Simpsonville, South Carolina Building Permit Guide

The City of Simpsonville issues its own building and trade permits for property inside city limits. You apply, upload plans, pay and schedule inspections in the City’s Evolve permit portal, while plan review submittals for development projects and zoning applications go through the separate Project Portal. A building permit costs $15 for the first $1,000 of value plus $5 per $1,000 up to $100,000, and ground-up construction adds a $100 application fee and an administrative fee of 0.5% of project cost.

What requires a permit in Simpsonville?

The City’s permit fee schedule shows the work it permits. Building permits are priced on the value of construction and cover new buildings, additions, alterations and swimming pools.

Simpsonville building department: who handles permitting

Permits for property inside Simpsonville city limits come from the City’s Community Development office at City Hall, 425 E. Curtis Street. Planning & Economic Development, led by Planning Director Jon Derby, handles zoning, rezoning, variances and development plan review from the same building. Property outside the city limits is not under the City’s building permits.

The Simpsonville Fire Department’s Fire Marshal works from the department’s administrative offices at 102 Academy Street. Public Works (864-967-9531) handles sewer and right-of-way questions.

Simpsonville permits: portals and forms

The Evolve permit portal is used to apply for a permit and upload supporting documents, check status and inspection results, schedule or cancel inspections, and pay permit, re-inspection and other fees. If you have applied before, log in with the same email and reset the password rather than opening a second account. Short-term rental permits are also applied for there.

The Project Portal is where you submit plans for review, apply for zoning and look up development projects. The City publishes concept plan and master site plan requirements for its development districts, plus guides for rezoning, variances and special exceptions.

The City’s Building Permits Acknowledgement sets four conditions:

• All contractors need a current Simpsonville business licence as well as a state licence, and every subcontractor needs its own City business licence.
• The City collects REWA impact fees for all new construction.
• A commercial project needs a sewer flow acceptance letter from Public Works before the building permit is issued.
• Where Greenville County or SCDOT requires an encroachment permit, the City may ask for proof of it before issuing its own permit.

Before drawing plans for a new use, the City’s Getting Started Worksheet walks through the zoning district, whether the site is in the Town Center or Village Commerce design overlay district, allowed uses, parking, height, setbacks, open space, buffers and signs.

Simpsonville permit cost

Fees come from the City’s adopted FY 2026–27 fee schedule (Appendix A of the adopted budget book), which keeps the building and trade rates of the schedule posted in the Evolve portal. The building permit is based on the value of construction, and the portal schedule adds that every permit is non-refundable and non-transferable.

For example, a new house valued at $250,000 has a building permit fee of $1,072.50, a $100 application fee, a $1,250 administrative fee and $50 for plan review, a total of $2,472.50 before trade permits, sewer fees and REWA impact fees.

Simpsonville trade permits

Electrical, plumbing and mechanical permits are issued by the City through Evolve, each with a $25 base fee plus the item charges below. Trade subcontractors need their own City business licence.

Connecting to City sewer adds a tap fee ($500 residential, $1,000 commercial), a capacity fee ($700 residential, $1,500 commercial) and a $25 inspection fee.

Simpsonville permit application: how to apply step by step

Inspections in Simpsonville

Inspections are scheduled and cancelled through the Evolve portal, and results appear under My Permits. Questions about inspections can be sent through the portal’s contact form or to 864-967-9526.

A re-inspection fee of $35 applies only after the second failed re-inspection. Homes do not need a separate certificate of occupancy application, because residential certificates are issued under the building permit; commercial certificates of occupancy cost $50. Right-of-way work under an encroachment or street cut permit is inspected by Public Works on completion (864-967-9531).

Local Simpsonville details that matter

REWA impact fees: the City collects REWA impact fees on every new construction permit.

Design overlay districts: sites in the Town Center or Village Commerce districts carry extra design standards, and the zoning ordinance sets residential, common and streetscape buffers of 10, 5 and 8 feet.

Street cuts: any encroachment or street cut needs the City permit ($500) with a site plan and a Palmetto Utility Protection Services request number; starting without it adds a fine equal to the permit cost.

Banners and burning: temporary banners cost $25 each with a limit of 4 a year (a new business’s first one is free), and burn permits cost $250 plus a $1,000 deposit refunded if there is no damage.

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

Simpsonville permit search and official resources

• Simpsonville permit / building information
• Simpsonville Planning & Economic Development
• Adopted FY 2026–27 budget book (Appendix A fee schedule)
• Simpsonville Building Permits Fee Schedule
• Building Permits Acknowledgement
• Getting Started Worksheet
• Encroachment and street cut permit application

Frequently asked questions

Who issues building permits in Simpsonville?

The City of Simpsonville’s Community Development office at City Hall, 425 E. Curtis Street, for property inside city limits.

How much is a building permit in Simpsonville?

$15 for the first $1,000 of value plus $5 per $1,000 up to $100,000, then lower rates per $1,000. A new $250,000 house totals $2,472.50 with the application, administrative and plan review fees.

How do I apply for a permit?

Online in the Evolve permit portal, where you upload documents and pay. Zoning applications and development plan review go through the Project Portal.

Does every subcontractor need a City business licence?

Yes. The City requires each subcontractor to hold its own Simpsonville business licence, and contractors need a state licence too.

How do I schedule an inspection?

Use Schedule Inspection in Evolve; you can cancel there too. Re-inspections cost $35 after the second failed one.

Can I get a refund on a permit?

No. The City’s schedule says all permits are non-refundable and non-transferable.

What is the Simpsonville permit office phone number?

864-967-9526, or email permits@simpsonville.com.

Simplify Simpsonville permitting with Alliance Permitting

Alliance Permitting is a permit documentation and submission company in South Carolina. We prepare your paperwork, file it correctly and coordinate with the permitting authority through issuance. We are not a contractor and we do not perform licensed plan review or inspections; that work stays with your licensed team and the jurisdiction.

This guide is provided by Alliance Permitting for general information about Simpsonville permitting. Requirements, fees, and procedures change; confirm details with the permitting authority before relying on them.