Bolthole Index

Anderson County, South Carolina

Building permits, zoning and land rules in Anderson County, South Carolina

56Index Score / 100
#36 of 46 in South Carolina

A new single-family home in unincorporated Anderson County, South Carolina requires county building, electrical, mechanical and plumbing permits1. Zoning applies only in voting precincts that approved it, and cities may run their own rules, so confirm the parcel's status before buying2. Septic permits come from SCDES, not the county, and must be approved before the building permit on land without public or community sewer3.

Do you need a building permit in Anderson County, SC?

Yes.

Yes. A new single-family dwelling in unincorporated Anderson County requires building, electrical, mechanical and plumbing permits, although the permit combination varies by project1. Anderson County enforces the 2021 International Building Code and 2021 International Residential Code with South Carolina modifications4,10. Inside Anderson, the city issues building permits; Clemson, which reaches into Anderson County from Pickens County, also issues its own building permits11,12. SCDES still handles septic approval on land without public or community sewer3. The 2024 state codes take effect for local jurisdictions on January 1, 202713.

The county issues the Certificate of Occupancy the business day after the final inspection is approved14.

Mobile homes need a set-up permit plus an electrical permit5. An Anderson County owner-builder must personally appear and sign the building permit application, supervise construction, use licensed or registered workers where required, and record the required notice with the register of deeds; the home must be for the owner or family, not intended for sale or rent6. Anderson County asks owner-builders to list licensed contractors before the permit is issued7.

Who is the Anderson County building department, and how do you reach them?

The Anderson County Building & Codes Department is at 401 East River Street in Anderson, phone (864) 260-4158, email permitting@andersoncountysc.org, and is open Monday through Friday from 8:30 a.m. to 5:00 p.m..

The Anderson County Building & Codes Department is at 401 East River Street in Anderson, phone (864) 260-4158, email permitting@andersoncountysc.org, and is open Monday through Friday from 8:30 a.m. to 5:00 p.m4.. Building, electrical, mechanical, plumbing and related applications go through the county's OpenGov permitting portal4.

Anderson County publishes current Development Standards and Building & Codes fee schedules4. A residential building permit costs $110 plus $2.80 per $1,000 of construction cost over $10,000, and plan review adds half the building permit fee5. The county values new homes at a minimum of $150 per heated square foot and garages or storage buildings at $60 per square foot5. The current reinspection fee is $655.

Development Standards separately charges $250 plus $20 per lot for final subdivision plat review under its July 2026 fee schedule15.

Does Anderson County, SC have zoning?

County zoning in unincorporated Anderson County applies only in voting precincts where zoning has been approved by referendum; zoning status varies by parcel.

County zoning in unincorporated Anderson County applies only in voting precincts where zoning has been approved by referendum; zoning status varies by parcel2. Anderson, Belton, Williamston and Pelzer administer their own zoning, as does Clemson, which reaches into Anderson County from Pickens County16,17,18,19,20. SCDES remains the residential septic authority3. Call Planning & Development at (864) 260-4720 for an unincorporated parcel's zoning status2.

Anderson County's land-use ordinance requires principal homes in unincorporated areas to have front setbacks of 30 feet on local roads, 40 feet on collector roads and 50 feet on arterial roads, plus a 15-foot rear setback, subject to stated exceptions21. The FA Forest Agriculture district requires at least five acres per lot22. District lot-area requirements and the county's increased minimum areas for single-family and twin-home lots both need checking with Development Standards before buying or dividing a small tract; we could not confirm the new minimums23,24.

How do septic permits work in Anderson County, SC?

The South Carolina Department of Environmental Services, not Anderson County, permits residential septic systems.

The South Carolina Department of Environmental Services, not Anderson County, permits residential septic systems3. A home or manufactured home without public or community sewer needs SCDES approval and a Permit to Construct before Anderson County can issue the building permit3. The application fee is $150, and the permit is valid for five years unless renewal or modification requires a new application and fee3. For application questions, call SCDES at 1-855-731-250425.

After installation, the installer must contact SCDES before covering the system; SCDES requires a final inspection and issues approval to operate if the system meets state standards; a licensed installer may self-inspect and submit the approved form if the inspector does not arrive within 30 minutes of the scheduled time26. Sites above South Carolina's Fall Line need backhoe pits for the soil evaluation, and the applicant arranges the operator3. About 80.6% of Anderson County's soils are free of severe limits for a conventional drain field27. SCDES cannot issue a septic permit where public sewer is accessible28.

Can you live in an RV or tiny home on your land in Anderson County?

In a residential zoning district in unincorporated Anderson County, a lot may hold no more than one travel or camping trailer per family, and the trailer may not be occupied, even temporarily, while parked or stored, except in an authorized manufactured home park.

In a residential zoning district in unincorporated Anderson County, a lot may hold no more than one travel or camping trailer per family, and the trailer may not be occupied, even temporarily, while parked or stored, except in an authorized manufactured home park8. We could not confirm RV occupancy outside those districts or specific tiny-home occupancy rules; ask Planning & Development at (864) 260-4720 about the proposed use2. A tiny home built as a dwelling needs the county building-permit process, and a mobile home needs a set-up permit plus an electrical permit1,5.

Manufactured multi-section homes in R-8, R-10, R-12, R-15 and R-20 must have at least 900 square feet of floor area; that is a rule for this manufactured-home category, not a minimum for every dwelling29. In R-MHP, a manufactured home park needs at least two acres and each home site at least 4,500 square feet30. Manufactured homes in R-MHP must be at least 35 feet from a public road's right-of-way and 15 feet from side and rear property lines31.

Building a home in Anderson County: what are the steps, in order?

