Florence County, SC Building Permits, Zoning & Septic

Unincorporated Florence County, South Carolina requires a county building permit before you build a home¹. The Florence County Planning Department implements the county zoning ordinance and building codes²³. Where public or community sewer is unavailable, SCDES must approve the septic system before the county can issue the building permit⁴⁵.

At a glance

Building permit: Required, issued by the county Planning Department¹
Zoning: Yes; confirm the parcel's district and standards with county Planning⁶
Septic permits: State-issued by SCDES, not the county⁷⁵
Owner-builder exemption: Yes, if you personally supervise and file the required notice⁸
Septic permit validity: 5 years before renewal is required⁵
Residential well permit: $70 Notice of Intent filed with SCDES before drilling⁹
Soils rated favorable for a standard septic field: About 17% of the county's soils¹⁰
Inspections: Required at specified phases of permitted work¹¹

Who to call

Building permits

Florence County Planning Department

Building permits, zoning, engineering, code enforcement, E-911 addressing and floodplain determinations for Florence County

843-676-8600

Building permits

Florence County Planning Department (Florence office)

The Planning Department's physical office location in Florence

843-676-8600

518 S. Irby St., Florence, SC 29501

Contact details are copied from each office’s official page and were checked against it on September 27, 2026.

Do you need a building permit in Florence County, South Carolina?

Unincorporated Florence County requires a building permit for a home, and the Florence County Planning Department implements the building and residential codes¹³. If the home will not be on public or community sewer, the county cannot issue that building permit until you hold the state septic permit⁵. South Carolina law lets a property owner act as their own unlicensed builder for a home intended for the owner's or the owner's family's occupancy, but the owner must personally supervise construction, personally sign the permit application, and use licensed contractors where required⁸. The owner must also file the required notice with the register of deeds; selling or renting within two years is evidence that the exemption should not have applied unless the commission approves otherwise¹². Florence County requires inspections at specified phases of permitted building, electrical, plumbing, mechanical, and gas work¹¹. The current statewide code set is the 2021 South Carolina Building Codes, effective since January 1, 2023¹³.

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

The Florence County Planning Department is the starting point for county building permits, building inspection, zoning, code enforcement, engineering, E-911 addressing, and floodplain questions¹⁴. Reach the department's main office at (843) 676-8600¹⁴. The Planning Department's Florence office is at 518 S. Irby St., Florence, SC 29501¹⁵. Florence County's published process calls for zoning compliance, the building permit application, the plan-review fee, and three complete plan sets, along with other documents that apply to the project¹⁶. The county states an initial review time of two days for residential plans and fourteen days for commercial plans¹⁶. Permit fees vary with total project cost, while the plan-review fee is half the permit fee¹⁶.

Does Florence County have zoning, and what does it mean for your land?

Florence County has a zoning ordinance administered by the Planning Department, but the applicable district and district-specific standards still must be checked for each parcel⁶². South Carolina law lets a county zone its entire unincorporated area or selected parts of it after the required comprehensive-plan work¹⁷. Zoning rules must be uniform within a district, although standards can differ between districts¹⁷. Our reviewed sources do not establish the operative minimum home size, minimum lot size, setbacks, lot coverage, building height, accessory-dwelling rules, or agricultural exemptions for a particular Florence County parcel. Ask the Planning Department to identify the parcel's zoning district and the current use and dimensional standards before relying on a listing description¹⁴. If a tract will be divided, Florence County publishes subdivision review and charges a $100 county review fee plus $25 per lot or acre¹⁸.

How do septic permits work in Florence County?

Florence County does not issue septic permits itself: South Carolina requires site approval and a permit from the state before you build a home or place a manufactured home on land not served by public or community sewer, and the county will not issue a building permit until you have it⁷⁵. As of July 1, 2024, that state authority is the South Carolina Department of Environmental Services (SCDES), which took over septic permitting from DHEC⁷. A Permit to Construct a septic system is good for five years; renewing it or changing the approved design both require a new application and fee⁵. South Carolina law does not require routine inspection of an existing septic system unless a local ordinance says otherwise, but a new home using a septic system must have its site evaluated by SCDES before the permit is issued, and the installer must call SCDES for a final inspection before the system is covered¹⁹. An onsite wastewater permit cannot be issued at all where public sewer is accessible to the parcel, so that has to be checked first²⁰. Only about 17% of Florence County's soils are rated free of severe limits for a conventional drain field, which is worth planning for before you commit to a parcel¹⁰. If you will need a well instead of, or alongside, a septic system, South Carolina requires a Notice of Intent filed with SCDES before drilling, with a $70 fee for an individual residential well and a review that the state targets within 48 hours⁹.

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

Our reviewed sources do not confirm whether Florence County allows long-term RV living or temporary camping on a private parcel. The state rule limiting a state-park campsite to fourteen consecutive days without department permission applies to state parks, not private land²¹. Our reviewed sources also do not establish a Florence County rule specifically for tiny-home occupancy, accessory dwellings, or minimum dwelling size. Florence County does administer a zoning ordinance whose district-specific standards must be checked². Before buying land for an RV or tiny home, ask the Planning Department whether the parcel's zoning district allows the proposed use, whether temporary occupancy during construction is allowed, and what building, septic, and utility approvals apply¹⁴. A manufactured home on land without public or community sewer requires SCDES approval and a septic permit before placement⁴.

Building a home in Florence County: the steps, in order

Ask the Florence County Planning Department to confirm the parcel's zoning district, allowed use, address, floodplain status, and required county approvals¹⁴.
If public or community sewer is unavailable, obtain the SCDES septic approval and Permit to Construct before applying for the county building permit⁵.
If a residential well is needed, file the SCDES Notice of Intent and its $70 fee before drilling⁹.
If you will use the owner-builder exemption, personally sign the application, supervise the work, use properly licensed trades, and record the required notice⁸.
Submit the county building permit application, the plan-review fee, three complete plan sets, and the other project-specific documents listed by Florence County¹⁶.
If the driveway enters a state highway, coordinate the qualifying residential entrance with SCDOT²².
Request each required county inspection at the specified construction phase and correct violations before starting the next phase¹¹.

What to check before you buy land in Florence County

Soils: only about 17% of Florence County soils are rated without severe limits for a conventional septic drain field, so make the SCDES site evaluation part of the purchase contingency when septic feasibility matters¹⁰¹⁹. Flooding: Florence County requires a permit for development in a regulatory floodplain or wetlands area, and regulatory-floodplain development requires elevation certificates during the construction process²³. Terrain: about 99.7% of county land has a slope of 15% or less, but gentle ground does not establish that a parcel is outside a flood hazard area²⁴. Access: a qualifying personal-use residential driveway within a state-highway right-of-way is handled by SCDOT, subject to safety and design conditions²². Florence County has about 137,000 residents and roughly 171 people per square mile; the nearest city of 100,000 or more is about 67 miles from the county center²⁵²⁶²⁷. The effective property-tax rate is about 0.4%, and the median annual property-tax bill is about $724²⁸²⁹.

Watch-outs

South Carolina's Building Codes Council adopted the 2024 edition of the mandatory codes on August 26, 2025, but local jurisdictions including Florence County do not have to implement them until January 1, 2027, so confirm which code year applies to your permit date³⁰.
Septic permitting in Florence County moved from DHEC to the new South Carolina Department of Environmental Services (SCDES) on July 1, 2024; older sources naming DHEC describe the same permit now issued by SCDES⁷.
Whether an RV, camper or manufactured home can be lived in on an individual lot is not itemized in what we found for Florence County; the only related state rule covers state park campsites, not private land, so confirm with the Planning Department before placing one²¹¹⁴.

Sources

Written September 27, 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.

How Florence County scores

Seclusion43100% ev.

Self-Sufficiency64100% ev.

Admin Boringness45100% ev.

Durability64100% ev.

Property Autonomy46100% ev.

Carry Cost84100% 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 →

$207kTypical home

0.4%Property tax

$3,382Land / acre

48.2"Annual rain

2.1% of yrsSevere drought

12 / yr (+10.4)Mid-century 100°F days

14.7 daysMid-century dry spell

2.31" (+6.2%)Mid-century 1-day rain

1.27×Wildfire change factor

100%Forward climate coverage

$1,617Home insurance / yr

0.8% / yrInsurance growth

2.27%Nonrenewal rate

county median (2+ published ZIPs)Insurance basis

42,891People within 30 min

2,884,191People within 2 hr

105,503Radius comparison (15 mi)

