Horry County Building Permit Timeline: What to Expect in 2026

New ConstructionBuilding PermitsMyrtle Beach Real EstateBuyer Resources

June 17, 2026

TL;DR: Getting a building permit in Horry County involves multiple review stages — plan submission, zoning, engineering, and inspections — and the timeline depends on project complexity, completeness of your submittal, and current department workloads. Understanding how the process works before you break ground can save you weeks.

How Long Does a Horry County Building Permit Actually Take?

If you've started pricing a new home build in the Myrtle Beach area, one question comes up fast: how long is this going to take before we can start construction? The permit review process is one of the least-discussed parts of the build timeline — and one of the most consequential.

Horry County's building permit process involves several separate departments, each with its own review queue. Zoning, engineering, building plans, and utilities can each add time to the clock. A complete, clean submittal moves faster. An incomplete one may circle back through multiple rounds of comments. Knowing the sequence — and what causes delays — is the first step toward building a realistic project schedule.

New construction activity in the Grand Strand remains strong. According to the CCAR MLS 2025 Annual Report (January 2026), new construction represented 33.7% of all closed sales in Horry County in 2025. That volume puts real pressure on permit review queues — and it's one reason that understanding the front end of the process matters as much as choosing a floor plan.

The Horry County Building Permit Timeline: Stage by Stage

The building permit process in Horry County is administered through the county's Building and Zoning Division. While review times fluctuate based on project load and submittal quality, the process generally moves through the following stages. Consult Horry County directly at horrycountysc.gov for current processing times, as these are subject to change.

Stage 1 — Pre-Application and Site Plan Review
Before a formal permit application is submitted, most new single-family builds require a site plan that confirms the lot configuration, setbacks, and drainage. Getting this right upfront is critical. Errors at this stage can trigger re-review and push your start date back by weeks.

Stage 2 — Zoning Review
Zoning staff confirm that the proposed structure is consistent with the parcel's land use designation. For residential construction in Horry County, this includes setback compliance, lot coverage, and flood zone considerations. Properties in or near FEMA-designated flood zones — common in coastal Horry County — may require additional elevation certificates and review.

Stage 3 — Engineering Review
This is the stage most commonly cited in Bing queries about Horry County plan review. The engineering review covers stormwater management, grading, erosion control, and site drainage. For lots in areas with complex drainage or in proximity to wetlands — both common conditions across the Grand Strand — engineering review can take longer than other stages. Submittals that include a complete stormwater management plan and site survey from the outset move more efficiently through this queue.

Stage 4 — Building Plans Review
The building plans examiner reviews structural drawings, energy code compliance (South Carolina follows the International Energy Conservation Code), and life safety requirements. Complete architectural drawings and a licensed engineer's stamp, where required, reduce back-and-forth.

Stage 5 — Permit Issuance and Inspections
Once all reviews are cleared and fees are paid, the permit is issued and construction can begin. Inspections are scheduled at key build milestones — foundation, framing, rough-ins, and final — and each must pass before the next phase proceeds.

What Permit Fees Actually Cost: National Benchmarks

While Horry County's specific permit fee schedule is maintained by the county directly, national data from the NAHB provides useful context for what builders budget in permit-related costs.

According to the NAHB Construction Cost Survey (January 2025), building permit fees averaged $7,640 per home nationally in 2024, representing 1.8% of total construction cost. Impact fees added another $6,367 (1.5%), and water and sewer connection fees averaged $6,260 (1.5%). Together, these three government-facing fees averaged approximately $20,267 per new home — before architecture, engineering, and other soft costs are counted.

The NAHB survey also found that total site work costs — the broader category that includes permits, impact fees, utility connections, architecture, and engineering — averaged $32,719 per home, or 7.6% of total construction cost in 2024.

  
       Fee Category National Average (2024) Share of Construction Cost 
  Building Permit Fees $7,640 1.8% 
 Impact Fees $6,367 1.5% 
 Water & Sewer Fees / Inspections $6,260 1.5% 
 Architecture & Engineering $6,480 1.5% 
 Total Site Work (all categories) $32,719 7.6% 
  
  

Fee Category	National Average (2024)	Share of Construction Cost
Building Permit Fees	$7,640	1.8%
Impact Fees	$6,367	1.5%
Water & Sewer Fees / Inspections	$6,260	1.5%
Architecture & Engineering	$6,480	1.5%
Total Site Work (all categories)	$32,719	7.6%

Source: NAHB Construction Cost Survey, January 2025. National averages; actual Horry County fees vary — contact the county directly for current fee schedules.