Call Planning & Development at (864) 260-4720 to identify the parcel's precinct zoning and applicable land-use rules.

  1. Call Planning & Development at (864) 260-4720 to identify the parcel's precinct zoning and applicable land-use rules2.
  2. Determine whether sewer is accessible; Development Standards handles permits only for property served by Anderson County Wastewater24. Without public or community sewer, apply to SCDES for the $150 septic permit3.
  3. If you need a private well, file an SCDES Notice of Intent before drilling; the residential fee is $709.
  4. For a driveway onto a county road marked with a "C" prefix, contact Roads & Bridges about the encroachment permit; state roads belong to SCDOT32.
  5. Apply to Building & Codes through OpenGov; qualifying owner-builders must use licensed or registered trades where required and provide the county's subcontractor listing4,6,7.
  6. Request required inspections before 4:00 p.m. for next-business-day scheduling and have the permit number ready33. Work must stop at each inspection stage until approval is given14.
  7. Do not occupy the home until every inspection is approved and Anderson County issues the Certificate of Occupancy14.

What should you check before you buy land in Anderson County?

Ask whether public sewer and water reach the parcel; land without public or community sewer needs an approved septic system.

Ask whether public sewer and water reach the parcel; land without public or community sewer needs an approved septic system3. A septic system must sit at least 75 feet from a private well and 5 feet from property lines, and rocky or shallow-bedrock ground can make land unsuitable34. If a conventional system will not work, another system can cost thousands more, and not all property qualifies34.

Check the precinct's zoning status and any pending referendum: Broadview precinct votes on a proposed zoning map on November 3, 20262. Anderson County land is mostly gentle, with 89.7% at 15% slope or less, and 57.4% wooded27. Before dividing land, submit the plat to Development Standards by the posted deadline and before 3:00 p.m.; incomplete or late applications will not be processed35.

Watch-outs

  • Anderson County zoning can change by vote: Broadview precinct holds a zoning referendum on November 3, 2026, so check whether land you are buying sits in a precinct about to be zoned2.
  • Anderson County's building and planning fees rose on July 1, 2026, so older fee quotes are out of date2,4.
  • In Anderson County, the SCDES septic permit must come before the county building permit on any lot without public or community sewer3.
  • Anderson County raised minimum lot areas for single-family and twin-home lots in 2026 (Ordinance 2026-001); confirm current minimums before you split or buy a small lot24.
  • In unincorporated residential districts of Anderson County a parked travel or camping trailer may not be occupied, even temporarily, outside an authorized manufactured home park; for land outside county zoning, ask Planning & Development at (864) 260-47202,8.

Sources

35 official pages, each quoted and re-checked · written October 11, 2026

  1. New Permitting Portal – What permits do I need and what Tab do I click on?
  2. Planning & Development - Anderson County
  3. Septic Tanks - Residential, Single Home Builder
  4. Building & Codes - Anderson County South Carolina
  5. Anderson County Building & Codes Permit Fee Schedule (effective 7-1-2026) (andersoncountysc.org)
  6. South Carolina Code Title 40 Chapter 59
  7. Anderson County Building & Codes (Owner/Builder Subcontractor Listing) (andersoncountysc.org)
  8. Anderson County Code, Section 6:6.2, Travel or camping trailers
  9. Private Drinking Water Wells
  10. Adopted Codes and Ordinances
  11. Anderson: Building and Codes - City of Anderson SC (Anderson County)
  12. Clemson: Permitting | Clemson, SC (Anderson County)
  13. 2024 Building Code Modification Index (South Carolina statewide rule)
  14. Residential Inspection Checklist 2021 IRC
  15. Development Standards New Fee Schedule Approved July 1, 2026
  16. Anderson: Planning - City of Anderson SC (Anderson County)
  17. Belton: City of Belton Zoning Ordinance (Anderson County)
  18. Town of Williamston: Code of Ordinances, § 90-27 (Anderson County)
  19. Town of Pelzer: Pelzer Code § 26-2, Zoning map classification and definitions (Anderson County)
  20. Clemson: Table 19-304. Density, Bulk, and Dimensional Requirements and Standards for Residential Districts (Anderson County)
  21. Anderson County Land Use Development Ordinance, Chapter 24, Section 24-117 — Setbacks
  22. Anderson County Code, Section 5:32, FA Forest Agriculture District
  23. Anderson County Code, Section 5:3, Single-Family Residential Districts
  24. Anderson County Development Standards (andersoncountysc.org)
  25. South Carolina Department of Environmental Services (SCDES), Onsite Wastewater (des.sc.gov)
  26. Septic Tanks - Residential, Single Home Builder
  27. Share of soils USDA rates "not limited" for a conventional septic drain field (SSURGO). A strict rating: the median county is about 6% and a tenth of counties are 0%, so a low figure means most lots need a site evaluation or an engineered system, not that septic is impossible. Cite it only with that caveat: Bolthole Index county data
  28. Professional Soil Classifiers - Sewer Accessibility Verification (South Carolina statewide rule)
  29. Anderson County Code, Section 6:15, Manufactured multi-section home
  30. Anderson County Code, Section 5:10, R-MHP Residential Manufactured Home Park District
  31. Chapter 48 - ZONING
  32. Anderson County Roads & Bridges (andersoncountysc.org)
  33. Residential Checklist
  34. SCDES: Before You Buy Land (des.sc.gov)
  35. Subdivision Plat Application

Written October 11, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

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Compared with neighboring counties

Like all 6 of its neighbors, Anderson County requires a building permit for a home.

