Building permits inside Gaffney city limits come from the City’s Community Development Department at City Hall, 201 N. Limestone Street (864-487-8500); the rest of Cherokee County is permitted by the county. Applications are PDF forms emailed to the Permit Clerk or handed in at City Hall, plan review typically takes 10 working days, and the review fee is half the building permit fee.
What requires a permit in Gaffney?
The City’s Guidelines for Plan Review and Permits say permits are needed for most projects. Work under a set dollar amount that needs no inspection can go without one, but the City asks you to call before starting to find out.
Plan review first
- Any new structure
- Major remodels
- A change of occupancy classification
- Most land disturbance work, whatever the size of any building
Permit needed
- Building work, including roofing, pools, additions and interior upfits
- Mechanical, electrical and plumbing work, each on its own application
- Moving any structure on or off a city lot, including manufactured homes
- Demolishing any structure
- Freestanding pylon signs and any sign over 10 ft tall (a building permit)
Who issues building permits in Gaffney?
Community Development handles building code and land disturbance permits and inspections, zoning, addressing and code enforcement for the City, and supports the Planning Commission, the Board of Zoning Appeals, the Architectural Review Board and the Building Code Board of Adjustment and Appeals. Outside the city limits, Cherokee County’s Building Safety Department issues permits.
| Detail | Information |
|---|---|
| Department | City of Gaffney Community Development |
| Phone | 864-487-8500 |
| Office | 201 N. Limestone Street, second floor of City Hall |
| PO Box 2109, Gaffney, SC 29342 | |
| permitclerk@cityofgaffney-sc.gov | |
| City Hall hours | Monday to Thursday 8:15 a.m. to 5:15 p.m.; Friday 8:15 a.m. to 12:30 p.m. |
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Get a free quote →Gaffney permit applications
There is no online portal. Download the form that matches the work from the Community Development page, then email it to the Permit Clerk or bring it to the second floor of City Hall, with the fees. In most cases the plan review must be approved before the permit itself can be issued.
- Plan Review Application, for new structures, major remodels, changes of occupancy and most land disturbance.
- Building Permit Application (updated October 2026), which asks for the project cost, heated and unheated square footage, garage, deck and porch areas, and any deed restrictions. Staff may ask for the signed contract or quote.
- M.E.P. Permit Application: one form per trade, with the contract or quote attached.
- Grading & Land Disturbance and Demolition/Moving applications.
- Permit Agent Authorization Form, for an agent applying on a contractor’s behalf.
- Disclosure Statement & Notice of Unlicensed Residential Builder, for owners building their own home.
- Special Inspections Form, Duct Tightness Test Form and CO Inspection Application.
Address numbers must be set or confirmed before any permit is issued; request a new address through the City’s address form.
Gaffney permit fees
Fees come from the Community Development fee tables effective March 1, 2026. The building permit is worked out in two steps. First, the project cost is the gross square footage times $170 or 90% of the latest ICC Building Valuation Data cost for that building type, whichever is greater; every floor counts, so a three-story building with a 3,000 sq ft footprint counts as 9,000 sq ft. Second, that cost is run through the fee table below.
Not sure this scope needs a permit?
Get a free quote →| Project cost | Fee |
|---|---|
| Under $1,000 | $40 |
| $1,000–$49,999 | $40 for the first $1,000, then $8.50 per extra $1,000 |
| $50,000–$99,999 | $456.50 for the first $50,000, then $7 per extra $1,000 |
| $100,000–$499,999 | $806.50 for the first $100,000, then $5.50 per extra $1,000 |
| $500,000 and up | $3,006.50 for the first $500,000, then $4 per extra $1,000 |
For a project costed at $300,000, the permit fee is $806.50 plus 200 × $5.50, or $1,906.50, and plan review adds half of that, $953.25. Land disturbance and other non-structure permits use the same table, but start from the cost the applicant gives.
| Item | Fee |
|---|---|
| Plan review | Half the building permit or land disturbance fee |
| Third and later plan reviews | Half the original plan review fee each time |
| Mechanical, electrical or plumbing permit | $40 for the first $1,000 of job cost, then $5 per extra $1,000 |
| Work started without a permit | Double the normal fee |
| Re-inspection after a failed inspection | $50 an hour, 2-hour minimum |
| Inspection cancelled after 4 p.m. the day before | $50 |
| Demolition permit | $100 |
| Moving permit (including mobile homes) | $200 |
| Certificate of occupancy for a new business | $50, plus $50 per re-inspection |
| Sign permit | $50 |
Rather talk it over?
