Horry County Building Inspections: What They Check in 2026 — Hereda Team at Carolina Crafted Homes

New ConstructionHome BuyingBuilding Process

June 24, 2026

TL;DR: Horry County inspectors check your home in stages — from the slab to the final walkthrough — and a failed inspection stops your build cold. Understanding what gets inspected at each phase helps buyers and builders avoid costly delays and schedule setbacks.

Horry County Is One of the Busiest Building Markets in South Carolina

If you're building a new home in the Myrtle Beach area right now, you're doing it alongside thousands of others. According to CCAR MLS (January 2026), new construction accounted for 33.7% of all closed sales in Horry County in 2025 — one of the highest shares in the state. In high-growth submarkets like Carolina Forest and Loris/Longs, that figure climbed to 42.4% and 64.0%, respectively.

That volume puts real pressure on the Horry County Inspections Department. The department is responsible for ensuring every new home meets South Carolina's building codes before it can receive a certificate of occupancy. For buyers under a new construction contract — or those choosing a lot-and-build arrangement — understanding how the inspection process works is not optional. It's part of knowing what you're buying and when you'll be able to close.

Inspections aren't a formality. A failed inspection at any stage can pause construction, require rework, and push your closing date back by days or weeks. Knowing what inspectors look for — and why — puts you in a much stronger position as a buyer.

How Horry County Structures the Inspection Process

The Horry County Inspections Department conducts inspections in phases tied directly to the stages of construction. Inspectors must approve each phase before the builder can move forward. This is a sequential process — you can't schedule the framing inspection until the foundation has passed, and you can't schedule the mechanical rough-in inspections until framing is cleared.

The major inspection phases align with the standard construction stages every builder works through. According to the NAHB Construction Cost Survey (January 2025), a typical new single-family home moves through eight cost phases: site work, foundations, framing, exterior finishes, major systems rough-ins, interior finishes, final steps, and other costs. Horry County inspections map closely to this sequence.

Here's how inspection activity generally tracks through the build:

Footing and foundation inspection — Occurs after the slab or foundation is formed but before concrete is poured. Inspectors check rebar placement, dimensions, and drainage provisions.
Framing inspection — After the structural frame and roof sheathing are complete. Inspectors verify that framing meets code requirements for load-bearing, wind resistance, and fire blocking.
Rough-in inspections (mechanical, electrical, plumbing) — These occur after the framing inspection and before walls are closed up with drywall. According to NAHB (January 2025), major systems rough-ins — including plumbing, electrical, and HVAC — represent 19.2% of total construction costs nationally, making them one of the largest cost categories in the build. Getting these right before drywall goes up prevents expensive tear-outs later.
Insulation inspection — Inspectors confirm that insulation meets state energy code requirements before drywall installation.
Final inspection — The last step before a certificate of occupancy is issued. Inspectors walk the completed home to verify all systems are functional, fixtures are installed, and the structure meets all applicable codes.

For coastal construction in the Grand Strand area, inspectors also apply standards related to wind zone requirements under South Carolina's building code. Horry County's coastal location means homes must meet elevated standards for roof-to-wall connections, window ratings, and structural tie-downs — requirements that inspectors verify at multiple stages.

What Inspectors Are Actually Looking For at Each Stage

Buyers sometimes assume inspections are cursory checks. They're not. Each stage has specific criteria the inspector must confirm before issuing approval.

Foundation: Inspectors check that footings are the correct depth and width, that reinforcing steel is properly placed, and that moisture barriers and drainage provisions are in place. In Horry County, where soil conditions and the water table vary by location, these checks carry additional importance.

Framing: Wind uplift resistance is a significant focus in coastal South Carolina. Inspectors verify the use of hurricane straps, correct spacing of structural members, proper header sizing over openings, and that any load-bearing changes from the original plan have been re-engineered and approved.

Mechanical rough-ins: For plumbing, inspectors check pipe sizing, slope, and vent placement. For electrical, they verify panel sizing, circuit protection, and wiring methods. For HVAC, duct sizing and equipment placement are reviewed. All three trades must be inspected before insulation and drywall proceed.

Final inspection: This is the most comprehensive check. Inspectors confirm that all permitted work matches the approved plans, that smoke detectors and CO detectors are installed per code, that all plumbing fixtures are operational, that the electrical panel is labeled and properly protected, and that exterior features — including grading for drainage — meet code requirements.