RuleAnderson CountyAbbeville CountyPickens CountyGreenville CountyOconee CountyLaurens CountyGreenwood County
Building permitRequiredRequiredRequiredRequiredRequiredRequiredRequired
County zoningYesYesYesYesYesNoYes
Septic permitsSCDESSC Dept. of Env. ServicesSCDESSCDESSC Dept. of Env. ServicesSCDESSC DES

County locator

Anderson County in South Carolina

56
County map
Anderson County highlighted among the South Carolina counties · colored by Index score

How Anderson County scores

56 / 100 · #36 of 46 in South Carolina · six factors, land price, tax, rain and climate

Seclusion25100% ev.
Self-Sufficiency82100% ev.
Admin Boringness45100% ev.
Durability69100% ev.
Property Autonomy46100% ev.
Carry Cost72100% ev.

Evidence strength: 100%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$296kTypical home
0.5%Property tax
$7,011Land / acre
48.5"Annual rain
11.9% of yrsSevere drought
11.6 / yr (+10.2)Mid-century 100°F days
15.1 daysMid-century dry spell
2.4" (+6.3%)Mid-century 1-day rain
1.4×Wildfire change factor
100%Forward climate coverage
$1,300Home insurance / yr
1.4% / yrInsurance growth
2.66%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
155,685People within 30 min
5,395,913People within 2 hr
190,476Radius comparison (15 mi)
298.5People / sq mi
7.5%Federal land
89.7%Land at 15% slope or less
80.6%Soils rated "not limited" for septic (strict USDA rating)
345,881 acWorkable land screen
57.4%Wooded land
63.4 tonsBiomass / forest ac
61.5°FAvg temp

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Cities and towns in Anderson County

Inside a city or town, that city usually issues building permits and sets zoning; the county’s rules above cover unincorporated land. Septic, wells and floodplain rules usually stay with the county or state everywhere.

Not yet covered: Town of Honea Path · Town of Starr

Answers from the rulebook for Anderson County

What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.

Anderson County rules

  • Building permitRequired

    Residential and commercial construction examples processed through Anderson County Building & Codes.

    • A new single-family dwelling requires Building, Electrical, Mechanical, and Plumbing permits according to the county permit guide.
    • Permit combinations vary by project type and some listed trade permits may not apply.
    “1.New Single-Family Dwelling. (Building, Electrical, Mechanical, Plumbing)”
  • Building code adoptedAdopted (with conditions)

    Anderson County building-code enforcement.

    • The listed codes include state modifications.
    • The county document states enforcement began January 1, 2023.
    • The 2009 IECC is listed rather than a 2021 IECC.

    enforcement start: 2023-01-01

    “Beginning January 1st 2023, Anderson County will be enforcing the adopted codes and ordinances as listed below: 2021 International Building Code (IBC) with SC Modifications 2021 International Residential Code (IRC) with SC Modifications”
    One more reviewed finding on this topic
  • InspectionsRequired

    Residential construction subject to the Anderson County residential inspection process.

    • The builder must request inspections.
    • Requests before 4:00 PM are scheduled for the next business day.
    • A $50 re-inspection fee applies when the scheduled inspection is not ready.
    • Work may not proceed beyond each inspection stage without approval.
    • No building may be occupied before all inspections are approved and a Certificate of Occupancy is issued.

    inspection request cutoff: 4:00 PM local time · re-inspection fee: 50 USD (when the scheduled inspection is not ready)

    “The following sequence of inspections is enforced at this time. It is the responsibility of the builder to contact the department to request an inspection. Inspection requests must be called in before 4:00 PM to be scheduled the next business day.”
    2 more reviewed findings on this topic
    • Required — Residential building inspections in Anderson County.
      “The following sequence of inspections is enforced at this time. It is the responsibility of the builder to contact the department to request an inspection. Inspection requests must be called in before 4:00 PM to be scheduled the next business day. Please have your permit number when calling. A $50.00 re-inspection fee will be imposed if the scheduled inspection is not ready.”
    • Required — Residential construction subject to the Anderson County inspection sequence.
      “The following sequence of inspections is enforced at this time.”
  • Certificate of occupancyRequired

    Residential buildings covered by the Anderson County inspection checklist.

    • All inspections must be completed and approved before occupancy.
    • The certificate is issued after the required inspections are approved.
    “No building shall be occupied until all inspections have been completed and approved and a Certificate of Occupancy has been issued.”
    One more reviewed finding on this topic
    • Required — Residential buildings covered by the Anderson County residential inspection checklist before occupancy.
      “No building shall be occupied until [...] a Certificate of Occupancy has been issued.”
  • County-wide zoningPresent (with conditions)

    County zoning administered by Anderson County in unincorporated voting precincts where zoning has been approved through referendum.

    • Zoning is referendum-based by voting precinct.
    • A precinct becomes zoned only after the required petition, public process, and majority voter approval.
    “Anderson County practices referendum based zoning by Voting Precinct. Any registered voter may obtain and circulate a petition requesting a zoning referendum in their precinct.”
  • Local zoningVaries (with conditions)

    Unincorporated Anderson County, aggregated across voting precincts.

