North Charleston permits are issued at City Hall's One Stop Shop, 8 a.m. to 4 p.m. weekdays. Permit questions: 843-740-2562. Zoning: 843-740-2581.
Last checked Oct. 12, 2026. Facts on this page come from the City of North Charleston’s permits page and zoning page.
Building permits, inspections, planning and zoning in North Charleston are handled in the One Stop Shop on the third floor of City Hall, 2500 City Hall Lane. Permits are issued 8 a.m. to 4 p.m. Monday through Friday, and the lobby is open until 4:30 p.m. You can also apply online; permits applied for online are emailed to the primary contact.
Who to call
- Permits: Building Inspection Department, 843-740-2562, 843-740-2564 or 843-740-2569
- Zoning, trees, fences and setbacks: 843-740-2581 or 843-740-2582
- Planning and zoning, general: 843-740-2571, 8 a.m. to 4:30 p.m. weekdays
- Fire alarm and sprinkler permits: 843-740-2625
- Sewer repairs: North Charleston Sewer District, 843-764-3072 (a separate permit)
- Apply online: City of North Charleston customer portal
When you need a permit
City code makes it a misdemeanor to build, add on, alter, demolish, excavate around, regrade or move a structure without a permit, and each day counts as a separate offense. Working without a permit triples the permit fees. The city’s permits page links each application, including:
- new residential construction and work on existing structures
- residential accessory structures such as sheds
- electrical, plumbing, mechanical and gas
- fences and tree removal
- portable storage units, signs and mobile home installation
Sewer repairs need a separate permit from the sewer district. Property in a flood zone also falls under the city’s floodplain management program.
Fences, as an example
A contractor hired to build or repair a fence must get the permit; an owner applies only when doing the work personally. Upload a contract with the cost of materials and labor, any HOA or architectural review approval, a site plan showing property lines, buildings, setbacks, easements and trees 10 inches or more across near the fence, and the height and material. A wood privacy fence must face its smooth side out. A zoning inspector visits before the permit is issued.
What permits cost
The permit fee schedule is based on the value of the work:
| Value of the work | Building permit fee |
|---|---|
| $1,000 or less | no fee, unless an inspection is needed ($15 each) |
| $1,001 to $50,000 | $15 for the first $1,000 and $5 for each extra $1,000 |
| $50,001 to $100,000 | $260 for the first $50,000 and $4 for each extra $1,000 |
| $100,001 to $500,000 | $460 for the first $100,000 and $3 for each extra $1,000 |
| Over $500,000 | $1,660 for the first $500,000 and $2 for each extra $1,000 |
Every application also carries a $30 nonrefundable filing fee, and plan checking costs half the permit fee. Electrical, gas, plumbing and mechanical permits have their own rates on the same page. The city asks applicants not to mail checks, and the schedule does not include the city business license fee contractors pay.
Inspections and expiration
All inspections are scheduled online through the customer portal. Post the permit card in a weatherproof permit box where inspectors can see it, with the permit drawings on site; the city says inspectors will not inspect without them. A permit is good for six months. If no inspection is done in that time it expires, and you start over. The city builds to the 2021 International Building and Residential Codes and the 2020 National Electrical Code, in force since Jan. 1, 2023.
Zoning: what is allowed on your lot
Zoning decides what can be built where. Find your zoning district on the city’s interactive zoning map and read the rules in the zoning regulations. For an official answer, request a zoning verification letter through the customer portal ($10). Districts run from R-1 single-family residential to M-2 heavy industrial, with overlay districts including the Olde North Charleston Historic District, Dorchester Road, Rivers Avenue South and the Navy Base Redevelopment District.
Rezoning, variances and appeals
Fees adopted by City Council on June 25, 2026:
| Request | Fee |
|---|---|
| Rezoning | $100 |
| Rezoning to a planned development district | $200 |
| Variance, special exception or appeal of a staff decision | $100 |
| Zoning verification letter | $10 |
| Preliminary subdivision plat | $150 |
Rezoning. The property owner signs the rezoning application (PDF), due 45 days before a Planning Commission meeting. The commission, eight appointed residents, holds a public hearing and makes a recommendation; City Council takes it up the next month with two readings. A request denied at final reading cannot be refiled for the same change for 12 months.
Variances. The Zoning Board of Appeals hears requests to vary the rules where a lot’s conditions make them a hardship. It cannot allow a use the district does not permit. Applications are due four weeks before the meeting. A decision of the zoning administrator can be appealed to the board within 30 days.
Upcoming meetings
All at City Hall, 2500 City Hall Lane, from the city’s Planning Commission and Zoning Board of Appeals calendars:
| Body | Date | Time | Deadline to apply |
|---|---|---|---|
| Zoning Board of Appeals | Monday, Nov. 2 | 5 p.m. | passed (Oct. 5) |
| Planning Commission | Monday, Nov. 9 | 6 p.m. | passed (Sept. 25) |
| Zoning Board of Appeals | Monday, Dec. 7 | 5 p.m. | Monday, Nov. 9 |
| Planning Commission | Monday, Dec. 14 | 6 p.m. | Friday, Oct. 30 |
Rezoning questions: Kelly Hewitt, city planner, 843-740-2589. Zoning enforcement: Andrew Bock, deputy director, 843-740-2584.
What this means for you
- Hiring a contractor? The contractor pulls the permit. Ask to see it posted.
- Plan for six months: an untouched permit expires.
- Check zoning before you buy or build, not after.
Related guides: who to call at City Hall, Charleston County property taxes and moving to North Charleston.
Frequently asked questions
Do I need a permit to build a fence in North Charleston?
Yes. A contractor building or repairing a fence must get a permit, and so must an owner doing the work. A zoning inspector checks the property before the permit is issued.
How long is a North Charleston building permit good for?
Six months. If no inspection is done within six months, the permit expires and the process starts again.
How do I find my zoning in North Charleston?
Look up the parcel on the city’s interactive zoning map, or request a zoning verification letter through the city’s customer portal for a $10 fee. Zoning questions go to 843-740-2581.
When does the North Charleston Planning Commission meet?
At 6 p.m. on the second Monday of the month at City Hall, 2500 City Hall Lane. The next meetings are Nov. 9 and Dec. 14, 2026.
How much does a rezoning cost in North Charleston?
The application fee is $100, or $200 for a planned development district. Applications are due 45 days before the Planning Commission meeting.
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