Bolthole Index

Charleston County, South Carolina

Building permits, zoning and septic rules in Folly Beach, South Carolina

Folly Beach, South Carolina requires a city building permit for all new construction, remodeling and repairs, including septic-tank installations and repairs12. The city also sets its own zoning, with district-by-district lot sizes and setbacks3. Septic systems also need South Carolina Department of Environmental Services approval4. Charleston County's unincorporated rules do not apply inside city limits.

At a glance

Building permit
Required for all new construction, remodeling and repairs inside Folly Beach1
Owner-builder
Conditional: the applicant must be the owner and primary resident, or a South Carolina licensed contractor5
Zoning
City zoning with district standards, such as Residential Single-Family (RSF) and Marsh Inland Residential (MR)36
Minimum lot (RSF)
10,500 sq ft per dwelling, 70 ft wide3
Minimum lot (MR)
14,500 sq ft, 70 ft wide6
Septic
City building permit covers septic installs and repairs; state SCDES approval also required24
Wells
State Notice of Intent required before construction; city rule not confirmed7

Who to call

Building permits

City of Folly Beach Building & Permits

Building permits for new construction, remodeling and repairs inside Folly Beach, with permit forms, the permit packet and the owner-builder information form

(843) 588-2447

[email protected]

21 Center St Folly Beach, SC 29439

Septic permits

City of Folly Beach Utilities

Septic-tank inspection tracking and sale inspections, water and sewer service inside Folly Beach

(843) 998-2002

[email protected]

Septic permits

South Carolina Department of Environmental Services (SCDES)

State septic (onsite wastewater) site approval and permits, statewide including Charleston County

(803) 898-3432

[email protected]

2600 Bull St., Columbia, SC 29201

Contact details are copied from each office’s official page and were checked against it on October 24, 2026.

Off-grid gear

Going off-grid in Folly Beach means bringing your own water and power. The kit we’d start with:

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Do you need a building permit in Folly Beach, SC?

Yes. Folly Beach requires a building permit for all new construction, remodeling and repairs inside city limits, and the rule reaches docks, retaining walls, sea walls, fences, pools, and septic-tank installations and repairs18.

Exterior changes may need Zoning Administrator sign-off, and exterior commercial changes may need Design Review Board approval1. New docks in the Conservation Zoning District need a Charleston County coordination letter, and permits on islands under ten acres need an SCDHEC coordination letter1. Before any excavation, the applicant must contact 811 for locate tickets and include them with the application9.

Who can apply is limited: the applicant must be the property owner and primary resident, or a South Carolina state-licensed contractor5. Owners of rental property may pull permits only for light work such as floor covering, painting, drywall repairs and pressure washing5.

Who issues building permits in Folly Beach, and how do you reach them?

The City of Folly Beach issues building permits itself; Charleston County Building Inspection Services serves only unincorporated Charleston County110. Send permit questions to the city's building and permits office at [email protected] or call (843) 588-24478. City Hall is at 21 Center St, and the city's site offers a permit packet with application and checklist, plus an owner-builder information form8.

South Carolina requires every municipality to provide a building official within its limits11. The city enforces the statewide mandatory building codes; the 2021 edition took effect January 1, 2023 and the 2024 edition is set for local implementation January 1, 20271213. We could not confirm the city's permit fee schedule; ask the permits office.

Does Folly Beach have zoning, and what does it mean for lot size and setbacks?

Yes. Folly Beach adopts its own zoning code with dimensional standards that differ by district3.

In the Residential Single-Family (RSF) district, a dwelling needs 10,500 square feet of lot area and 70 feet of lot width3. Front and rear setbacks are 10 feet, side setbacks run 14.3% of lot width within a five-foot minimum and ten-foot maximum, lot coverage is capped at 35% of high ground, and height tops out at 34 feet above the first living floor141516. Marsh buffers and beach and dune management areas can increase those setbacks14.