    • Zoning is referendum-based by voting precinct.
    • A referendum petition requires signatures from 15% of registered voters residing in unincorporated areas of the precinct.
    • County Council holds a public hearing and two readings before the referendum; majority approval is followed by consideration of the zoning map at final reading.

    petition threshold: 15 percent of registered voters (registered voters residing in unincorporated areas of the voting precinct)

    “Anderson County practices referendum based zoning by Voting Precinct. Any registered voter may obtain and circulate a petition requesting a zoning referendum in their precinct. Once a petition containing signatures from 15% of the registered voters residing in unincorporated areas of that voting precinct have been obtained, County staff will file the petition and set a date for the referendum.”
    2 more reviewed findings on this topic
    • Varies (with conditions) — Aggregate local zoning across Anderson County, including voting-precinct-based zoning in unincorporated areas; this does not mean the county administers every municipal ordinance.
      “Anderson County practices referendum based zoning by Voting Precinct.”
    • Varies (with conditions) — Aggregate conclusion for unincorporated Anderson County: zoning varies by voting precinct and does not represent zoning administered by every incorporated municipality.
      “If the referendum results in majority approval of zoning, Council will then consider adopting and implementing the proposed zoning map at final reading.”
  • Minimum dwelling sizeDistrict specific (with conditions)

    Manufactured multi-section homes on lots zoned R-8, R-10, R-12, R-15, or R-20 in unincorporated Anderson County.

    • The home must be a manufactured multi-section home permitted on the specified single-family residential districts under Section 6:15.
    • The home must bear certification or documents certifying compliance with the National Manufactured Housing Construction and Safety Standards Act.
    • Length may not exceed four times width, measured at the narrowest point, excluding alcoves.
    • The 900-square-foot minimum applies to this manufactured multi-section home category and is not a countywide minimum for every dwelling type.

    minimum floor area: >= 900 square feet (manufactured multi-section homes subject to Section 6:15)

    “A manufactured multi-section home comprised of two or more sections may be permitted on any lot zoned R-8, R-10, R-12, R-15, and R-20, Single-Family Residential, if the following requirements are met. 6:15.1. Certification. The home must bear a label certifying or documents certifying that it is constructed in compliance with the National Manufactured Housing Construction and Safety Standards Act. 6:15.2. Dimensions. The home must have a length not to exceed four times its width, measured at the narrowest point, excluding alcoves, and must have a minimum floor area of 900 square feet.”
  • Minimum lot sizeDistrict specific (with conditions)

    Residential lots in Anderson County R-40, R-20, R-15, R-12, R-10, and R-8 single-family residential districts.

    • Minimum lot areas are R-40: 40,000 square feet; R-20: 20,000; R-15: 15,000; R-12: 12,000; R-10: 10,000; R-8: 8,000.
    • Lot area averaging may be used in new developments with no minimum acreage required, subject to Section 5:3.5 and an approved preliminary or summary subdivision plat.
    • County-owned right-of-way area may not be included in the calculation, and the section contains additional multiple-frontage and lot-credit rules.

    R-40 minimum lot area: >= 40000 square feet (subject to Section 5:3.5 notes) · R-20 minimum lot area: >= 20000 square feet (subject to Section 5:3.5 notes) · R-15 minimum lot area: >= 15000 square feet (subject to Section 5:3.5 notes) · R-12 minimum lot area: >= 12000 square feet (subject to Section 5:3.5 notes) · R-10 minimum lot area: >= 10000 square feet (subject to Section 5:3.5 notes) · R-8 minimum lot area: >= 8000 square feet (subject to Section 5:3.5 notes)

    “Minimum requirements—Residential lots. R-40 R-20 R-15 R-12 R-10 R-8 Lot Area 40,000 20,000 15,000 12,000 10,000 8,000 (Sq. Ft.)”
    2 more reviewed findings on this topic
  • SetbacksSpecified

    Buildings and structures, including expansions of existing buildings and structures, subject to Anderson County Land Use Development Ordinance Chapter 24 in unincorporated Anderson County.

    • All buildings and structures must meet or exceed the listed minimum setbacks, unless a stated exception or modification applies.
    • Front setbacks for residential uses are 30 feet on local roads, 40 feet on collector roads, and 50 feet on arterial roads for principal uses; residential accessory uses are 30 feet on local and collector roads and 40 feet on arterial roads.
    • The table distinguishes nonresidential principal and accessory uses from residential principal and accessory uses.
    • For single mobile-home dwellings, a five-foot setback is required on both sides.
    • For duplexes and twin homes, setbacks are governed by subdivision regulations; townhouses have no minimum setback between units but require 15 feet between the end unit and exterior project property line and between buildings on the project site, with no more than 16 attached units.
    • For patio homes, an eight-foot setback is required on one side only and between the end unit and exterior project property line.
    • For multifamily and attached single-family dwellings not otherwise covered, a 25-foot setback is required between exterior units and the exterior project property line and between buildings on the project site.
    • Accessory buildings and other listed structures may occupy required setback areas subject to the three-foot property-line minimum, one-story or 15-foot height limit, 600-square-foot limit, and 30-percent setback-area limit.
    • Setbacks are measured from the nearest property line perpendicular to the building line; where the property line extends to the center of a road, measurement is from the road right-of-way line.
    • Additional rules apply to corner lots, lots fronting multiple roads, road and driveway intersections, projections, driveways, parking areas, and bufferyards.

    residential principal front setback on local road: 30 feet · residential principal front setback on collector road: 40 feet · residential principal front setback on arterial road: 50 feet · residential accessory front setback on local or collector road: 30 feet · residential accessory front setback on arterial road: 40 feet · residential principal rear setback: 15 feet (Accessory-use rear setback is subject to Note 5.) · single mobile-home dwelling side setback: 5 feet (Required on both sides.) · multifamily or attached single-family exterior setback: 25 feet (Between exterior units and exterior project property line and between buildings on the project site.)