The Cost Stakes of Getting Inspections Right

Building permit fees, impact fees, and inspection-related costs are a real part of what goes into a new home's price. According to the NAHB Construction Cost Survey (January 2025), building permit fees alone averaged $7,640 nationally in 2024, representing 1.8% of total construction costs. Water, sewer, and inspection fees averaged another $6,260, or 1.5%. Impact fees added approximately $6,367 more.

Together, these regulatory and inspection-related site costs averaged around $32,719 per home nationally — about 7.6% of total construction costs. For buyers comparing new construction prices in Horry County, these costs are embedded in what builders charge, even when they're not itemized.

A failed inspection compounds these costs. Rework to bring a system into compliance — especially if it's discovered after a later stage has already been completed — can require significant demolition, re-inspection scheduling, and time delays that ripple through the entire project timeline.

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

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

Source: NAHB Construction Cost Survey (January 2025). National averages; local costs vary.

What Buyers Under New Construction Contracts Should Know

If you're purchasing a new home that's already under construction, your builder handles the inspection scheduling. But that doesn't mean you're a passive participant. There are a few things worth asking about and tracking:

Ask for the inspection log. Reputable builders keep records of each inspection and the result. Before closing, you're entitled to know that each required inspection was passed.

Understand what a "conditional pass" means. Some jurisdictions issue conditional approvals that require a specific correction before the next inspection can proceed. Ask your builder to clarify any conditional results and confirm corrections were verified by the inspector.

Don't confuse a builder's quality walkthrough with a code inspection. Code inspections verify minimum standards. A new construction walkthrough with your builder — or an independent inspector hired by you — is a separate step. The two serve different purposes.

Time your closing to the certificate of occupancy. Horry County requires a certificate of occupancy before a new home can be legally occupied. Make sure your purchase agreement is clear on who is responsible if the CO is delayed due to a failed inspection.

Building a home in Horry County involves a lot of moving pieces — and the inspection process is one of the most consequential. If you're evaluating new construction options in the Myrtle Beach area and want to understand how inspections fit into the build timeline and what to ask your builder at each stage, we're glad to walk through it with you. Reach out to the team at Carolina Crafted Homes to get specific answers for the project you're considering.

FAQ SECTION

Q1: How many inspections are required to build a new home in Horry County?
Horry County requires multiple inspections tied to each phase of construction — typically including footing/foundation, framing, rough-in mechanical/electrical/plumbing, insulation, and final inspection. The exact number can vary depending on the project scope and whether any specialty systems (pools, generators, elevators) are included. Your builder's permit documentation will outline the required inspection sequence for your specific project. Contact the Horry County Inspections Department for current requirements.

Q2: What happens if a Horry County inspection fails?
A failed inspection stops work on the affected phase until the issue is corrected and re-inspected. Your builder is responsible for scheduling the re-inspection after making the required corrections. Depending on the nature of the failure and the inspector's availability, this can add several days to several weeks to the build timeline. Repeated failures on the same system are a red flag worth discussing directly with your builder.

Q3: Can I hire my own inspector on a new construction home in South Carolina?
Yes. Hiring an independent inspector at key phases of construction — particularly before drywall is installed — is a step that some buyers choose to take on top of the required county inspections. A county inspection verifies code compliance; a private inspector may review quality, workmanship, and items beyond minimum code. The two processes are separate and serve different purposes. Consult with a licensed professional for guidance specific to your situation.

Q4: Does Horry County require a certificate of occupancy for new homes?
Yes. A certificate of occupancy (CO) is required before a newly constructed home in Horry County can be legally occupied. The CO is issued after the final inspection is passed. In a new construction purchase, your closing is typically contingent on the CO being issued — verify this in your purchase agreement.

Q5: How do coastal building codes affect new home inspections in the Myrtle Beach area?
The Grand Strand's coastal location means new homes must meet elevated wind zone requirements under South Carolina's building code. This affects the inspection of structural connections, roof-to-wall attachments, window and door ratings, and other features designed to improve resilience in high-wind events. These requirements are incorporated into the standard inspection sequence and are not optional — inspectors verify compliance at multiple stages.

Q6: Are new construction inspection records available to buyers before closing?
Buyers should request a copy of the inspection log from their builder before closing. Reputable builders maintain records of each required inspection and its outcome. If your builder cannot provide documentation confirming all required inspections were passed, that warrants a follow-up with the Horry County Inspections Department directly. Transparency on this point is a reasonable expectation in any new construction transaction.