The Town of Mount Pleasant Building Inspections Division has been paperless since 2014 — and does not issue a temporary certificate of occupancy under any circumstances.
This Mount Pleasant building permit guide covers the two triggers that require a permit, the online paperless submittal process, how plan review and certificate queuing actually work, and the town's firm position on temporary certificates of occupancy.
Scope: inside the Mount Pleasant town limits. Outside them, Charleston County Building Inspection Services permits.
There is no temporary certificate of occupancy in Mount Pleasant. The town does not provide a CO with Conditions. Every required inspection must be complete before a certificate can even be requested, and the request then queues in the order received. Any programme assuming partial occupancy will fail here.
What requires a permit in Mount Pleasant?
Mount Pleasant has two separate permit triggers, and either one is sufficient. All construction projects where the valuation of the proposed construction exceeds the amount determined by the Building Official, or which require a structural inspection, must obtain a building permit. A low-value job that touches structure still needs one.
The town has offered online and paperless submittals since 2014, and applications should be submitted online via the town website with the appropriate supplemental information and a site plan. The town publishes guidance on how to avoid application or plan rejection for commercial work, which is worth reading before a first submission rather than after a first rejection.
The single most important thing to know about Mount Pleasant is what it will not do at the end. The town does not provide a CO with Conditions, previously known as a Temporary CO. There is no partial occupancy route. A project either completes all required inspections or it does not open — and any programme built on a temporary CO will fail here.
Permit required
- Construction above the valuation threshold set by the Building Official
- Any work requiring a structural inspection, regardless of valuation
- New construction, additions, and alterations
- Electrical, mechanical, plumbing, and gas work
- Change of use or occupancy
- Work in a coastal critical area, which needs SCDES authorisation as well
- Demolition
Typically exempt
- Painting, flooring, and cosmetic finishes
- Routine maintenance not altering structure or a regulated system
- Work outside the town limits, which belongs to Charleston County
- Like-for-like replacements not modifying a regulated system
South Carolina enforces the South Carolina Building Codes adopted by the Building Codes Council under S.C. Code Ann. § 6-9-50; the 2021 codes are in force, and the 2024 codes take effect for every county and municipality on 1 January 2027 (the energy code stays the 2009 IECC). The South Carolina Building Codes
Mount Pleasant building department: who handles permitting
Both queues in Mount Pleasant run in the order received, and the town says so plainly. Plan review time fluctuates daily based on current workloads, and plans are typically reviewed in the order they were received; the town currently quotes a 4–6 week lead time and offers no expedited or express review. Certificates of Occupancy or Completion, once requested, are likewise reviewed and processed in the order received.
The practical consequence is that completeness matters more than urgency. The town says a complete submittal keeps plan review time to a minimum, and staff will ask for more information before a project goes to review if anything is missing. Its published guidance on avoiding application or plan rejection, for commercial and residential work, is worth reading first.
Short on time to read all of this?
Get a free quote →Certificates of Occupancy or Completion may be requested after the successful completion of all required inspections, by email to the town's inspections address. Note the sequence: all inspections first, then the request, then the queue. There is no route that shortens it.
| Detail | Information |
|---|---|
| Authority | Town of Mount Pleasant Building Inspections Division, Municipal Complex, 100 Ann Edwards Lane, Mount Pleasant, SC 29464 · 843-884-5184 · Monday to Friday 8:00am to 4:30pm |
| Permit trigger | Valuation above the Building Official's threshold, or a structural inspection |
| Submittal | Online via the town website, paperless since 2014 |
| Plan review | In the order received; currently 4–6 weeks, no expedited review |
| CO request | By email, after all required inspections are complete |
| CO processing | In the order received |
| Temporary CO | Not provided — no CO with Conditions |
| Outside the town | Charleston County permits |
⚠️|Plan for a hard close-out. Mount Pleasant does not issue a CO with Conditions — what other jurisdictions call a Temporary CO. Every required inspection must be complete before a Certificate of Occupancy or Completion can even be requested, and the request then queues in the order received. Build that into the handover date rather than discovering it two weeks before opening.