    “All buildings and structures, including the expansion of existing buildings and structures, shall meet or exceed the following minimum setback requirements. However, fences and walls shall be allowed along the property line, unless otherwise specified by bufferyard requirements.”
    2 more reviewed findings on this topic
    • Specified — Manufactured homes located in an R-MHP Residential Manufactured Home Park District in Anderson County.
      “5:10.5-3. Setbacks. No manufactured home shall be located closer than 35 feet to the right-of-way line of a public street or highway or closer than 15 feet from side and rear property lines.”
    • Specified — A manufactured home used as a temporary accessory residential use in a county zoning district.
      “A manufactured home as defined in article 4 of this chapter may be permitted in any zoning district as a temporary accessory residential use [...] G. The temporary accessory residential use shall conform to the front, side, and rear yard requirements established for the district in which the use is located.”
  • Living in an RVLimited

    Travel or camping trailers on a lot in an Anderson County residential district.

    • No more than one travel or camping trailer per family living on the premises is permitted.
    • The trailer may not be occupied temporarily or permanently while parked or stored, except in an authorized manufactured home park.
    • This provision applies to residential districts in unincorporated Anderson County; incorporated municipalities may have separate rules.

    travel or camping trailers per family: <= 1 trailer (occupancy exception for an authorized manufactured home park)

    “Not more than one travel or camping trailer per family living on the premises shall be permitted on a lot in any residential district. The trailer shall not be occupied temporarily or permanently while it is parked or stored except in an authorized manufactured home park.”
  • Tiny homesLimited

    Tiny home occupancy in RV parks in unincorporated Anderson County

    • RV spaces are defined as designated for temporary occupancy by RV, tiny home, or tent campers
    • Permanent habitation is defined as occupying an RV space for two or more months
    • RV parks need planning commission preliminary plan review and health department/SCDHEC approval
    • Individual RV sites transferred to individual owners are regulated under the Anderson County Mobile Home Regulations
    • This does not address tiny homes on private lots outside RV parks

    permanent habitation threshold: >= 2 months

    “rv space means a space or area within an rv park designated for temporary occupancy by rv, tiny home, or tent campers.”
  • Mandatory utility hookupSewer (with conditions)

    Properties served by Anderson County Wastewater.

    • The county statement applies only to property serviced by Anderson County Wastewater.
    • The county Development Standards office processes the sewer permits.
    “Starting January 11 , 2021, all Anderson County Wastewater sewer permits will be processed by the Development Standards office. This applies to property serviced by Anderson County Wastewater only.”
  • Subdividing landRegulated (with conditions)

    Subdivision development plans submitted to Anderson County Development Standards.

    • All plats must first be submitted to Development Standards.
    • Complete applications are distributed to proper departments for review.
    • Incomplete or late applications are not processed.
    • A preliminary plat and application materials are required.
    • Preliminary plat review fee is $500 plus $20 per lot; revisions are $250.

    preliminary plat review fee: 500 USD (Plus $20 per lot.) · revision fee: 250 USD

    “All plats must first be submitted to Development Standards.”
  • Permit feesPublished

    Anderson County Development Standards fees.

    • The fee schedule is identified as approved July 1, 2026.
    • The schedule states that commercial/industrial/multifamily land-use and rezoning fees are handled through the fee schedule accompanying the application.

    land development/large scale projects: 650 USD · major land development projects: 750 USD · floodplain development: 500/50 USD · final plat review for subdivisions: 250 USD plus 20 USD per lot

    “Development Standards New Fee Schedule Approved July 1, 2026 Application/ Permit Fee”
    One more reviewed finding on this topic
  • Permit processPublished (with conditions)

    Subdivision plat review through Anderson County Development Standards.

    • Applications must be submitted by the posted deadline and before 3:00 PM.
    • Incomplete or late applications will not be processed.
    • Plans are not reviewed until the application is complete and are placed on the next regular scheduled agenda.

    submission cutoff: 3:00 PM local time

    “APPLICATIONS MUST BE SUBMITTED BY THE POSTED DEADLINE AND PRIOR TO 3:00 PM.”
    One more reviewed finding on this topic
    • Published (with conditions) — Anderson County building, electrical, mechanical, plumbing, compliance, land-use, and related permitting.
      “This system allows you to apply for all Building Permits”

South Carolina rules that apply here

  • Owner-builder exemptionConditional

    An owner of residential property who builds or improves structures or appurtenances for the owner’s or family’s sole occupancy, statewide in South Carolina.

    • The owner must do the work personally, with the owner’s own employees, or with licensed contractors or registered entities or individuals.
    • The structure or improvements must be intended for the owner’s sole occupancy or occupancy by the owner’s family and must not be intended for sale or rent.
    • The general public must not have access to the structure.
    • The owner must personally appear and sign the building permit application.
    • The owner must supervise construction and may build or improve a one-family or two-family residence.
    • The owner may not hire an unlicensed person as a residential builder or specialty contractor.
    • Construction must comply with all applicable laws, ordinances, building codes, and zoning regulations.
    • If the owner sells or rents the building within two years after construction is complete, the law presumes it was built for sale or rent unless otherwise approved by the commission.
    • The owner must promptly file a public notice with the register of deeds stating that the residential building or structure was constructed by the owner as an unlicensed builder; failure to do so revokes the statutory exemption.
    • The exemption does not authorize hiring a person or entity that is not licensed or registered under the Residential Home Builders Act.

    sale-or-rent presumption period: 2 years after construction is complete (unless otherwise approved by the commission)

    “This chapter does not apply to an owner of residential property who improves the property or who builds or improves structures or appurtenances on the property if: (1) the owner does the work himself, with his own employees, or with licensed contractors or registered entities or individuals; (2) the structure, group of structures, or appurtenances, including the improvements, are intended for the owner's sole occupancy or occupancy by the owner's family and are not intended for sale or rent; and (3) the general public does not have access to this structure.”
    3 more reviewed findings on this topic
    • Conditional — Owner construction or improvement of residential property in South Carolina, including Anderson County.
      “if the owner does the work himself, with his own employees, or with licensed contractors or registered entities or individuals”
    • Available (with conditions) — Owner-builder exemption for qualifying residential property projects in South Carolina, including Anderson County.
      “To qualify for exemption under this section, an owner must personally appear and sign the building permit application.”
    • Conditional — An owner-builder improving residential property or building or improving structures or appurtenances on that property for the owner's or the owner's family's occupancy.
      “This chapter does not apply to an owner of residential property who improves the property or who builds or improves structures or appurtenances on the property if:”
  • Who permits septicState (with conditions)

    Onsite wastewater permitting and administration serving Anderson County.