These are national figures. Horry County's specific fee structure — including its impact fee schedule and utility connection costs — is published by the county and should be confirmed directly with the Building and Zoning Division before finalizing your project budget.

What Slows Down Permit Review in Horry County

Builders and buyers who have navigated the Horry County permit process identify a handful of consistent factors that extend timelines:

Incomplete submittals. Missing site surveys, unsigned drawings, or absent stormwater narratives are the most common causes of comment letters that reset the review clock.
Flood zone complications. Much of coastal Horry County sits within or adjacent to FEMA Special Flood Hazard Areas. Builds requiring an elevation certificate or Letter of Map Amendment (LOMA) add time to the process.
High permit volume. With new construction representing roughly a third of all Horry County sales in 2025, review queues can lengthen during peak construction season. Submitting earlier in the year, when volume tends to be lower, may help.
Engineering resubmittals. Stormwater and drainage review in particular can generate comment letters requiring revised calculations. Engaging a civil engineer familiar with Horry County's drainage requirements before submittal reduces the likelihood of back-and-forth.

Working with a builder who has an established local permit history — and a relationship with county reviewers — is one of the most practical ways to reduce pre-construction delays in the Myrtle Beach market.

Planning Your Build Budget Around Permit Timing

Permit timing affects more than your construction start date. It affects your financing, your lot carry costs, and your ability to lock a mortgage rate. Buyers who account for permit review time when structuring their build contracts are better positioned to avoid surprises.

If you're exploring new construction in Horry County and want to understand how the permit process fits into a realistic build timeline, the team at Carolina Crafted Homes works within this process daily. We're glad to walk you through what to expect at each stage — reach out to start the conversation.

FAQ SECTION

Q1: How long does it take to get a building permit in Horry County?
Timeline varies based on project complexity, submittal completeness, and current department workload. The review process involves multiple departments — zoning, engineering, building plans, and utilities — which can run sequentially or in parallel depending on the project. Submittals that are complete and accurate from the start move faster. For current processing time estimates, contact Horry County Building and Zoning directly at horrycountysc.gov. Verify current timelines with the county, as these are subject to change.

Q2: What does Horry County engineering review cover for new home construction?
The engineering review examines stormwater management, site grading, erosion and sediment control, and drainage. This stage is particularly detailed for lots with drainage complexities or those near wetlands — conditions that are common across the coastal Grand Strand. Providing a complete stormwater plan and site survey with your initial submittal reduces the likelihood of comment letters and re-review rounds.

Q3: How much do building permit fees typically cost for a new home?
Nationally, the NAHB Construction Cost Survey (January 2025) found that building permit fees averaged $7,640 per home in 2024, or about 1.8% of total construction cost. Impact fees added $6,367 and water/sewer connection fees averaged $6,260. These are national averages. Horry County maintains its own fee schedule, which should be confirmed directly with the county before budgeting your project.

Q4: Does living in a flood zone affect how long it takes to get a building permit in Horry County?
Yes. Portions of coastal Horry County fall within FEMA-designated Special Flood Hazard Areas, which can add requirements to the permit process. These may include elevation certificates, freeboard requirements above base flood elevation, or in some cases a Letter of Map Amendment (LOMA). Each of these adds time and cost to the pre-construction phase. Your civil engineer or builder should identify flood zone status early in the site selection process.

Q5: What's the most common reason building permit applications get delayed?
Incomplete submittals are the most frequent cause. Missing site surveys, unsigned plan sheets, incomplete drainage calculations, or absent energy compliance documentation all generate comment letters from the reviewing department — resetting the clock on that review stage. A complete, well-organized submittal package reviewed by an experienced local builder or engineer before submission is the most effective way to minimize delays.

Q6: Does working with an established local builder help with the permit process?
Yes. Builders with an established history of projects in Horry County are familiar with local submittal standards, the format county reviewers expect, and the specific triggers that generate comments. This institutional knowledge can meaningfully reduce pre-construction delays compared to navigating the process for the first time.