Building on or near the South Carolina coast involves more than framing walls and pouring foundations — it also means navigating a layered permitting process that can influence both timeline and cost. For buyers and builders along the Grand Strand, especially in Horry County and Myrtle Beach, understanding these requirements helps set realistic expectations around project pacing. This article breaks down key elements of the coastal permitting journey in 2026: what’s required, why delays happen, and how to keep your project moving forward.
How Permits Fit Into Coastal Builds
Every construction project — from custom homes in Carolina Forest to remodels near the beach — typically requires one or more permits before work begins. In unincorporated Horry County, the Code Enforcement Division issues building permits and oversees inspections for new construction, renovations, and improvements to structures of all types. These permits ensure that work complies with adopted building codes, safety standards, zoning regulations, and flood-related requirements. (Horry County Government)
Permit types you’ll encounter include:
Building permits — for structures and major alterations.
Trade permits — covering electrical, plumbing, HVAC, roofing, and other systems.
Floodplain and environmental permits — often tied to coastal or low-lying areas.
Specialized permits — such as sprinkler systems or fire suppression when required. (Horry County Government)
In Myrtle Beach proper, there may be additional municipal procedures (like HOA approval or local site compliance) that dovetail with county permits, but the fundamental principles are similar: applications must be submitted, reviewed, and approved before work can legally begin. (cms6.revize.com)
What Slows Down the Permitting Process
1. Incomplete Applications
One of the most common delays in any jurisdiction comes from applications that are missing critical information or required attachments. When building officials review a submission and find gaps — such as missing plans, incomplete site surveys, or unclear documentation — an information request is issued, and the review clock pauses until the applicant responds. Each round of back-and-forth can add days or even weeks to the timeline. (S.C. Environmental Services)
2. Complex or Large-Scale Projects
Smaller residential projects or simple trade permits (like a basic electrical or plumbing update) can sometimes be issued in a matter of days. Larger houses, multi-unit buildings, or projects involving significant structural changes require more comprehensive review — including plan checks for structural components, wind and seismic design criteria, and flood risk considerations — which inherently take longer. (Horry County Government)
3. Environmental & Floodplain Concerns
Because the South Carolina coast includes flood zones, wetlands, and sensitive ecosystems, projects near these areas often require additional documentation or approvals related to floodplain management or environmental protection. If a property falls within a 100-year floodplain, for example, extra submissions may be required, and coordination with floodplain managers could extend review times. (Horry County Government)
4. Workforce & Seasonal Demand
Local permitting offices operate within staffing limitations, and during peak construction seasons or waves of development activity, review workloads can increase, lengthening typical timelines. While smaller permits may still move quickly, larger projects are more affected by peaks in demand. (S.C. Environmental Services)
What Doesn’t Typically Delay the Process
1. Minor, Exempt Work
There are certain types of work that do not require a building permit at all under county code. Examples include detached accessory structures under a certain size (e.g., sheds ≤ 200 sq ft), fence work under a specified height, and small decorative or finish tasks such as painting or interior tiling — so long as they don’t involve structural changes. (Horry County Government)
Avoiding unnecessary permitting on exempt items is legal and can save both time and expense, but it’s essential to verify that an activity truly qualifies before skipping the process.
2. Straightforward Trade Permits
Simple trade permits — for things like replacing a water heater or adding basic electrical service — often have streamlined reviews and can sometimes be issued quickly if all required documentation is in order. This is especially true for licensed trade professionals familiar with local submission requirements.
Knowing What’s Required Upfront
A successful coastal permit application generally includes these key pieces:
Completed application form with accurate project details. (Horry County Government)
Detailed site and construction plans drawn to scale. (Horry County Government)
Engineer or architect seals when required by code. (Horry County Government)
Verification of utility services such as sewer or water. (Horry County Government)
Trade and specialty documentation for systems like electrical, plumbing, and mechanical. (PermitFlow)
Floodplain compliance information if the property is in a designated flood area. (Horry County Government)
Submitting a complete package reduces the likelihood of review delays, and in many cases, early communication with code officials or planning staff can clarify requirements before applications are formally submitted.
The Contractor Licensing Role
While Horry County handles permit issuance and inspections, the South Carolina Residential Builders Commission and Contractor Licensing Board regulate contractor licensure. Contractors must be appropriately licensed to perform certain categories of work, and many permit applications require a licensed professional’s involvement. (South Carolina LLR)
Ensuring your builder or specialty subcontractor holds the proper South Carolina credentials not only helps with permit acceptance but also aligns with state law and best practices for safety and compliance.
Inspections & Final Approval
Once a permit is issued, the process continues with inspections at designated stages — such as footing, framing, electrical, and final walkthroughs. These inspections confirm that construction matches approved plans and meets code standards. Work covered before inspection can result in corrections, re-inspections, and delays, so scheduling and passing inspections promptly keeps timelines on track. (Horry County Government)
Practical Tips to Avoid Delays
Prepare complete submissions with all required attachments.
Respond promptly to review comments or information requests.
Coordinate early with engineers, architects, and licensed contractors.
Use online portals where available to track status and schedule inspections. (Horry County Government)
By understanding what influences review times and what requirements must be met, builders and buyers along the Grand Strand can better manage expectations and move from permit application to finished construction with fewer surprises.
FAQ
What permits are required for new construction along the South Carolina coast?
Most coastal construction projects require a building permit, along with any applicable trade permits (electrical, plumbing, mechanical). If the property is in a flood zone, additional documentation related to floodplain compliance may be needed. Municipal requirements (e.g., in Myrtle Beach city limits) can add further steps before building begins. (Horry County Government)
Why does permit review sometimes take weeks or months?
Permitting timelines vary based on project complexity, completeness of the application, floodplain or environmental concerns, and the workload of county review staff. Incomplete submissions often trigger information requests, which can add days or weeks as responses are gathered. (S.C. Environmental Services)
Can minor projects be exempt from permitting?
Yes — certain small or non-structural tasks, like small accessory structures under a specific size or basic interior finish work, may not require permits. However, exemptions are specific, and it’s wise to double-check with the county before moving forward. (Horry County Government)
How can I avoid delays when applying for coastal building permits?
Submit a complete application with accurate plans, coordinate with licensed professionals, anticipate flood zone documentation if relevant, and respond promptly to reviewer requests. Using online permit tracking and scheduling tools also helps maintain momentum. (Horry County Government)