    • SCDES lists an Anderson regional onsite wastewater office at 220 McGee Road, Anderson, South Carolina.
    • The county separately processes sewer permits for property served by Anderson County Wastewater.
    “Questions pertaining to the OSWW system application process after application submission or questions regarding septic permit submissions can be emailed to: BRLS-OSWW-Field-Admin@des.sc.gov or by contacting one of the offices listed below. Onsite Wastewater Regional Office Contact Information”
    3 more reviewed findings on this topic
    • State (with conditions) — Onsite wastewater systems serving homes or manufactured homes in Anderson County where public or community sewer is unavailable.
      “If you are planning to build a home or place a manufactured home on property not served by a public or community sewer system, you must first obtain SCDES's approval and a permit to install a septic system. Without this permit, your county will not be able to issue you a building permit.”
    • State (with conditions) — Residential onsite wastewater permitting and inspection in Anderson County.
      “South Carolina law requires site approvals and permits for all septic systems.”
    • State — Statewide permitting and administration of individual onsite wastewater and septic systems in South Carolina.
      “South Carolina law requires site approvals and permits for all septic systems. If you are planning to build a home or place a manufactured home on property not served by a public or community sewer system, you must first obtain SCDES's approval and a permit to install a septic system.”
  • Septic permitRequired

    A home or manufactured home on property in Anderson County not served by a public or community sewer system.

    • SCDES approval and a permit to install the septic system must be obtained first.
    • Without the septic permit, the county cannot issue a building permit.
    • Permits to Construct are good for five years; renewal or modifications require a new application and payment of the fee.
    • The site must be suitable or alternative permitting options must be discussed.

    permit validity: 5 years (renewal or modifications require a new application and fee)

    “a permit to install a septic system. Without this permit, your county will not be able to issue you a building permit.”
    2 more reviewed findings on this topic
    • Required — A home or manufactured home on property not served by public or community sewer.
      “Incorrectly installed septic systems can harm water quality and make people sick, which is why South Carolina law requires site approvals and permits for all septic systems.”
    • Required — Construction of a home or placement of a manufactured home on property not served by a public or community sewer system.
      “If you are planning to build a home or place a manufactured home on property not served by a public or community sewer system, you must first obtain SCDES's approval and a permit to install a septic system. Without this permit, your county will not be able to issue you a building permit.”
  • Septic inspectionRequired

    New septic system installations in Anderson County regulated by SCDES.

    • The installer must contact SCDES before the system is covered.
    • If an SCDES inspector does not arrive within 30 minutes of the scheduled time, a licensed installer may self-inspect and must submit the approved final inspection form.
    • If the system meets South Carolina standards, SCDES issues an approval-to-operate permit.

    inspector arrival grace period: 30 minutes (licensed installer may self-inspect if the inspector does not arrive)

    “Once the septic system is constructed, the SCDES inspector will return to the site to inspect the septic system installation.”
    2 more reviewed findings on this topic
    • Required — Septic system installations subject to SCDES permitting.
      “Once the septic system is constructed, the SCDES inspector will return to the site to inspect the septic system installation. If it meets South Carolina standards, they will issue an approval to operate permit.”
    • Limited — Existing septic systems and new-home construction using a septic system statewide in South Carolina.
      “While S.C. law does not require property owners to have existing systems inspected, some towns have passed ordinances that require their local residents to have their septic systems inspected regularly (See next question). If you live in an area that does not have a local inspection ordinance in place, the only time you would be required to have your septic system inspected is when you're building a new home that will use a septic system.”
  • Off-grid sanitationLimited

    A nonwater-carried sewage treatment system used for toilet wastes where water under pressure will be connected to the structure and gray water is generated statewide in South Carolina.

    • The applicant must submit plans from a Registered Professional Engineer licensed in South Carolina meeting Appendix S paragraph (2)(a) through (f) requirements for all toilet wastes.
    • The applicant must apply for and obtain a Department permit to construct and approval to operate an onsite wastewater system for gray-water treatment.
    • The gray-water system must meet all permit, licensing, and onsite wastewater-system requirements under Regulation 61-56.
    • The initial gray-water system size may be reduced by twenty-five percent.

    initial gray-water system size reduction: 25 percent (The system must otherwise meet all permit, licensing, and onsite wastewater-system requirements under Regulation 61-56.)

    “the initial system size may be reduced by twenty-five (25) percent.”
    One more reviewed finding on this topic
    • Limited — Nonwater-carried sewage treatment systems, including biological, composting, or incinerating toilets, for toilet wastes statewide in South Carolina.
      “The permitting of nonwater-carried sewage treatment systems, such as a biological, composting, or incinerating toilet, may be considered for toilet wastes”
  • Well permitRequired

    Construction of individual residential wells and irrigation wells statewide in South Carolina.

