Lancaster County Building Services, at 101 N Main Street in Lancaster (803-285-1969), issues residential and commercial building permits for the unincorporated county and handles applications for Heath Springs, Kershaw and Van Wyck; the City of Lancaster permits its own area. The permit fee is the project valuation times 0.0075 plus 10% for plan review, and residential plans are usually reviewed in 5 to 7 business days.
What requires a permit in Lancaster County?
Building Services issues permits for new construction and renovations, both residential and commercial. Its fee schedule and forms cover:
Residential
- New homes and townhouses, additions and finishing unfinished space
- Garages, storage buildings, carports, pole barns and covered porches
- Uncovered decks
- Re-roofing and remodels
- Swimming pools
- Mobile home set-up, moves, change of ownership and demolition
- Agricultural buildings
Commercial
- New buildings and shell buildings
- Upfits of shell spaces
- Renovations of existing spaces
- Signs (Sign Application)
- Temporary uses (Temporary Use Application)
Electrical, mechanical and plumbing work done on its own is permitted under the County’s adopted trade fee schedule.
Who issues building permits in Lancaster County?
Building Services, part of County Development Services, reviews plans, issues permits and performs field inspections. Darin Robinson is the Building Director. In its most recent ISO grading the department scored 3 for commercial and 4 for residential construction, on a scale where 1 is best.
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Get a free quote →| Detail | Information |
|---|---|
| Office | 101 N Main Street, Lancaster, SC 29720 (mail: P.O. Box 1809) |
| Phone | 803-285-1969 |
| Hours | Monday to Friday, 8:30 a.m. to 5 p.m. |
| Online filing and inspections | Evolve permit portal |
| Planning Department | 803-285-6005 |
According to the County’s list of municipalities, the towns are handled as follows:
| Town | Who handles applications |
|---|---|
| City of Lancaster | The City’s Building, Planning, Zoning and Licensing Office, under City ordinances; City Hall, 216 S Catawba Street, 803-283-2489 |
| Heath Springs | Lancaster County Development Services, under the County UDO; some applications need Town Council approval (Town Hall 803-273-2066) |
| Kershaw | Lancaster County Development Services, under the County UDO; some applications need Town Council approval (Town Hall 803-475-6065) |
| Van Wyck | Lancaster County Development Services for now, while the Town writes its own UDO; some applications go to the Town Planning Commission and Council (803-712-4993) |
Lancaster County permit fees
Every building permit is the valuation multiplied by 0.0075, with a plan review fee of 10% of the permit. For new construction the County sets the valuation from the ICC Building Valuation Data, adopting the February edition each April; its March 10, 2025 update uses these residential rates:
Not sure this scope needs a permit?
Get a free quote →| Space or work | Value used |
|---|---|
| Heated space, single-family homes and townhouses | $169.09 per sq ft |
| Unfinished third floor, storage or basement | $31.50 per sq ft |
| Garages and storage buildings | $66.20 per sq ft |
| Covered porches, pergolas, patios, carports, pole barns | $52.96 per sq ft |
| Uncovered decks | $25.00 per sq ft |
| Agricultural buildings | $10.00 per sq ft |
| Re-roofing and remodels | Contractor’s price |
| Mobile home set-up | $225 flat fee |
A house with 2,000 sq ft of heated space is valued at $338,180, giving a permit fee of $2,536.35 and plan review of about $254. Commercial buildings use the BVD value for their occupancy and construction type even when the contract price differs; shell buildings are valued at 80% of the total and the later upfit at 20%. Commercial zoning permits cost $100.
Electrical, plumbing and mechanical work
Stand-alone electrical, mechanical and plumbing permits are priced from the County’s adopted fee schedule. On a new house the trades are inspected together at the rough-in stage, and at the temporary power and gas inspection the inspector authorizes the utility to connect; the owner must already have a utility account, and a home on septic needs the signed septic permit first.
Commercial and industrial projects meet the County’s Technical Review Committee, arranged through the Development Services coordinator (803-416-9390), and commercial MEP plans for larger or higher-risk buildings must be sealed by a South Carolina engineer.
Rather talk it over?
Call 1-855-478-4290 →Documents and plan review
New home
- Application signed by the applicant and the landowner, or their signed contract
- Deed, if the land was bought in the last 6 months
- Septic permit or water and sewer letter
- Survey or plot plan with setbacks to all four property lines
- Signed REScheck and Manual D and J calculations
- Address application and HOA approval where there is one
- Construction drawings with square footage by area and an electrical layout showing smoke and CO detectors
Commercial
- Appendix B architectural summary sheet
- Site, foundation, floor and framing plans, sections, and HVAC, plumbing and electrical drawings
- Life safety and accessibility pages
- Chapter 17 special inspection requirements
- Sealed plans for Assembly, Educational, Institutional or Hazardous buildings or any building over 5,000 sq ft
The County aims to finish residential reviews in 5 to 7 business days. Commercial reviews typically take 15 to 30 business days, and commercial renovations 4 to 6 weeks. Electronic plans must be signed and sealed as state rules require.
How to get a Lancaster County building permit
Make sure the parcel is outside the City of Lancaster, and look at the Moratorium layer on the County zoning map.
Get the DHEC septic permit (Rock Hill office, 803-909-7096) or a water and sewer letter.
Set up an account in the County’s online permit system and upload the application, plans and documents.
Pay the plan review fee of 10% of the permit; residential reviews usually finish within a week.
The fee is the valuation times 0.0075.
Book in Evolve or by phone the business day before, starting with the saw pole and footing.
Rather not deal with the Lancaster County building department?
Get a free quote →Inspections in Lancaster County
Schedule inspections in Evolve or by calling 803-285-1969 by 3 p.m. on the business day before you need them; results are emailed. The County does not give appointment times, may push a visit to the second day when volume is high, and does not need you on site if the inspector has access. Confine pets.
A new house goes through saw pole, footing (setbacks checked, with field soil reports), foundation, plumbing and electrical under slab, slab, open floor framing, house wrap, rough-in (with stamped truss drawings and typed soil reports on site), insulation, temporary power and gas, and final inspections. At the final, the address must be posted at the road, panel directories typed and the yard graded and seeded or sodded; the Certificate of Occupancy follows.
A permit expires after 180 days without an inspection. The County offers a progress inspection to keep a slow job alive, or a written extension request to the Building Official with proof that work was done.
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
Lancaster County 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.
Want this handled start to finish?
Get a free quote →- Lancaster County building department
- Lancaster County permit applications and guidance
- Lancaster County permit fee schedule update (March 2025)
- Documents needed to obtain a building permit
- Lancaster County commercial construction
- Lancaster County Building FAQs
- Lancaster County municipalities and permitting
- Lancaster County moratorium information
Lancaster County permit FAQ
Who issues building permits in Lancaster County?
Lancaster County Building Services (803-285-1969) for unincorporated areas, Heath Springs, Kershaw and Van Wyck. The City of Lancaster has its own Building, Planning, Zoning and Licensing Office.
Inspections are where schedules slip.
Get a free quote →How much is a building permit for a new house?
The valuation times 0.0075, plus 10% for plan review. Heated space is valued at $169.09 per sq ft, so a 2,000 sq ft house pays $2,536.35 plus about $254.
How long does plan review take?
Usually 5 to 7 business days for a house, and 15 to 30 business days for commercial plans.
Can I build my own house?
Yes, if it will be your own home and you will not sell or rent it for two years. File the owner-contractor affidavit with the permit application.
How do I schedule an inspection?
Online in Evolve or by phone by 3 p.m. on the business day before. The County does not give appointment times.
How much is a deck permit?
Uncovered decks are valued at $25 per sq ft, so a 300 sq ft deck is valued at $7,500 and the permit is $56.25, plus 10% for plan review.
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More South Carolina permitting guides
This guide is provided by Alliance Permitting for general information about Lancaster County permitting. Requirements, fees, and procedures change; confirm details with the permitting authority before relying on them.