In the Marsh Inland Residential (MR) district, lots need 14,500 square feet and 70 feet of width, with 25-foot front and rear setbacks, 15-foot sides, and 30% lot coverage61718. Check which district a parcel sits in before you buy.

How do septic permits work in Folly Beach?

Folly Beach's building permit rule expressly covers septic-tank installations and repairs, so septic work inside the city needs a city permit2. The state adds its own layer: South Carolina law requires site approvals and permits for all septic systems, issued by SCDES419. For a new home on a lot without public sewer, no building permit can be issued until SCDES approves the septic system20.

Onsite wastewater permits cannot be issued where public sewer is accessible, so confirm sewer availability first21. The city's utilities office also tracks required periodic septic inspections, and a septic inspection is required before a house is sold unless the tank was built or inspected within 60 days22. We could not confirm a city rule on sewer connection distance; ask the utilities office.

Can you live in an RV or tiny home in Folly Beach?

We could not confirm Folly Beach's rules on RV living, camping, tiny homes, manufactured homes or accessory dwellings inside city limits. Ask the permits office at (843) 588-2447 before buying or placing anything8.

Do not rely on Charleston County's answer. The county prohibits living in an RV on residential property, but that rule covers unincorporated Charleston County only, and county regulations do not supersede a municipality's23.

Building a home in Folly Beach: the steps, in order

  1. Confirm the zoning district and its lot, setback and coverage standards with the city36.
  2. Confirm whether public sewer serves the lot; if not, obtain SCDES septic approval first2120.
  3. Get 811 locate tickets before any excavation9.
  4. Apply to the city building and permits office as the owner and primary resident or through a South Carolina licensed contractor58.
  5. Collect any coordination letters and Zoning Administrator or Design Review Board sign-off the project triggers1.
  6. Build under the permit; we could not confirm the city's inspection and certificate-of-occupancy steps, so ask the permits office.

What stays with Charleston County, and what to check before you buy in Folly Beach?

The county's building, zoning and RV rules apply to unincorporated land, not to parcels inside Folly Beach; see the Charleston County page for land outside the city24.

Before you buy, check flood exposure, since we could not confirm the city's floodplain permit rules and the city site offers elevation-certificate and substantial-improvement forms8. Also confirm sewer availability, wells (the state requires a Notice of Intent before drilling a residential well, with a $70 fee7), and the city's rules on short-term rentals, which we could not confirm. Charleston County's typical home value is about $619,61425, and its effective property tax rate is 0.4%26.

Watch-outs

  • Rental-property owners may pull city permits only for limited cosmetic work, so investors need a licensed contractor for anything larger5.
  • Setbacks can grow beyond the district table where marsh buffers or beach and dune management areas apply14.
  • We could not confirm Folly Beach's rules on floodplain permits, driveways, short-term rentals, RVs, tiny homes or permit fees; call the permits office at (843) 588-24478.
  • The 2024 South Carolina building codes are set for local implementation on January 1, 2027, so projects submitted later may follow newer rules13.