    • Before construction, the owner, owner's agent, or well driller must submit a Notice of Intent for coverage under the General Permit.
    • A $70 fee applies to each individual residential well and a $50 fee applies to each irrigation well.
    • The Department reviews a completed NOI within 48 hours.
    • The driller must notify SCDES 48 hours before installation with the exact date, time, and location.
    • The permit does not authorize public water-supply wells or wells prohibited by another regulation, local ordinance, or law.
    • Wells serving multiple households or a small business follow public-water-supply permitting procedures.
    • Withdrawals exceeding 3 million gallons in any month require a Groundwater Withdrawal Permit.

    individual residential well NOI fee: 70 USD · irrigation well NOI fee: 50 USD · NOI review period: 48 hours (The General Permit states the period excludes weekends and legal state holidays.) · installation notice: 48 hours (Notice must provide exact date, time, and location.) · monthly withdrawal threshold: > 3000000 gallons (A Groundwater Withdrawal Permit is required under R.61-113.)

    “Prior to construction of any individual residential well or irrigation well, a Notice of Intent (NOI) to obtain coverage under the General Permit is submitted by the well owner, agent of the well owner, or well driller.”
    One more reviewed finding on this topic
    • Required — New individual residential wells and irrigation wells in Anderson County.
      “Prior to construction of any individual residential well or irrigation well, a Notice of Intent (NOI) to obtain coverage under the General Permit is submitted”
  • Agricultural exemptionConditional

    Exemption from the federal Produce Safety Rule administered through the South Carolina Department of Agriculture for qualifying growers.

    • The grower must meet an exemption category and submit an application to SCDA.
    • The application requires information about the operation and certification of compliance; SCDA then issues a certificate of exemption.
    • Recognized categories include produce rarely consumed raw; produce for personal or on-farm consumption; produce receiving qualifying commercial processing; and average produce sales below $25,000 over the previous three years, adjusted for inflation.
    • A qualified exemption requires annual food sales below $500,000 adjusted for inflation and more than 50% of annual food sales to qualified end-users located in South Carolina, the same Indian Reservation, or within 275 miles of the farm.

    previous three-year average produce sales threshold: < 25000 USD (Adjusted for inflation using 2018 as the baseline year.) · previous three-year annual food sales threshold for qualified exemption: < 500000 USD (Adjusted for inflation.) · sales to qualified end-users: > 50 percent (Qualified end-users must be in South Carolina, the same Indian Reservation, or within 275 miles of the farm.)

    “In South Carolina, if a grower meets the requirements for an exemption they must submit an application to secure that exemption.”
    2 more reviewed findings on this topic
    • Available (with conditions) — Construction or improvement of qualifying farm structures in South Carolina.
      “may not enforce that portion of a nationally recognized building code which regulates the construction or improvement of a farm structure.”
    • Available (with conditions) — Construction or improvement of qualifying farm structures in South Carolina, other than residences or structures attached to residences.
      “may not enforce that portion of a nationally recognized building code which regulates the construction or improvement of a farm structure.”
  • Shed and accessory-building permit exemptionAvailable (with conditions)

    An owner of residential property making an improvement consisting of a one-story detached accessory structure.

    • The improvement must be a one-story detached accessory structure.
    • The floor area must not exceed 200 square feet.
    • The statutory exemption applies to an owner of residential property who makes the improvement.
    • The listed improvements are exempt from building-permit application requirements and the owner is not required to hold a residential builder or residential specialty contractor license under this chapter.

    accessory-structure floor area: <= 200 square feet (Only for a one-story detached accessory structure improved by the residential-property owner.)

    “owner of residential property [...] one-story detached accessory structures [...] floor area does not exceed two hundred square feet [...] exempt from building permit application requirements”
  • Driveway accessLimited

    Residential driveway entrances within the right-of-way of South Carolina state highways.

    • The driveway must provide ingress and egress to abutting property.
    • Access must not constitute hazardous conditions.
    • The property must be an existing developed residential property or property being developed for the owner's personal use.
    • Commercial, speculative, and resale purposes are excluded.
    • A standard driveway has a maximum paved throat width of 16 feet and may include up to a 30-inch diameter pipe where required for drainage.
    • Additional paved width or a larger pipe is discretionary and excess installation cost may be charged to the property owner.
    • Additional driveways require approval and may be constructed at the owner's expense.
    • The directive is effective December 6, 2024.

    maximum paved throat width: <= 16 feet (standard driveway) · maximum drainage pipe diameter: <= 30 inches (where required for drainage)

    “The South Carolina Department of Transportation (SCDOT) shall permit and construct, at its expense, a single, all-weather driveway for the portion within the right-of-way of state highways, to provide ingress and egress to the abutting property at locations where access does not constitute hazardous conditions.”
    One more reviewed finding on this topic
    • Required — Private driveways or side-road entrances and exits opening onto highways in the State highway primary system that are not controlled-access facilities.
      “unless a permit for such driveway or side-road entrance or exit shall have been obtained from the Department.”
  • Building in a floodplainLimited

    Land-disturbing development in South Carolina, including development in flood-prone areas where the activity changes natural cover or topography and may alter stormwater runoff.