171.4People / sq mi

0.1%Federal land

99.7%Land at 15% slope or less

17.1%Septic soil without severe limits

86,463 acWorkable land screen

68.7%Wooded land

49.5 tonsBiomass / forest ac

63.9°FAvg temp

Answers from the rulebook for Florence County

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

Florence County rules

Building code adoptedAdopted (with conditions)
International building and residential codes implemented by Florence County Planning.
- The cited page does not identify the specific code edition.
“The Florence County Planning Department updates and implements the comprehensive plan, zoning ordinance, transportation plans, land development ordinance and international building and residential codes that help shape the growth and character of Florence County communities.”
Florence County Planning ↗Re-checked Sep 26, 2026
InspectionsRequired
Permitted building, electrical, plumbing, mechanical, and gas work in Florence County.
- Inspections occur at specified construction phases; the contractor is responsible for calling and requesting required inspections; requested inspections are conducted within 48 hours of request.
- Final inspections occur when the building or relevant system is complete and ready for occupancy.
inspection response time: <= 48 hours (after request)
“The Building Official, upon the request of the permit holder or their authorized agent, will make the following inspections and will notify the permit holder or their authorized agent of any code violations which must be corrected prior to starting the next phase of construction.”
Florence County Building Permits and Inspections ↗Re-checked Sep 26, 2026
County-wide zoningPresent (with conditions)
Florence County zoning ordinance administered by the Florence County Planning Department.
- The county page states that the Planning Department updates and implements the zoning ordinance; applicability and district-specific standards must be checked in the ordinance.
“The Florence County Planning Department updates and implements the comprehensive plan, zoning ordinance, transportation plans, land development ordinance and international building and residential codes that help shape the growth and character of Florence County communities.”
Florence County Planning ↗Re-checked Sep 26, 2026
Subdividing landRegulated (with conditions)
County subdivision review and development in Florence County.
- The county publishes subdivision and planned-development review forms and charges a county subdivision review fee of $100 plus $25 per lot or acre.
subdivision review fee: 100 USD (plus $25.00 per lot or acre)
“Subdivision Review Fee (County) Plus $25.00 per lot or acre | $100.00”
Florence County Fees ↗Re-checked Sep 26, 2026
Building in a floodplainRequired
Development, construction, fill, or other activity in Florence County regulatory floodplain or wetlands areas.
- Before building, filling, or otherwise developing in a floodplain, applicants should contact the Zoning Department to discuss county regulations.
- All development in the regulatory floodplain requires an Elevation Certificate before, during, and after construction.
- Development in the floodplain or wetlands area without a permit is illegal.
- For flood-damaged buildings, a Building Department permit is required; repairs costing 50 percent or more of building value must comply fully with current floodplain regulations, while certain improvements are limited to less than 50 percent of value.
substantial repair threshold: >= 50 percent of building value (must be brought into full compliance)
“Any development in the floodplain or wetlands area without a permit is illegal; such activity should be reported to the Building Official at the Florence County Planning and Building Department.”
Florence County Flood Plains ↗Re-checked Sep 26, 2026
Permit processPublished (with conditions)
Florence County building permit application and initial plan-review process.
- Applicants must obtain zoning compliance, provide any required business license and South Carolina license proof, submit water and sewer tap payment receipt, submit subcontractors list, submit the building permit application, and submit three complete sets of plans with plan review fee.
- Initial plan review is stated as two days for residential projects and fourteen days for commercial projects; preliminary drawings are encouraged.
residential initial plan review: 2 days · commercial initial plan review: 14 days
“Submit building permit application. Submit three complete sets of plans with plan review fee. Please make checks payable to Florence County.”
Florence County Building Permits and Inspections ↗Re-checked Sep 26, 2026