Call 1-855-478-4290 →Mechanical, electrical and plumbing permits in Gaffney
Community Development issues the trade permits on the M.E.P. Permit Application, choosing one trade per form, and the fee follows the job cost. The applicant gives an SC LLR licence number, names the general contractor where there is one, and says whether exterior equipment is a like-for-like replacement or changes the building’s appearance, which can trigger zoning or Certificate of Appropriateness review.
The guidelines settle two cases that are easy to misfile: a kitchen hood fire suppression system inside a building is permitted as mechanical work, while underground suppression piping outside is permitted as plumbing.
Plans and plan review in Gaffney
One- and two-family homes
- Two sets of plans, or a detailed written scope of work
- Site plan with parcel lines and structures
- Footing width and depth, lumber spans and spacing, pier spacing, siding type and the use of the structure
Other buildings
- Four sets of plans plus one PDF
- Plans signed and sealed by a licensed design professional when the building is 5,000 sq ft or more, or is Assembly, Educational or Institutional
- For commercial demolition, a letter from the state environmental agency on asbestos and lead paint
Technical review does not start until the plan review fee and all information, including the site plan, are in. Typical review takes 10 working days and the City replies in writing. Review comments stay valid for 6 months; after that they may be voided if no revised plans have arrived or no permit has been issued.
Rather not deal with the building department?
Get a free quote →How to get a Gaffney building permit
Make sure the property is inside Gaffney, not unincorporated Cherokee County, and has a confirmed street address.
Sites in the Historic Preservation Overlay District may need a Certificate of Appropriateness from the Zoning Administrator or the Architectural Review Board.
Email the Plan Review Application and plans to the Permit Clerk, or bring them to City Hall, and pay half the permit fee.
Revise within 6 months; a third or later review costs half the original review fee again.
File the Building Permit Application and a separate M.E.P. application for each trade, and pay the permit fees.
Phone 864-487-8500 at least 24 hours ahead, and finish with the certificate of occupancy inspection.
Inspections in Gaffney
Schedule inspections by calling Community Development at 864-487-8500 with at least 24 hours’ notice. Cancelling after 4 p.m. on the day before costs $50, and a re-inspection after a failure is billed at $50 an hour with a 2-hour minimum. A permit stays valid while work is active but becomes void after 180 days without activity.
For a business moving into a building, the City’s certificate of occupancy checklist covers the zoning use and parking, an address at least 4 in high and visible from the main road, a mounted 2A-10BC fire extinguisher within 100 ft travel of any point, tagged sprinkler, hood and alarm systems, closed panel openings with 3 ft of clear space, working exit signs and emergency lights, and aisles of at least 44 in (36 in where fewer than 50 people occupy the space).
Want this handled start to finish?
Get a free quote →South Carolina building code
Every South Carolina county and municipality enforces the 2021 South Carolina Building Codes, in force since 1 January 2023; the 2024 editions take effect statewide on 1 January 2027, and the energy code stays the 2009 International Energy Conservation Code. South Carolina building codes
Gaffney permit search and official resources
These are the primary sources behind this guide. Codes, fee schedules and procedures change — confirm the position for your filing date.
- Review the official Gaffney forms and requirements
- Open official Gaffney inspection information
- Gaffney Community Development fee schedule (March 1, 2026)
- Gaffney Guidelines for Plan Review and Permits
- Gaffney Building Permit Application
- Gaffney M.E.P. Permit Application
- Gaffney certificate of occupancy inspection checklist
- Gaffney Community Development FAQs
Inspections are where schedules slip.
Get a free quote →Gaffney permit FAQs
Who issues building permits in Gaffney?
The City of Gaffney Community Development Department, second floor of City Hall at 201 N. Limestone Street (864-487-8500). Property outside the city is permitted by Cherokee County.
How much is a building permit in Gaffney?
It is based on project cost, at least $170 per square foot: $40 for jobs under $1,000, and $806.50 plus $5.50 per $1,000 over $100,000 for mid-size jobs. A $300,000 project pays $1,906.50, plus $953.25 for plan review.
How long does plan review take in Gaffney?
Typically 10 working days. The City notifies you in writing when review is complete.
Can I apply online?
Not through a portal. Email the completed PDF application to the Permit Clerk or bring it to City Hall, with the fees.
What happens if work starts before the permit?
The permit fee is doubled.
Do I need a permit to move a mobile home into Gaffney?
Yes. A $200 moving permit, plus any building and trade permits needed to set the home up, before a certificate of occupancy is issued.
How do I book an inspection?
Call 864-487-8500 at least 24 hours before you need it.
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More South Carolina permitting guides
This guide is provided by Alliance Permitting for general information about Gaffney permitting. Requirements, fees, and procedures change; confirm details with the permitting authority before relying on them.