Sources

  1. Folly Beach Code § 150.005, Building Permit Required (Folly Beach), quoted and re-checked
  2. Folly Beach Code § 150.005, Building Permit Required (Folly Beach), quoted and re-checked
  3. Folly Beach Code § 165.01-02, Dimensional Standards in the Zoning Districts (Folly Beach), quoted and re-checked
  4. Septic Tanks - Residential, Single Home Builder (South Carolina statewide rule), quoted and re-checked
  5. Folly Beach Code § 150.005, Building Permit Required (Folly Beach), quoted and re-checked
  6. Folly Beach Code § 165.01-02, Dimensional Standards in the Zoning Districts (Folly Beach), quoted and re-checked
  7. Private Drinking Water Wells (South Carolina statewide rule), quoted and re-checked
  8. City of Folly Beach Building & Permits (cityoffollybeach.com)
  9. Folly Beach Code § 150.005, Building Permit Required (Folly Beach), quoted and re-checked
  10. Building Inspection Services, quoted and re-checked
  11. South Carolina Code Title 6, Chapter 9 — Building Codes (South Carolina statewide rule), quoted and re-checked
  12. Building Code Adoption (South Carolina statewide rule), quoted and re-checked
  13. 2024 Building Code Modification Index (South Carolina statewide rule), quoted and re-checked
  14. Folly Beach Code § 165.01-02, Dimensional Standards in the Zoning Districts (Folly Beach), quoted and re-checked
  15. Folly Beach Code § 165.01-02, Dimensional Standards in the Zoning Districts (Folly Beach), quoted and re-checked
  16. Folly Beach Code § 165.01-02, Dimensional Standards in the Zoning Districts (Folly Beach), quoted and re-checked
  17. Folly Beach Code § 165.01-02, Dimensional Standards in the Zoning Districts (Folly Beach), quoted and re-checked
  18. Folly Beach Code § 165.01-02, Dimensional Standards in the Zoning Districts (Folly Beach), quoted and re-checked
  19. South Carolina Department of Environmental Services (SCDES) (des.sc.gov)
  20. Septic Tanks - Residential, Single Home Builder (South Carolina statewide rule), quoted and re-checked
  21. Professional Soil Classifiers - Sewer Accessibility Verification (South Carolina statewide rule), quoted and re-checked
  22. City of Folly Beach Utilities (cityoffollybeach.com)
  23. Zoning Code Enforcement: Zoning & Planning Department, quoted and re-checked
  24. Zoning & Planning Department, quoted and re-checked
  25. Typical home value (Zillow): Bolthole Index county data
  26. Effective property tax rate: Bolthole Index county data

Written October 24, 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.

Answers from the rulebook for Folly Beach

Folly Beach’s own rules

  • Building permitRequired

    Construction, remodeling, and repairs inside Folly Beach city limits.

    • The ordinance includes docks, retaining walls, sea walls, fences, pools, septic-tank installations, and septic-tank repairs.
    • Applicant must be the property owner and primary resident or a South Carolina state-licensed contractor, subject to listed exceptions.
    • Exterior changes may require Zoning Administrator sign-off; exterior commercial changes may need Design Review Board approval at the Zoning Administrator's discretion.
    • New docks in the Conservation Zoning District require a Charleston County coordination letter.
    • Permits on islands under ten acres require an SCDHEC coordination letter.
    • Before excavation, the applicant must obtain 811 locate tickets and include them with the permit application.
    “Building permits are required for all new construction, remodeling, and repairs.”
  • Owner-builder exemptionConditional

    Applicants seeking construction permits inside Folly Beach city limits.

    • Applicant must be the property owner and primary resident, or a South Carolina state-licensed contractor.
    • Owners of rental property may pull permits only for floor covering, painting/caulking and wallpapering, drywall repairs, replacing screens/screen doors, pressure washing, and routine interior and exterior cleaning.
    “the owner of the property and the primary resident”
  • Minimum lot sizeDistrict specific (with conditions)

    Residential Single-Family (RSF) district inside Folly Beach city limits.

    • Uses may be subject to further district-specific, use-specific, or design standards.
    • Required setbacks may be increased for marsh buffers and beach and dune management areas.
    • Side setbacks have a minimum of five and maximum of ten feet.

    minimum lot area: 10500 sq ft per dwelling · minimum lot width: 70 ft

    “RESIDENTIAL SINGLE-FAMILY (RSF) All uses | 1/10,500 | 35% of high ground | 10,500 per dwelling | 70 | 10 | 14.3% of lot width (8) | 10 | 34' above the top of the first living floor surface”
    One more reviewed finding on this topic
  • SetbacksDistrict specific (with conditions)

    Residential Single-Family (RSF) district inside Folly Beach city limits.

