City of Aiken Building Permit Information

The purpose for this is to hold the contractor responsible for his/her work and to ensure that work is checked by the City Building Inspectors.

Before any contractor can purchase a permit, they will need to be licensed by the state of South Carolina to do work in the City of Aiken. Please, as a homeowner, check that your contractor meets all state and city requirements. This will help assure you that you are getting the best job possible in accordance with the codes. State licensing can be verified online through the South Carolina Department of Labor, Licensing, and Regulation (LLR)’s Licensee Lookup web page at https://verify.llronline.com/LicLookup/LookupMain.aspx or by contacting the South Carolina LLR at 803-896-4300. City business licensing can be verified by contacting the Finance Department’s Business License Division at 803-642-7642.

What are the Necessary Requirements to do Work in the City of Aiken?

Contractors

• City of Aiken Business License
• Registration as a Residential Specialty Contractor with the South Carolina Residential Builders Commission if the job exceeds $500
• A South Carolina state license for:
  • Residential work over $5,000 (Residential Home Builders license issued by the South Carolina Residential Builders Commission)
  • Commercial work over $5,000 (General Contractor’s license issued by the South Carolina Contractor’s Licensing Board)

Homeowners

May do their own work on their own home.

Electrical, Plumbing, Gas and Mechanical Contractors

• City of Aiken Business License
• Journeyman’s card or better
• Mechanical Contractor’s License, if the commercial job exceeds $5,000 (South Carolina Contractor’s Licensing Board)

Individuals

Performing work on someone else’s property is considered a contractor and is required to comply with the items found under Contractors.

How to Obtain a Building Permit

How a building permit is obtained from the Building Inspection Division depends on the type of construction proposed. Select from the following options below:

• Permits for additions, alterations or repairs to existing dwellings:
  The contractor or homeowner must submit a completed Residential Building Permit Application and two copies of the plans for review. On the permit application, the applicant will be required to provide information such as the construction address, tax parcel number, property owner’s name, construction cost, contractor names, setbacks, and a description of the work to be done. A plot plan (8 ½ x 11 site schematic) showing the lot size, the location of all proposed and existing structures, any additions and setbacks (distances from structures/additions to the property lines) should also be submitted for additions, swimming pools, wells, storage buildings, and detached garages, carports, and other structures. The contractor must present proof of appropriate City and State licenses when submitting the permit application.
• Permits for one & two family dwellings:
  The contractor or homeowner must submit a completed Residential Building Permit Application and two copies of the plans for review. On the permit application, the applicant will be required to provide information such as the construction address, tax parcel number, property owner’s name, construction cost, contractor names, setbacks, and a description of the work to be done. A plot plan (8 ½ x 11 site schematic) showing the lot size, the location of the proposed dwelling, and setbacks (distances from the dwelling to the property lines) should also be submitted. The contractor must present proof of appropriate City and State licenses when submitting the permit application.
• Permits for multi-family and commercial structures: Permits for multi-family and commercial structures: The contractor must submit a completed Residential or Commercial Building Permit Application, as applicable, along with two sets of plans for review. On the permit application, the applicant will be required to provide information such as the construction address, tax parcel number, property owner’s name, construction cost, contractor names, setbacks, and a description of the work to be done. Specifications must be submitted for new commercial projects. If the building exceeds 5,000 square feet or will be used as a place of assembly or for institutional or educational purposes plans must be designed and stamped by a design professional. All plans must include structural, plumbing, mechanical, electrical, fire protection, elevator and foundation details. A site plan showing drainage calculations and detention must also be submitted. A plot plan (8 ½ x 11 site schematic) showing the lot size, the location of all proposed and existing structures, any additions, and setbacks (distances from structures/additions to the property lines) should also be submitted. The contractor must present proof of appropriate City and State licenses when submitting the permit application.Permits will be issued upon approval from the Building Inspection Division, Planning Department, and Engineering Division, as well as the Fire Department and/or other appropriate agencies, as applicable.

Permits will be issued upon approval from the Building Inspection Division, Planning Department, and Engineering Division, as well as the Fire Department and/or other appropriate agencies, as applicable.

How to Obtain a Certificate of Occupancy

City Building Inspectors will make routine inspections during the construction of building projects. When the completed structure meets all applicable codes, the structure will be finalized and a Certificate of Occupancy issued. A structure may not be occupied prior to the Certificate of Occupancy being issued.

Other Helpful Information

• The Planning Department can assist you in determining if the intended use of the structure is permitted within the appropriate zoning classification. Call 803-642-7608.
• Please see our Adopted Building Codes web page for a list of building codes adopted by the City of Aiken. Permit applications can be found in our Forms & Applications section.
• The size and intended use of the proposed structure will determine if extensive drawings will be required.
• Allow up to 60 days for a review of the complete set of plans that have been submitted to the Building Inspection Division.
• The permit fee is based on the contract amount or construction cost and is to be paid prior to the issuance of the building permit. The Building Permit Fee Schedule can be found in our Forms & Applications section.
• The contractor must understand that it is his/her responsibility to call and request inspections at least 24 hours before an inspection by calling 803-642-7784 or emailing birequest@cityofaikensc.gov by 4:00 p.m. Inspections will be done within two business days, excluding holidays. Please call the main office line at 803-642-7675 by 10:00 am for cancellations.
• The Building Code Board of Appeals is available to the contractor or public to provide an opportunity to appeal any building code interpretation made by the Building Inspection Division. Call 803-642-7675.
• We strongly recommend that you check with the following departments before applying for a permit to ensure that your plans meet the standards involved (This could save you a great deal of time because then you will know when you are submitting plans that your plans will not require significant changes. For instance, you may have been advised by the Planning Department early in your project development that your building will not meet the setback requirements of the City Zoning Ordinance, and therefore had to reconfigure it on the site. It was better to know that early on rather than after you had fully designed your plan):
  • Planning Department – Approval of zoning, setbacks, and subdivision regulations. 803-642-7608.
  • Engineering & Utilities Department – Approval is required for residential subdivisions and commercial projects for grading permits; i.e.: storm water management, sediment and erosion control, etc. 803-642-7610.
  • Business License Division – Approval of new business license applications and business license application renewals as well as verification of a contractor’s business license prior to a building permit being issued. 803-642-7642.
  • Fire Division – Commercial plans that are submitted must be reviewed by the City of Aiken Fire Marshal for compliance with Fire Codes and any required sprinkler plans. 803-642-7620.