Mount Pleasant permits: record types and what each covers
The Town of Mount Pleasant issues the following records, all submitted online through the town's paperless process:
Residential permit types
| Permit type | What triggers it | Review path | Fee basis |
|---|---|---|---|
| New construction | New dwellings, additions, and accessory structures above the local size threshold | Full plan review against the adopted South Carolina Residential Code, plus zoning | Valuation-based |
| Renovation / alteration | Structural changes, layout changes, or added plumbing, mechanical, or electrical | Plan review scaled to scope; the property maintenance and existing-building provisions apply only where locally adopted by ordinance | Valuation-based |
| Reroof | Roof covering replacement, recover, and structural deck repair | Dry-in and deck inspection; plan review rarely required | Valuation or squares |
| Solar photovoltaic | Rooftop or ground-mount arrays, with or without battery storage | Electrical review led, with structural review of the attachment | Flat or system-size based |
| Battery energy storage | Wall or floor-mounted storage added to a dwelling | Electrical review plus fire separation and location check | Flat or per-permit minimum |
| Electrical | Service changes, panel upgrades, new circuits, EV chargers, and rewiring | Trade review; filed by a licensed residential electrician or a mechanical contractor with the Electrical subclassification | Per-permit minimum or per-device |
| Plumbing | New piping, repipes, fixtures, gas piping, and water heater replacement | Trade review; filed by a licensed residential plumber or a mechanical contractor with Plumbing | Per-permit minimum or per-fixture |
| Mechanical / HVAC | Changeouts, new ductwork, and refrigeration | Trade review; filed by a licensed residential HVAC installer or a mechanical contractor with Air Conditioning or Packaged Equipment | Per-permit minimum or per-unit |
| Deck and porch | New decks, screened porches, and structural rebuilds | Structural review of footings, ledger attachment, and guards | Valuation or flat |
| Swimming pool | In-ground and above-ground pools, including residential pools | Barrier, bonding, and electrical review; residential pool work over $10,000 requires a Swimming Pools subclassification or a Residential Builder licence | Valuation or flat |
| Manufactured home set-up | Placing or re-siting a manufactured home | Zoning, floodplain, and anchoring review; filed by an LLR-licensed contractor | Flat or per-unit |
| Demolition | Full or partial demolition of a dwelling or accessory structure | Utility disconnect confirmation and site restoration check | Flat |
Not sure this scope needs a permit?
Get a free quote →Commercial permit types
| Permit type | What triggers it | Review path | Fee basis |
|---|---|---|---|
| New commercial construction | Ground-up commercial, industrial, and institutional buildings | Concurrent review against the adopted South Carolina Building Code, fire, and zoning | Valuation-based |
| Tenant improvement / upfit | Interior fit-out of an existing tenant space | Building, trade, and life-safety review; accessibility attaches on change of use | Valuation-based |
| Change of occupancy | Converting a building or space to a different use group | Occupancy classification, egress, and accessibility review | Valuation or flat |
| Commercial electrical | Service, distribution, and branch circuit work | Trade review under a mechanical contractor holding Electrical | Per-permit or valuation |
| Commercial plumbing | Process piping, fixtures, backflow, and grease waste | Trade review; backflow and grease interceptor sign-off where applicable | Per-fixture or valuation |
| Commercial mechanical | Rooftop units, kitchen exhaust and hood systems, and refrigeration | Trade review; kitchen exhaust and hood systems sit under Packaged Equipment | Per-unit or valuation |
| Commercial reroof | Roof covering replacement on a commercial structure | Deck, dry-in, and attachment inspection | Valuation or squares |
| Signage | Wall, ground, and illuminated signs | Zoning review for size and placement, plus electrical where illuminated | Flat or per-sign |
| Land disturbance | Clearing, grading, and stormwater-triggering site work | Erosion and sediment control review, separate from the building permit | Acreage-based |
| Commercial demolition | Full or partial demolition of a commercial structure | Utility disconnect, asbestos notification, and site restoration | Flat or valuation |
Rather talk it over?
