Use this process to submit plans for the remodeling or alteration of an existing tenant space on both the inside and the outside of the building. This may also include parking area and other site improvements if minor in nature.

Similar processes:

• Interior upfit permits
• Exterior renovation permits 
• New commercial buildings and additions

If the building is not existing, submit plans for the shell first. We will review the upfit plans against the shell plans.

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

Exemptions relevant to interior and exterior renovations: Sealed plans are not required for alterations to a building as long as the alterations:

1. Do not increase the structure size to 5,000 square feet or more; and
2. Do not increase the structure height to three stories or more; and
3. Do not involve one of these occupancy classifications: assembly, educational, hazardous, institutional, multi-family, triplex or quadruplex; and
4. 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 drawn to scale and showing the information on the checklist below
2. Building Code Compliance Form (PDF)
3. Electric Load Data Form (PDF)
4. COMcheck forms to show compliance with State-adopted energy code for lighting, building envelope and mechanical units; see www.energycodes.gov
5. Itemized cost list for the building renovation
6. Elevations showing exterior changes that meet zoning standards. Most are located in Chapter 9, section 9.6 of the Zoning Ordinance (PDF)
7. Sketch plan
8. Statement and schedule of special inspections (PDF) if required

1. Many sections of the Zoning Ordinance and other standards affect parking lot design. Key sections are found in:
• Section 4.3: use-specific standards
• Section 6.6: impervious surface
• Section 8.5: tree retention
• Section 8.6: open space
• Section 8.7: landscaping
• Section 8.8: parking
2. The Zoning Ordinance requires improvements to aspects of the site that do not meet current standards when interior upfits trigger a specified cost threshold. Our zoning team will help you determine what improvements are required based on your plans and the information you provide on the cost estimates. Examples may include:
• The paving of gravel parking areas
• The creation and/or planting of landscape areas
• Addressing stormwater issues.
• Modifying or removing signs that do not meet current zoning standards.
• Closing curb cuts (driveway entrances) if multiple ones serve the site

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

The City offers construction dumpsters. 

1. Apply Online using the button above.
•  Click on “New Applications"
• Click on “Permit Applications”
• Click on “Commercial” 
• Click on “Additions/Renovations & Repairs"
• Click on "Commercial Interior & Exterior Renovations" 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 5 business days.
• If the plan must be revised, use the Plan Resubmittal Instructions (PDF).
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.  Civil plans (PDF)
4. Demolition Permit: Also build in time for asbestos removal review by the State of South Carolina if applicable.
5. Exhaust Hood
6. Fire Sprinkler System (PDF):
   • If you are planning to add a new fire sprinkler system or to add 12 or more new heads, submit plans to the Office of the State Fire Marshal for review. The State's plan review process can take 30 days or more. The State will issue you an approval letter that must be submitted to the City. You also will need to submit fire sprinkler plans to the City for permitting.
   • For 11 heads or less, simply apply for a permit with the City.
7. Fire Suppression System (PDF)
8. Fire Alarm System (PDF)
9. Fence Application 
10. Retaining Wall Application
11. Sign Permit Application
12. Irrigation System Application (PDF)

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)

1. Request inspections through the "Apply Online" button.
2. For projects involving irrigation or fire sprinkler systems, backflow test results must be submitted and approved prior to the issuance of a Certificate of Occupancy.
   • Click on the "Apply Online" button above
   • Click on "My Permits"
   • Select the appropriate fire sprinkler or irrigation permit
   • Click on "Upload Document" and follow the prompts from there
3. For projects that require special inspections, the final special inspections report must be submitted and approved prior to the issuance of a Certificate of Occupancy.
   • Click on the “Apply Online” button above
   • Click on “New Applications”
   • Type “special” into the text box
   • Select “Special inspections report” and follow the prompts from there