    • Side setback is subject to table note 8: minimum five and maximum ten feet.
    • Setbacks may be increased by applicable marsh-buffer and beach-and-dune-management standards.

    front setback: 10 ft · side setback: 14.3% of lot width (Table note 8 establishes a minimum of five and maximum of ten feet.) · rear setback: 10 ft

    “RESIDENTIAL SINGLE-FAMILY (RSF) All uses | 1/10,500 | 35% of high ground | 10,500 per dwelling | 70 | 10 | 14.3% of lot width (8) | 10 | 34' above the top of the first living floor surface”
    One more reviewed finding on this topic
  • Lot coverageDistrict specific (with conditions)

    Marsh Inland Residential (MR) district inside Folly Beach city limits.

    • The table expresses coverage as a percentage of high ground.

    maximum lot coverage: 30 percent of high ground

    “MARSH INLAND RESIDENTIAL (MR) All uses | 1/14,500 | 30% of high ground | 14,500 | 70 | 25 | 15 | 25 | 34' above the top of the first living floor surface”
    One more reviewed finding on this topic
    • District specific (with conditions) — Residential Single-Family (RSF) district inside Folly Beach city limits.
      “RESIDENTIAL SINGLE-FAMILY (RSF) All uses | 1/10,500 | 35% of high ground | 10,500 per dwelling | 70 | 10 | 14.3% of lot width (8) | 10 | 34' above the top of the first living floor surface”
  • Building heightDistrict specific (with conditions)

    Marsh Inland Residential (MR) district inside Folly Beach city limits.

    • Maximum height may not exceed height regulated in § 90.05.

    maximum height: 34 ft above top of first living floor surface

    “MARSH INLAND RESIDENTIAL (MR) All uses | 1/14,500 | 30% of high ground | 14,500 | 70 | 25 | 15 | 25 | 34' above the top of the first living floor surface”
    One more reviewed finding on this topic
    • District specific (with conditions) — Residential Single-Family (RSF) district inside Folly Beach city limits.
      “RESIDENTIAL SINGLE-FAMILY (RSF) All uses | 1/10,500 | 35% of high ground | 10,500 per dwelling | 70 | 10 | 14.3% of lot width (8) | 10 | 34' above the top of the first living floor surface”
  • Who permits septicLocal (with conditions)

    Septic-tank installation or repair permits inside Folly Beach city limits.

    • The local permit rule covers septic-tank installations and repairs; other state wastewater requirements may also apply.
    “Enforce septic inspection and backflow prevention regulations:”
  • Septic permitRequired

    Septic-tank installations and repairs inside Folly Beach city limits.

    • The provision applies to both installation and repair.
    “BUILDING PERMIT REQUIRED. [...] septic tank installations and/or repairs.”
  • Permit processPartial

    Construction permit applicants inside Folly Beach city limits.

    • Applicant eligibility, listed coordination letters, zoning/design review, 811 locate tickets for excavation, permit-card display, and site toilet/refuse containers apply as stated in § 150.005.
    “the applicant shall contact 811 to request locate tickets.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Folly Beach or Charleston County directly.

  • Inspections — Building construction inside Folly Beach city limits.
  • Certificate of occupancy — New or altered buildings inside Folly Beach city limits.
  • Minimum dwelling size — Single-family dwellings inside Folly Beach city limits.
  • Living in an RV — RV occupancy on private land inside Folly Beach city limits.
  • Camping on your land — Temporary camping on private land inside Folly Beach city limits.
12 more unanswered
  • Tiny homes
  • Manufactured homes
  • Accessory dwellings
  • Septic inspection
  • Off-grid sanitation
  • Well permit
  • Mandatory utility hookup
  • Agricultural exemption
  • Driveway access
  • Building in a floodplain
  • Short-term rentals
  • Permit fees

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.

Unanswered questions are usually a sign that Folly Beach publishes no rule on the point, not that none exists. Charleston County’s page lists the county offices to call.

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