Building Permits

Building permits are required for all structures constructed, reconstructed, erected or modified within the Town of Awendaw, as well as for any other work or trade which requires a building inspection.

​Pursuant to an agreement between the town and Charleston County, the Charleston County Building Inspection Services Department is responsible for the administration and enforcement of all permitting and inspection services within the Town of Seabrook Island. Any individual seeking to obtain a permit must apply directly to Charleston County. Permit fees will be paid directly to the county, pursuant to the county's ​permit fee schedule. 

​Prior to applying for a building permit from the county, all applicants must first obtain a zoning permit from the Town of Awendaw. The purpose of the zoning permit is to ensure that all work conforms to the zoning requirements contained within the town's Zoning Code. Please note that a town zoning permit is required for ALL new construction, renovation, modifications, maintenance and accessory structures, including work which may not require a county building permit. 

​​All building permits will be valid for a period of one year from the date of issuance, unless extended by the town and county. A building permit will be considered abandoned if construction is not commenced within six months after the date of issuance, or if construction is discontinued for a period of six months.

All contractors and subcontractors doing work within the Town of Awendaw must have a valid town business license prior to commencing work. 

The Charleston County Building Inspection Services Department also provides floodplain management and hazard mitigation services within the Town of Awendaw. 
** New Flood Maps Now in Effect! **
​Charleston County’s new flood maps became effective on January 29, 2021. All new construction and substantial improvements submitted on or after January 29, 2021 must comply with the new flood elevation requirements. 
  • Base Flood Elevation (BFE): To determine the BFE for any property in Charleston County, view the county's FEMA Flood Map Viewer
  • Design Flood Elevation (DFE): BFE + 2-Foot Freeboard
  • Verical Datum: Building elevations must be drawn using the North American Vertical Datum of 1988 (NAVD 88)

Additional Resources:​
​Staff Contacts: 
Riccardo Giani, Town Planner 
Email: click here. 
Takeya White, Planning Clerk
​Email: click here. 
Office: (843) 931-8125
Charleston County Building Inspection Services
Phone: (843) 202-6930
Email: click here. 
Department Hours:
Town Planner: Wednesday 8:30 AM - 5:00 PM
​Planning Clerk: Tuesday - Thursday 10:00 AM - 2:00 PM
Adopted Building Codes
As of January 1, 2020, the Charleston County Building Inspections Services Department enforces the following codes in the Town of Awendaw:
  • 2021 International Residential Code (with modifications)
  • 2021 International Building Code (with modifications)
  • 2021 International Fire Code (with modifications)
  • 2021 International Plumbing Code
  • 2021 International Mechanical Code
  • 2021 International Fuel Gas Code (with modifications)
  • ANSI A 117.1-2017 (Accessibility Code)
  • 2020 National Electrical Code (with modifications)
  • 2009 International Energy Code

Resources from the South Carolina Building Codes Council: