penetrations through the poly must be sealed as well as poly seams.  Block wall construction will be matched to plans at this inspection.

4.      Bond Beam Inspection: To be made prior to pouring concrete masonry units to check continuous lateral steel connected to dowels to top of block work, with no openings allowed in top of block, i.e., openings for access or ventilation. (Note: Bond Beam must be continuous around entire perimeter.

5.      Floor Framing Inspection: (for wood floors and decking only) To be done prior to placement of sub-flooring.  Pier placement, foundation strapping and anchors, joist spans, nailing, ledgers, clearances, cutting and notching of bearing and bridging members will be checked at this time.

6.      Sheathing Inspection: To be done prior to any roof covering or exterior siding or stucco being applied. Nailing patterns must match pattern called for on plans.  Doors and windows cannot be installed prior to passing this inspection.

7.      Brick Inspection:  To be done prior to the installation of brick or stone veneers.  House wrap, flashing applied under house wrap, all wall ties, must be evident, even at the gable ends. A detail drawing of brick requirements is available upon request.

8.      Rough-In Inspection: To be made prior to the covering or concealment of interior walls or ceilings.  This inspection will include framing, strapping, electrical, mechanical, and a plumbing inspection.

9.      Insulation Inspection: To be done prior to installation of drywall. This will assure proper R-values of the insulation as well as baffle and strap placement. (Insulation Inspection of any blown-in insulation will be done as part of the Final Inspection.)

10. Electrical Compliance Inspection: To be done when temporary electrical service is requested (good only for 90 days, a written request is required for an extension of this time period).  All electrical devices are to be installed, the panel, meter base, and disconnect must all be completed. Do not back wire the electrical service.  Your completed Roster Card is due at this time. Your “Finished Construction” Elevation Certificate is also due at this inspection if your project is in a Flood Zone.  A copy of this certificate must be on site at the ELC inspection so the Inspector may verify flood elevations.

Note: No furniture may be placed in the house and no occupancy of the house may occur until issuance of a Certificate of Occupancy.  Furnishing or occupancy prior to C.O. is grounds for immediate disconnection of electric service to the house.

11. Final Inspection: To be done when the building is complete and ready for occupancy.  Proper posting of the 9-1-1 addresses, hose bib frost and back flow protection, electrical circuit testing, handrails and guardrails, attic blown in insulation, a working telephone in all elevators, are some of the items for this inspection. 

12. Certificate of Occupancy will be issued after all necessary inspections have been performed and passed.

PLEASE NOTE THAT NOT ALL INSPECTIONS OR POINTS MENTIONED WILL APPLY TO EVERY SITUATION.

Any exterior changes to a structure in the historic district must come before the Board. Fences, alterations, signage and additions and all new construction are some examples of items that need Board approval. Changes in color or routine maintenance (using in kind materials) are items that do not need Board approval.

Customary home occupations are allowed for some types of businesses with conditions in specific zoning districts. Check with the Building and Planning Department to see if your home business is permitted.

Yes. Signs are addressed in Article X of the Zoning Ordinance. Contact the Zoning Administrator at 545-4010 to inquire about obtaining a sign permit.

Yes. Yard sale permits cost $3.00 and can be obtained from the Building and Planning Department. Permits are good for two consecutive days. You are allowed to have four yard sales per year. To conduct a sale in front of a business or on an empty lot (as opposed to a residence) you will need a peddler's license and a hold harmless agreement signed by the property owner. See the Finance Department about acquiring a peddler's license.

The City has 14 different zoning districts: R1, R2, R3, R4, MR, CC, NC, WC, GC, IC, HI, LI, CP and PD. A map showing the districts is located in the Building and Planning Department. Call 545-4010 to inquire about the zoning for your property. It is helpful to have a tax map number, address or the cross streets adjacent to your property when calling.

No, but if you are located in the historic district you will need to apply to the Architectural Review Board for approval of the fence. Contact the Building and Planning Department for an application. Fences in the R1, R2, R3, R4 and MR districts can be a maximum of eight feet high and twelve feet high in the IC, CC, GC, LI and HI zoning districts. Opacity levels cannot exceed 75% for fences outside of the setback area that are greater than six feet high. Property owners are urged to place the fence 1-2 feet off of the property line in order to be able to maintain the outside of the fence.

One of two things--either the property owner has requested for a rezoning change or the property owner has applied a variance to the City's Zoning Ordinance concerning this property. Call 545-4010 with questions about any public notice.

Contact The Building & Planning Department at 545-4010 for a rezoning application. There is a $150 application fee for all zoning request, with the exception of request for a rezoning change to Planned Development (PD).  Charges for request for rezoning to Planned Development (PD) are as follows:

Minor Subdivisions (1-3 Acres):

·         Residential/Commercial/ Industrial Planned Developments shall be charged a base fee of $ 500.00, plus $10.00 per acre for every acre over the required minimum of one (1) acre.

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