    • Before a nonexempt land-disturbing activity proceeds, the responsible person must submit a stormwater-management and sediment-control plan to the appropriate implementing agency and obtain a permit.
    • The statute exempts agricultural production activities, subject to its stated exception for certain agricultural structures of one or more acres requiring a building permit; forestry; mining activities regulated under Title 48, Chapter 20; separately built single-family residences or accessory buildings not part of multiple construction in a subdivision; certain activities already subject to conditioned state or federal environmental authorization; specified utility activities; railroad maintenance or rebuilding; certain state-land activities; and local-government or special-purpose/public-service-district repair and maintenance.
    • Under Regulation 72-302, an implementing agency may grant a stormwater-management waiver upon written request; a quantitative-and-qualitative waiver may be available if the project returns the disturbed area to pre-development runoff condition and the pre-development land use is unchanged, and a water-quantity waiver or variance may be available under the regulation's stated demonstrations.
    • The State may delegate plan review, approval, inspection, enforcement, education, and training to local governments or conservation districts. The SCDNR directs floodplain-development questions to the Local NFIP Administrator for the relevant community; local floodplain-development requirements therefore remain site- and community-specific.
    • For activities disturbing two acres or less that are not part of a larger common plan of development or sale, Regulation 72-305 requires submission of a simplified plan but states that it does not require implementing-agency approval or preparation/certification by the specified designers.

    simplified-plan threshold: <= 2 acres of actual land disturbance (Only where the activity is not part of a larger common plan of development or sale; the simplified plan does not require implementing-agency approval.)

    “Unless exempted, no person may engage in a land disturbing activity without first submitting a stormwater management and sediment control plan”
  • Campground & park staysLimited

    Camping at South Carolina state-park campsites.

    • Camping is subject to state-park facility rules and department permission.
    • A campsite may not be occupied for more than fourteen consecutive days without permission from the Department of Parks, Recreation and Tourism.
    • The rule concerns state parks and does not establish a statewide rule for private land or locally administered campgrounds.

    maximum consecutive campsite occupancy without department permission: <= 14 days (Longer occupancy requires permission from the department.)

    “No person or persons shall occupy a campsite for a consecutive period longer than fourteen days without permission from the department.”
  • county zoning authorityGeneral

    South Carolina counties may adopt zoning ordinances for all or specific portions of their unincorporated areas when the statutory comprehensive-plan prerequisite is satisfied.

    • A local planning commission must have prepared and recommended the land-use element of the comprehensive plan.
    • The county governing body must have adopted at least the land-use element of the comprehensive plan before adopting a zoning ordinance.
    • A county may exercise the chapter's powers in the total unincorporated area or in specific parts of the unincorporated area.
    • Adjacent unincorporated areas may be placed under municipal jurisdiction only through ordinances and a formally approved agreement between the municipality and county councils, with boundaries, authority limitations, and representation specified.
    • Zoning regulations must be made in accordance with the comprehensive plan.
    • Regulations must generally be uniform for each class or kind of building, structure, or use within each district, although regulations may differ between districts.
    • The statute expressly permits regulation of building and land use, density, building size, location, height, bulk, number of stories, land dimensions, yards, courts, and other open spaces.
    “When the local planning commission has prepared and recommended and the governing body has adopted at least the land use element of the comprehensive plan as set forth in this chapter, the governing body of a municipality or county may adopt a zoning ordinance to help implement the comprehensive plan.”
  • county building authorityGeneral

    South Carolina counties' authority and duty to administer building-code enforcement and require building permits for new construction and renovation, including in unincorporated areas.

    • Each county must appoint a building official or contract with another political subdivision so that its unincorporated area is under the jurisdiction of a building official.
    • A county may prescribe fees for construction permits and inspections.
    • A county may submit an affidavit for exemption if it cannot arrange services for an annual period at costs totally within the schedule of fees recommended in the building codes; the exemption lasts until services become financially feasible or for five years, whichever is less, and may be renewed at five-year intervals after another determination.
    • Counties may establish agreements with other governmental entities to issue permits and enforce building codes.
    • All counties must require by law or ordinance that building permits be issued for persons engaging in new construction or renovation, and permits must correspond to minimum Department of Revenue requirements.
    • Counties and municipalities must enforce only the national building and safety codes provided in Chapter 9.
    • A county may not enforce the adopted fire-prevention-code portion regulating outdoor burning for forestry, wildlife, and agricultural purposes as regulated by the South Carolina Forestry Commission.
    • A permit is not required for a wheelchair-access ramp built with Medicare or Medicaid dollars when construction is performed, overseen, or inspected by an Americans with Disabilities Act inspector.

    permit-copy delivery to county assessor: <= 10 days (After issuance of each building permit)

    “All counties shall require by law or ordinance that building permits be issued to persons engaging in new construction or renovation and such permits shall correspond to minimum requirements of the department. The county shall furnish a copy of the building permit to the assessor within ten days after such issuance.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission — ask the county directly.

  • Lot coverage — Lot-coverage requirements under Anderson County land-use and zoning rules.
  • Building height — Building-height requirements under Anderson County land-use and zoning rules.
  • Camping on your land — Temporary camping on private land in Anderson County.
  • Manufactured homes — Manufactured-home occupancy in Anderson County.
  • Accessory dwellings — Accessory dwelling units in Anderson County.
1 more unanswered
  • Short-term rentals

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Living off-grid in Anderson County, South Carolina

Is Anderson County a good place to live off-grid or homestead?

Anderson County scores 56/100 on the Bolthole Index, a solid county profile. Its strengths: strong self-sufficiency basics: 48.5″/yr rainfall plus 57.4% wooded land and manageable long-term carry cost. Watch-outs: about 155,685 people within a 30-minute drive.

How much does land cost in Anderson County, South Carolina?

Land in Anderson County runs about $7,011 per acre, based on the latest county data.

What is the water situation in Anderson County?

Anderson County gets about 48.5" of rain a year, with severe drought in roughly 11.9% of years.

How remote is Anderson County?

A representative private-land location has about 155,685 people within a 30-minute drive and 5,395,913 within two hours. The road-network catchments count population across county lines and clusters of smaller cities; straight-line radius values remain available as a comparison.

How Anderson compares in South Carolina

Compare side-by-side →See all 46 South Carolina counties ranked →