Construction within the Town may involve several different areas of regulation, depending on the nature and scope of construction. In addition to the International Residential Building, Plumbing, Electrical, Mechanical, and Fire codes, the Town enforces a Zoning, subdivision, and a Code of General Ordinances. Before commencing any construction or remodeling, a Building Permit must be obtained from the Town. A Zoning certificate may also be required for any change in use, even if no Building Permit is required.
Requirements for a Building Permit
Required Documents for a Building Permit
Building Permit Application
V Zone Design Certificate
V Zone Breakaway Wall Certificate
Manual J- New Construction
Manual J Review Form- New Construction
Owner Builder Disclosure
Owner Builder Subcontractor Listing
SC DHEC Beachfront Notification Form
Pool Fencing Affidavit
2012 IBC Section 3109 Swimming Pool Enclosures and Safety Devices
Chapter 14- Buildings and Building Regulations
Chapter 86- Zoning
Substantial Improvement Forms
Flood Damage Prevention Ordinance - Town ordinance Section 14
Regulations for New Beachfront Development:
The purpose of these regulations are to protect the threatened and endangered sea turtles that nest along the beaches of the town by safeguarding the adult female turtle laying her eggs and the hatchlings from sources of artificial light that cause disorientation and subsequent death. It is the policy of the town that no artificial light shall illuminate any area of the beaches of the town during the period of May 1 through October 31 of each year from dusk to dawn.
No building permit for construction of single-family or multifamily dwellings, commercial or other structures, parking areas, dune walkovers, or other project requiring lighting which can be seen from the beach, shall be issued, unless the electrical plans for such improvements comply with the following:
(1) Floodlights and wall-mounted light fixtures shall be fitted with hoods so that no light illuminates the beach;
(2) Low-profile luminaries shall be used in parking areas; such lighting shall be positioned so that no light illuminates the beach and such lights shall be bug lights of no greater than 50 watts;
(3) Dune walkovers shall utilize low-profile shielded luminaries. They shall be activated by a motion sensor for a maximum period of five minutes.
(4) Lights on balconies, porches, decks and beneath structures shall be shielded so that they will not illuminate the beach.
(5) Window treatments in windows facing the beach shall be used so that interior lights do not illuminate the beach. The use of draperies, screens or blinds are required so as to shield the beach from lights.
Ordinance Chapter 10- Sec.10-63.
State Beachfront Jurisdictional Lines
In accordance with Section 48-39-280(C) of the Coastal Zone Management Act, the following state beachfront jurisdictional lines have been adopted during the 2008-2010 revision cycle.
Modification or Repair of Flood Prone Property:
If your home or business sustained damage, or if you are making improvements to the structure's exterior and/or interior, your community has Flood Damage Prevention Regulations that many affect how you rebuild or make improvements. These laws are required by the National Flood Insurance Program flood insurance to be made available to community residents and property owners. Save yourself time, aggravation and money by reading the following information...
Notice to Homeowners of Flood Prone Properties
Licensing Laws for Contractors:
The general Statutes require that certain kinds of work be performed only by licensed individuals; check with the building department to ensure that you are in compliance with state law on contracting for general contractors, electrical/HVAC contractors, and plumbing contractors.
In addition, different classes (residential and commercial) and limitations (limited, intermediate, and unlimited) of licenses are required, based on the type and the cost of construction. A Town business license is required of all contractors.
If you are a licensed general, plumbing, or electrical contractor, you may not subcontract the work to unlicensed individuals. Employees of licensed contractors may actually do the work, so long as they are under the responsible supervision of the licensed individual and are actually on his payroll; it is illegal to use a license to permit an unlicensed individual to obtain a building permit, or to perform work which requires a license class higher than your own, or to falsify information about the cost of a job in order to avoid the intent of this law.
All inspections will be made by the town building officials. The general contractor is required to call for the proper inspections as work progresses. The building permit must be posted in a visible location from the street so that the inspector may initial and date this form after every inspection. Every attempt will be made to make inspections promptly but a minimum of 24 hours notice should be given for inspection requests.
No certificate of occupancy may be issued until final inspection has been made. The building may not be occupied, nor personal belongings delivered, until a C.O. has been issued by the town.
The town enforces a Zoning Ordinance Chapter 86 which regulates residential and commercial activities, including the displaying of signs (see below). Copies of both the zoning ordinance and the zoning map are available at the town hall.
Changing a building to a "higher intensity" use (such as office to retail, or retail to restaurant) may necessitate additional parking, public rest rooms, or handicapped accessibility.
The latest zoning map can be found here.
No sign may be displayed in the Town of Edisto Beach without the issuance of a sign permit. The size, height, and location of signs are regulated by the zoning ordinance, and depend on the zoning district in which the business is located.
New businesses are urged to complete a sign permit application before their signs are made, in order to avoid costly mistakes, as many types of signs such as flags, neon signs, and certain types of illuminated signs are prohibited entirely.
"A" Frame or "Sandwich Board" sign information and applications can be downloaded by clicking here.
Fees associated with the usage of signs in the town can be found in our sign ordinance.
A business license is required for most businesses in the town including rental properties ( both short and long term). License fees vary according to the type of business. State Law requires that business licenses be based on gross receipts. Business Licenses Chapter 18
For more information, please see our business classifications and rate schedule pages. Please note that if your business is not located within the 29438 zip code you are considered a non-resident and business license fees are doubled.
You may download a Business License Application or a Rental Business License Application
Licenses are issued for one year, from January 1st to December 31st. New businesses should also contact the SC Department of Revenue for state business requirements.
Renewal notices are mailed out in late December. Payments are due by March 15th of each year. Penalties are assessed at 10% per month after this date.
If you have any questions concerning business licensing please contact Patrick Brown.
or call 843-869-2505 ext 205.