Call 1-855-478-4290 →Residential
- Single-discipline review in most cases
- Trade records filed separately, under a residential electrician, plumber or HVAC licence from the Residential Builders Commission (or a Chapter 11 mechanical licence)
- Residential builder licence required above the statutory threshold; residential specialty above a much lower one
- Septic properties need SCDES approval before the county can issue
Commercial — multi-discipline
- Concurrent review across building, trades, fire, and zoning
- Signed and sealed plans across every affected discipline
- Licence group caps the value of a single bid or job, separately from the permit
- Accessibility and life-safety review attach to any change of occupancy
Records you will actually see in Mount Pleasant
| Record | What it covers |
|---|---|
| Residential building permit | New construction, additions, alterations |
| Commercial building permit | With published rejection-avoidance guidance |
| Trade permits | Electrical, mechanical, plumbing, and gas |
| Certificate of Occupancy | After all required inspections are complete |
| Certificate of Completion | Requested on the same basis |
| Change of occupancy | Converting a building to a different use |
| Demolition permit | Full or partial demolition |
Solar permits in Mount Pleasant
Solar in Mount Pleasant is caught by either permit trigger — the valuation threshold or the requirement for a structural inspection, and a roof-mounted array usually meets the second regardless of cost. Confirm which licences your installer actually holds before the application is filed: on commercial work a rooftop array can need the Miscellaneous Metals, Roofing or Building and Electrical subclassifications, while on homes the Residential Builders Commission registers solar installers and a residential electrician does the wiring.
Rather not deal with the building department?
Get a free quote →Roofing permits in Mount Pleasant
A reroof in Mount Pleasant is submitted online with the appropriate supplemental information. Plans are typically reviewed in the order received, and a complete submittal keeps review time to a minimum. Roofing is its own general contractor subclassification in South Carolina, and it absorbed the former General Roofing and Specialty Roofing classifications, so an older pocket card can read differently from the current licence record — check the LLR verification lookup rather than the card alone.
Solar and roofing work follow statewide licensing rules, and utilities run interconnection on their own timeline. Solar and roofing rules in South Carolina
Mount Pleasant permit cost
Mount Pleasant permit fees follow the town schedule and scale with the type and valuation of the work, with trade permits charged as their own records. Applications are submitted online with the appropriate supplemental information and a site plan.
The real cost exposure here is schedule, not fee. With no temporary CO available and both plan review and CO processing running in the order received, a rejected submission or a missed inspection converts directly into occupancy delay. Confirm current fee amounts against the town before budgeting.
| Fee component | How it works |
|---|---|
| Building permit | Per town fee schedule, by type and valuation |
| Trade permits | Electrical, mechanical, plumbing, gas charged separately |
| Plan review | Queued in the order received |
| Certificate of Occupancy | Requested after all inspections; queued in order received |
| Temporary CO | Not available at any price |
| Coastal critical area | SCDES authorisation is separate and additional |
Want a precise number for a specific Mount Pleasant project? Send us the scope and we will price the permit path before you file.
Mount Pleasant trade permits
Electrical, mechanical, plumbing and gas work each need their own permit and a South Carolina licensed contractor. Four Mount Pleasant specifics:
Structural inspection is its own trigger
A permit is required where the valuation exceeds the Building Official's threshold or where the work requires a structural inspection. Either one alone is enough.
Submit online with the site plan
Applications should be submitted online via the town website with the appropriate supplemental information and a site plan. The town has been paperless since 2014.
Read the rejection guidance first
The town publishes guidance on how to avoid application or plan rejection for commercial and residential work. Review runs in the order received, and missing information has to be supplied before a project goes to review.
No conditional occupancy
The town does not provide a CO with Conditions, previously known as a Temporary CO. All required inspections must be complete before a certificate can be requested.
South Carolina licenses contractors through two boards in the Department of Labor, Licensing and Regulation: the Contractor’s Licensing Board (general and mechanical work over $10,000) and the Residential Builders Commission (residential builders over $5,000; residential electricians, plumbers, HVAC and other specialty work over $500). Contractor licensing in South Carolina
Want this handled start to finish?
Get a free quote →Mount Pleasant permit application: how to apply step by step
Here is how to get a building permit in Mount Pleasant, from confirming the requirement through to close-out. Each step below corresponds to a real decision point where projects commonly stall.
Outside the Mount Pleasant town limits, Charleston County permits through Building Inspection Services. Settle the limit from the parcel.
A permit is required where the valuation exceeds the amount determined by the Building Official, or where the work requires a structural inspection. Low-value structural work still needs one.
Work through the town's published guidance on avoiding application or plan rejection before submitting, particularly on commercial projects.
Applications go online via the town website with the appropriate supplemental information and a site plan. Plans are reviewed in the order received, currently with a 4–6 week lead time.
There is no partial occupancy route. All required inspections must be successfully completed before a certificate can be requested.
Certificates of Occupancy or Completion are requested by email after all inspections are complete, and are reviewed and processed in the order received.
Inspections in Mount Pleasant
Inspections follow the adopted code sequence through footing and foundation, trade rough-ins, framing, insulation and final. The town has streamlined the application process where possible and offers assistance to anyone having difficulty applying online.
