Building permits in unincorporated Horry County — the Grand Strand county around Myrtle Beach and Conway — are issued by the Code Enforcement Department, whose building-inspection branch also enforces the National Flood Insurance Program and performs commercial fire inspections in the unincorporated areas.
This Horry County building permit guide covers what requires a permit, how fees work, the online portal, floodplain rules, trade permits, and inspections — so your Horry County project starts clean.
Horry County issues permits for unincorporated areas only. Myrtle Beach, North Myrtle Beach, Conway, Surfside Beach, and other municipalities run their own. Because the county is coastal, buildings in a 100-year floodplain (per the NFIP) require additional information, and resolving unpermitted work after the fact can cost two to four times the original permit fee.
What requires a building permit in Horry County?
Under the South Carolina building codes (the International Codes as adopted with South Carolina modifications by the South Carolina Building Codes Council, then locally administered and enforced), a permit is required before you construct, enlarge, alter, repair, move, demolish, or change the occupancy of most structures and systems. Common triggers include:
Permit required
- New construction, additions, and renovations
- Structural / load-bearing alterations and demolition
- Reroofing, windows, doors, and exterior changes
- Electrical service changes and most wiring alterations
- Mechanical / HVAC installations and changeouts
- Plumbing alterations, repipes, and water heaters
- Decks, pools, accessory structures, and signs
- Change of occupancy or use
Typically exempt
- Painting, flooring, cabinetry, and cosmetic work
- Free-standing accessory residential buildings 200 sq ft or less (excluding commercial)
- Replacing shingles or finished flooring (unless structural sheathing is replaced)
- Like-for-like fixture/device swaps by a licensed contractor
Exemptions are narrow and scope-specific. When unsure, confirm with the building department before starting — see the penalty note below.
Get the permit issued before starting work. Building without one exposes the owner to penalties and stop-work orders, and an after-the-fact permit can cost two to four times the original fee (and may require opening walls to inspect concealed work). Do not cover work like wiring or framing before it passes inspection.
Who handles permitting in Horry County?
Permitting and inspections run through the Code Enforcement Department's building-inspection branch, which also manages NFIP floodplain enforcement and commercial fire inspections. Complaints are submitted through a 311 request.
| Detail | Information |
|---|---|
| Office | 1301 Second Avenue, Suite 1D09, Conway, SC 29526 |
| Commercial plans | cplans@horrycountysc.gov (allow 20 days for review) |
| Online portal | Inspection scheduling, invoice payments, case info |
| Covers | Unincorporated Horry County (municipalities run their own) |
| Floodplain | NFIP enforcement; 100-year floodplain extra requirements |
| Enforced code | IBC/IRC with South Carolina amendments |
Apply online or in person. Apply at the Horry County Code Enforcement Office in Conway, or submit online through the County's portal where eligible; the portal handles inspection scheduling, invoice payments, and case information. New commercial buildings or additions must be submitted digitally to cplans@horrycountysc.gov (allow 20 days), with a notarized owner authorization, full architectural/structural/MEP and civil/site plans showing the fire hydrant, a Special Inspection packet, COMchecks, and DHEC/sewer verification.
Horry County building permit cost
Horry County building permit fees are set by county council and based on project valuation and scope; a free-standing accessory residential building of 200 square feet or less (excluding commercial) is exempt from the permit fee per the Code of Ordinances.
Mobile-home permits cost $150 plus zoning fees, and require a $5 tax registration through the Tax Assessor (843-915-5041) first. After-the-fact permits run two to four times the original fee. Confirm current amounts before budgeting.
| Fee component | How it works |
|---|---|
| Building permit fee | Set by county council (valuation & scope) |
| Accessory ≤200 sq ft (residential) | Exempt from permit fee |
| Trade permits (E / P / M) | Charged separately per trade |
| Mobile-home permit | $150 + zoning (after $5 tax registration) |
| After-the-fact permit | 2x–4x the original fee |
| Work-without-permit | Penalties and possible stop-work orders |
Want a precise number for a specific Horry County project? Send us the scope and valuation and we'll return a fee estimate alongside a filing timeline.
Horry County trade permits
Electrical, plumbing, and mechanical work needs its own permit and a South Carolina-licensed contractor, filed with Code Enforcement.
Electrical permits
Required for new circuits, panel upgrades (a 100-amp to 200-amp upgrade is common in older Grand Strand homes), and rewiring, performed by a SC-licensed electrical contractor.
Plumbing permits
Required for moving or adding supply/drain lines, water heater installation, and gas piping, performed by a SC-licensed plumbing contractor.
Mechanical (HVAC) permits
Required for HVAC changeouts, ductwork, and refrigeration, performed by a SC-licensed mechanical contractor. Specialized systems are permitted and inspected separately.
Miscellaneous & specialty
Reroofs (beyond simple shingle replacement), decks, pools, and signs are permitted separately. Buildings in a 100-year floodplain require additional NFIP documentation, and commercial projects require DHEC/sewer verification and (where applicable) a stormwater Notice of Intent.
Verify your contractor's license. South Carolina licenses commercial general and mechanical contractors through the SC Contractor's Licensing Board, and residential builders, residential specialty contractors, and home inspectors through the SC Residential Builders Commission — both under the SC Department of Labor, Licensing and Regulation (LLR). A license is generally required once the value of the work exceeds $5,000 (S.C. Code 40-11-260 for commercial/mechanical; the Residential Home Builders Act for residential). Verify before signing; the property owner is responsible for ensuring a permit is obtained.
How to get a building permit in Horry County
Confirm jurisdiction & flood zone
Confirm the parcel is in unincorporated Horry County and check whether it lies in a 100-year floodplain.
Prepare your documents
Assemble the application and plans; for commercial, prepare the digital cplans@ package (authorization, full plans, Special Inspection packet, COMchecks, DHEC/sewer).
Apply online or in person
Apply through the online portal where eligible, or at the Conway office; commercial plans go to cplans@horrycountysc.gov (allow 20 days).
Plan review & corrections
Code Enforcement reviews; resolve comments and resubmit (floodplain projects add requirements).
Pay fees & pull the permit
Pay online or in person to receive the permit card, then post it on site and visible before starting.
Schedule inspections through close-out
Schedule required inspections (footing, framing, electrical, final) through Code Enforcement; don't conceal work before it passes. Clear all inspections for your Certificate of Occupancy.
Inspections in Horry County
Schedule required inspections (footing, framing, electrical, final) through the Code Enforcement Office; do not cover work like wiring or framing before it passes inspection. Post the permit card on site and visible before starting work.
A Horry County permit remains valid if work begins within 180 days of issuance. A final inspection and Certificate of Occupancy are required before legal occupancy or use.
Official Horry County permitting resources
- 🏛️ Horry County Code Enforcement
- 💻 What you need for a building permit
- 📋 When to get a building permit
- 🪪 SC Contractor's Licensing Board (LLR)
- 📘 SC Building Codes Council
- 🧮 Cost of a building permit
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More South Carolina permitting guides
This guide is provided by Alliance Permitting for general informational purposes and reflects publicly available information believed accurate as of June 2026. Permit requirements, fees, and processes change; always confirm current details with the Horry County Code Enforcement Department before filing. This is not legal advice.