Use this process to submit plans for new commercial, industrial, institutional (governmental, educational, religious, etc.), or multi-family buildings, or additions to any of those.

Similar processes exist for these types of non-residential permits:

• Interior upfits 
• Interior and exterior renovations
• Exterior renovations 

Civil engineering plans typically must be approved prior to the building permit being issued because they can impact the location of utility connections and grading for the building. 

• Civil plans webpage

State law requires an architect or professional engineer licensed in South Carolina to seal and sign each page of building plans.

Exemptions relevant to new buildings and additions:

1. Sealed plans are not required for buildings used only for farm purposes 
2. Sealed plans are not required if the total building:
• is smaller than 5,000 square feet; and
• is less than three stories high; and
• has an occupancy classification other than assembly, educational, hazardous, institutional, multi-family, triplex or quadruplex.
3. Sealed plans are not required for alterations to a building as long as the alterations:
• Do not increase the structure size or height beyond the thresholds listed above; and
• Do not involve one of the classifications listed above; and
• Do not affect the structural safety of the building.

State statutes:

• South Carolina Code of Laws Section 40-3-290 (Architects)
• South Carolina Code of Laws Section 40-22-280 (Engineers)

1. Building plans that include the information on the checklist below. Include a copy of the site plan--use the version from the approved civil plans if they have been approved already.
2. Building Code Compliance Form (PDF)
3. Electric Load Data Form (PDF)
4. A signed COMcheck form to show compliance with State-adopted energy code for lighting, building envelope and mechanical units. Complete the form at www.energycodes.gov and save it to upload with your building plans.
   • Energy Code guidance
5. Renderings to show compliance with the City's architectural design standards: The City's architectural standards are found in the Zoning Ordinance (PDF), mostly in Chapter 9. They include elements such as the location of buildings, materials used, the amount of glass used, roof design, building entry design, etc.
6. Geotechnical report prepared by a civil engineer or equivalent.
7. Statement and schedule of special inspections (PDF) if required. If not required, list that on the plans. Our special inspections webpage has more information about this topic.

1. Business licenses are required for all design professionals, contractors and subcontractors before a building permit can be issued.
•  Business license webpage
2. The contractor must hold the appropriate State of South Carolina license for the specified scope of work.
• Contractor Licenses webpage

Request that all utility providers come mark the location of utilities at least 3 full business days before you dig. This is required by state law and is a free service.

• SC811 website

1. Apply Online using the button above.
   • Click on "New Applications" 
   • Click on "Permit Applications"
   • Click on one of the following depending on your needs:
     • "Commercial"
       • "New Non-Residential Buildings"
       • Click on the button for the specific type of use and follow the prompts from there
     • "Residential" if the project is for apartments
       • "New Residential Buildings"
       • "Multi-Family (5 or more units)" and follow the prompts from there
2. City staff will review your plan and send comments back to the designated contact person on the application within approximately 10 business days.
3. After the above has been completed, we will process your permit, which may take another couple of days.
4. At this time, we will email you an invoice for the development fees, which will be paid through our online portal. Beware of scammers trying to obtain false payment through wire transfer or other mechanisms.

Separate submittals

If any of these pertain to your project, submit these applications separately through the "Apply Online" button above. We will review and permit each of them on its own.

1. Certificate of Appropriateness if located within one of the City's Historic Overlay Districts
2. Encroachment Requests: You may need to request permission to locate driveways, extend water/sewer lines, etc., with City, State or County rights-of-way
3. Exhaust Hoods
4. Fence Application
5. Fire Alarm Systems
6. Fire Sprinkler Systems
7. Fire Suppression Systems
8. Irrigation Systems
9. Retaining Wall Application
10. Sign Permit Application
11. Storage Racks/Shelving

You may also need to submit a couple of additional applications that are reviewed by other departments outside our plan review software:

1. FOG (Fats, Oils and Grease) Grease Discharge Permit Application (PDF) for restaurants and similar uses
2. Pretreatment Program Industrial User Survey (PDF)

Refer to these webpages for next steps:

• Commercial inspections webpage
• Special inspections webpage
• Closing Out Your Commercial Project webpage
• Change orders webpage