The close-out is where Mount Pleasant needs the most planning. Certificates of Occupancy or Completion may be requested after the successful completion of all required inspections, by email to inspectionsmp@tompsc.com, and are then reviewed and processed in the order received. The town does not provide a CO with Conditions, previously known as a Temporary CO.
That matters most on commercial projects with a fixed opening date or a lease commencement tied to occupancy. Where other jurisdictions would issue a conditional certificate against a punch list, Mount Pleasant will not — so the punch list has to be closed before the certificate is even requested, and the request then queues.
Keep the permit and approved plans on site throughout, and build the close-out sequence around the absence of any conditional occupancy route.
Mount Pleasant permit search and official resources
Mount Pleasant publishes its permit guidance, rejection-avoidance material and inspection contacts through the town website.
- Town of Mount Pleasant building permits
- Charleston County Building Inspection Services
- SCDES septic and onsite wastewater
- SC Coastal Zone Management Program
- SC LLR licence verification
- SC Building Codes Council
Inspections are where schedules slip.
Get a free quote →Frequently asked questions
Who issues building permits in Mount Pleasant, SC?
The Town of Mount Pleasant Building Inspections Division, for work inside the town limits. Outside them, Charleston County Building Inspection Services permits.
When is a building permit required?
For all construction projects where the valuation of the proposed construction exceeds the amount determined by the Building Official, or where the work requires a structural inspection. Either trigger alone is sufficient.
Does Mount Pleasant issue temporary certificates of occupancy?
No. The Town of Mount Pleasant does not provide a CO with Conditions, previously known as a Temporary CO. All required inspections must be successfully completed before a certificate can be requested.
How do I request a Certificate of Occupancy?
By email to the town's inspections address, after the successful completion of all required inspections. Requests are reviewed and processed in the order received.
How long does plan review take?
It fluctuates daily based on current workloads, and plans are typically reviewed in the order they were received. The town currently quotes 4–6 weeks and does not offer expedited or express review.
How do I submit an application?
Online via the town website, with the appropriate supplemental information and a site plan. The town has offered online and paperless submittals since 2014 and will assist anyone having difficulty applying online.
How can I avoid having my plans rejected?
The town publishes guidance on how to avoid application or plan rejection for commercial and residential projects. A complete submittal, it says, keeps plan review time to a minimum.
Who approves septic?
The SC Department of Environmental Services, under Regulation 61-56. The combined health and environment agency was split on 1 July 2024 and its onsite wastewater programme moved to SCDES.
What is the contractor licensing threshold in South Carolina?
Greater than $10,000 in total cost of construction for general and mechanical contracting, under S.C. Code Ann. section 40-11-30 — raised from $5,000 in 2023. Residential thresholds are separate and lower.
Do coastal rules apply in Mount Pleasant?
Mount Pleasant sits in Charleston County, one of South Carolina's eight coastal counties. Activities wholly or partially within the state's critical areas need SCDES authorisation separately from the town building permit.
Which building code does Mount Pleasant enforce?
The South Carolina Building Codes as adopted with state modifications by the SC Building Codes Council. The 2021 editions apply now.
When do the 2024 codes take effect?
1 January 2027. Where a completed permit application was approved before that date, the work may be completed and inspected under the code in effect when the permit was issued.
Simplify Mount Pleasant permitting with Alliance Permitting
Mount Pleasant rewards completeness and punishes optimism. With no conditional occupancy and both queues running in order received, the close-out date is set by the last inspection, not by the opening plan.
Trusted by leading builders, developers, and national contractors — 21+ years of filing in the jurisdictions we write about.
Contractors and builders choose Alliance for Mount Pleasant because the work is done by people who have stood at the counter:
- Complete first submission — worked against the town’s own rejection-avoidance guidance, because a complete submittal keeps review time to a minimum.
- Realistic close-out — programmes built without any assumption of a temporary certificate of occupancy.
- Both triggers checked — valuation and structural inspection assessed separately, since either alone requires a permit.
- Complete oversight — every Mount Pleasant permit and inspection tracked in one place.
Alliance Permitting is a permit documentation and expediting service in South Carolina. We are not a law firm and do not provide legal advice, and we are not the permitting authority.
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More South Carolina permitting guides
This guide is provided by Alliance Permitting for general information about Mount Pleasant permitting. Requirements, fees, and procedures change; confirm details with the permitting authority before relying on them.