For projects started on or after May 1, 2026, building permits inside the Town of James Island come from the Town through its contractor SAFEbuilt, filed online in Community Core after any Town zoning permit; jobs already under way stay with Charleston County Building Services. Permit fees start at $125, and plan review, where required, adds half the permit fee.
What requires a permit in the Town of James Island?
The Town’s building fee schedule covers all new construction, additions, alterations and renovations, including manufactured homes, swimming pools, permanent signs and cell towers. Mechanical, plumbing and electrical work is permitted separately.
Zoning permit first
- New homes
- Additions and extensive remodels
- Pools
- Sheds, garages and other accessory buildings
- Generators
Other Town permits
- Grand tree removal or heavy pruning
- Clearing and grubbing, with a stormwater Notice of Intent
- Work in a Town or SCDOT right-of-way or easement (encroachment permit)
- Demolition, moving a building and changes of use
- Short-term rental inspections
Who issues building permits in James Island?
The Town of James Island issues new building permits and carries out inspections through SAFEbuilt, which provides building plan review, permitting, inspections and code enforcement for the Town. The Planning Director handles zoning, site plans, signs, tree permits and plat reviews. Projects that were in progress before May 1, 2026 continue with Charleston County Building Services until they close.
Short on time to read all of this?
Get a free quote →| Detail | Information |
|---|---|
| Town Hall | 1122 Dills Bluff Rd., James Island, SC 29412 |
| Phone | 843-795-4141 |
| info@jamesislandsc.us | |
| SAFEbuilt building services | 803-942-1433 |
| Building permit portal | Community Core (SAFEbuilt) |
| Zoning, tree and other Town permits | The Town’s online permit portal |
How James Island permits are filed
The Town runs two online systems. Planning and zoning permits, tree alteration or removal permits and business licenses go through the Town’s own portal, while building permits go through SAFEbuilt’s Community Core. First-time applicants register for a Community Core account; returning users log in to apply or check status.
Owners acting as their own builder complete the Town’s Owner/Builder Disclosure Form. Commercial projects use the Town’s site plan review or limited site plan review applications, and land divisions use the exempt or non-exempt subdivision applications.
James Island permit fees
Exhibit D, the Town’s building construction permit fee schedule, values work by occupancy and construction type using the latest ICC Building Valuation Data.
| Construction cost | Permit fee |
|---|---|
| $0–$5,000 | $125 |
| $5,001–$10,000 | $125 plus $8 per extra $1,000 |
| $10,001–$50,000 | $165 plus $7 per extra $1,000 |
| $50,001–$100,000 | $445 plus $6 per extra $1,000 |
| $100,001–$500,000 | $745 plus $5 per extra $1,000 |
| Over $500,000 | $2,745 plus $4 per extra $1,000 |
Not sure this scope needs a permit?
Get a free quote →When plan review is required it costs half the permit fee. A $300,000 project therefore pays $745 plus 200 × $5, or $1,745, and $872.50 for plan review.
| Item | Fee |
|---|---|
| Application filing fee | $50 |
| Re-inspection | $125 each time |
| Demolition | $150 |
| Moving a building | $150 |
| Change of use inspection | $250 |
| Stormwater review | $250 |
| Flood zone filing fee | $250 |
| Floodplain compliance inspection | $100 |
| Short-term rental inspection | $175 |
| Work without a permit | Twice the fee of the missing permit |
Mechanical, plumbing and electrical permits
Trade permits for new work are issued by the Town through SAFEbuilt in Community Core, on their own fee table based on the cost of the job:
Rather talk it over?
Call 1-855-478-4290 →| Cost of job | Permit fee |
|---|---|
| $0–$10,000 | $125 |
| $10,001–$50,000 | $125 plus $8 per extra $1,000 |
| $50,001–$100,000 | $320 plus $6 per extra $1,000 |
| $100,001–$500,000 | $620 plus $4 per extra $1,000 |
| Over $500,000 | $2,220 plus $2 per extra $1,000 |
So a $12,000 HVAC replacement pays $125 plus 2 × $8, or $141.
How to get a building permit in James Island
New projects go to the Town; anything already permitted by Charleston County before May 1, 2026 stays there until it is finished.
Apply in the Town’s portal first for new homes, additions, extensive remodels, pools, sheds, garages and generators.
Submit a Notice of Intent for any land disturbance, with a design professional’s drainage site plan for a new single-family home.
Create an account and submit the building permit application with plans.
Pay the $50 filing fee, the permit fee and the plan review fee where required.
Keep the job ready; each failed inspection that needs a return visit costs $125.
Rather not deal with the building department?
Get a free quote →Inspections in James Island
For permits issued by the Town, SAFEbuilt carries out the building inspections and handles code enforcement. Projects that began under Charleston County before May 1, 2026 are still inspected by Charleston County Building Services.
The Town charges $125 for each re-inspection, $250 for a change of use inspection and $100 for a floodplain management compliance inspection.
Local James Island rules that matter
Grand trees: any tree 18 in or more in diameter at breast height, except pines and sweet gums, is a grand tree and can be removed only with a permit if it is dead, diseased, dying or an imminent hazard; otherwise you need a variance from the Board of Zoning Appeals. Removing more than 25% of a grand tree’s canopy, or three or more limbs 6 in or thicker, also needs a permit. Invasive species are exempt.
Stormwater: the Town’s Public Works stormwater program requires a Notice of Intent for any land-disturbing work, whatever its size. A single-family home needs a site plan by a design professional showing drainage before and after construction, and a lot in a subdivision needs that plan stamped by a South Carolina professional engineer or landscape architect.
Right-of-way work: any work in a Town or SCDOT right-of-way or easement needs an encroachment permit application, filed with the stormwater application.
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
Want this handled start to finish?
Get a free quote →James Island 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 James Island forms and requirements
- Open official James Island inspection information
- Town of James Island online permitting
- James Island building permit fee schedule (Exhibit D)
- James Island owner/builder disclosure form
- James Island grand tree removal process
- James Island single-family stormwater requirements
James Island permit FAQs
Who issues building permits in the Town of James Island?
Since May 1, 2026 the Town issues new building permits and inspects through SAFEbuilt. Projects already in progress before then stay with Charleston County Building Services.
Inspections are where schedules slip.
Get a free quote →How much is a building permit in James Island?
$125 for work up to $5,000, then a sliding scale: a $300,000 project pays $1,745, plus $872.50 if plan review is required and a $50 filing fee.
Do I need a zoning permit before the building permit?
Yes, for new homes, additions, extensive remodels, pools, sheds, garages and generators. Apply for zoning first in the Town’s portal.
Can I cut down a large tree on my lot?
Not a grand tree (18 in or more across at breast height, other than pine or sweet gum) unless it is dead, diseased, dying or hazardous and you have a removal permit. Call the Planning Department at 843-795-4141.
Where do I apply for a building permit?
In SAFEbuilt’s Community Core portal, after registering for an account.
What does a failed inspection cost?
$125 for each re-inspection.
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More South Carolina permitting guides
This guide is provided by Alliance Permitting for general information about James Island permitting. Requirements, fees, and procedures change; confirm details with the permitting authority before relying on them.