South Carolina rules that apply here

Building permitLimited
Construction regulated by South Carolina building-code law, with permits issued and administered by the applicable county or municipal building authority.
- Each county must place its unincorporated area under a building official's jurisdiction, and each municipality must provide a building official within municipal limits.
- Municipalities and counties may establish agreements with other governmental entities to issue permits and enforce building codes.
- A municipality or county may submit an affidavit and become exempt from the chapter's service requirements when it cannot arrange services within the recommended fee schedule; the exemption lasts until financially feasible or five years, whichever is less, and may be renewed at five-year intervals.
- South Carolina law contains specific permit exemptions, including certain owner-performed residential improvements under S.C. Code Ann. § 40-59-265 and wheelchair ramps built with Medicare or Medicaid dollars when performed, overseen, or inspected by an ADA inspector.
- The South Carolina Building Codes Council states that the 2021 South Carolina Building Codes had an effective date of January 1, 2023; later code editions and local modifications may apply.
“Municipalities and counties may establish agreements with other governmental entities of the State to issue permits and enforce building codes in order to provide the services required by this chapter.”
South Carolina Code Title 6, Chapter 9 — Building Codes ↗Re-checked Sep 12, 2026
Owner-builder exemptionConditional
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.
- The owner must do the work personally, with the owner's employees, or with licensed contractors or registered entities or individuals.
- The structure, structures, appurtenances, or improvements must be intended for the owner's sole occupancy or occupancy by the owner's family and not intended for sale or rent.
- The general public must not have access to the structure.
- Sale, rent, or offering for sale or rent by the owner-builder within two years after completion or issuance of a certificate of occupancy is prima facie evidence that the project was undertaken for sale or rent, unless otherwise approved by the commission.
- The owner must personally appear and sign the building permit application.
- The owner must supervise the construction personally and may not hire an unlicensed residential builder or specialty contractor.
- Construction must comply with all applicable laws, ordinances, building codes, and zoning regulations.
- The owner must promptly file a public notice with the register of deeds stating that the 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 chapter.
“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:”
South Carolina Code Title 40, Chapter 59 — Residential Builders ↗Re-checked Sep 12, 2026
One more reviewed finding on this topic
- Conditional — Owner-builder exemption for residential property improvements and qualifying structures in South Carolina, including Florence County.
  “The exemption allows you, as the owner of your property, to act as your own builder even though you do not have a license. You must supervise the construction yourself. You may build or improve a one-family or two-family residence. The building must be for your own use and occupancy. It may not be built for sale or rent.”
  South Carolina Code Title 40, Chapter 59 ↗Re-checked Sep 26, 2026
Who permits septicState (with conditions)
Onsite wastewater permitting and approval for Florence County properties not served by public or community sewer.
- SCDES approval, a permit to install, and subsequent approval to operate are required under the cited state materials.
“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 Tanks - Residential, Single Home Builder ↗Re-checked Sep 26, 2026
One more reviewed finding on this topic
- 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 Tanks - Residential, Single Home Builder ↗Re-checked Sep 12, 2026
Septic permitRequired
Construction of a home or placement of a manufactured home on property 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 approved changes require a new application and fee.
- The rule applies where public or community sewer does not serve the property.
permit validity: 5 years (Renewal or modifications require a new application and fee.)
“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 Tanks - Residential, Single Home Builder ↗Re-checked Sep 12, 2026
One more reviewed finding on this topic
- Required — New or upgraded onsite wastewater systems serving homes or other structures in Florence County where public or community sewer is unavailable.
  “Because incorrectly installed septic systems can harm water quality and make people sick, South Carolina law requires site approvals and permits for all septic systems.”
  Septic Tanks - Residential, Single Home Builder ↗Re-checked Sep 26, 2026
Septic inspectionRequired
Onsite wastewater system installations in Florence County.
- The installer must arrange a final inspection before covering the system, except where the regulation provides for professional-engineer or authorized installer self-inspection.
- Documentation must be submitted within two business days after completion or self-inspection.
- The system may not operate until SCDES issues final approval to operate.
documentation deadline: 2 business days (after installation or self-inspection)
“Before completing the installation of the septic system, the installer must contact SCDES to schedule a time for the inspection of the septic system before it is covered. If a SCDES inspector does not arrive within 30 minutes of the scheduled time, a licensed installer has the option to proceed with a self-inspection of the installation.”
Regulation 61-56, Onsite Wastewater Systems ↗Re-checked Sep 26, 2026
One more reviewed finding on this topic
- 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.”
  Septic Tanks - Frequently Asked Questions ↗Re-checked Sep 12, 2026
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.”
Private Drinking Water Wells ↗Re-checked Sep 12, 2026
Mandatory utility hookupConditional
Use of an onsite wastewater system where public sewer service may be accessible.
- An onsite wastewater permit cannot be issued where public sewer is accessible.
- Public sewer accessibility must be verified before applying for an onsite wastewater permit.
- The cited source addresses sewer availability; it does not establish a statewide requirement to connect to municipal water.
“Please Note: Onsite wastewater permits cannot be issued where public sewer is accessible. If a professional soil classifier is contracted by an individual to conduct a site and soil evaluation for the issuance of an onsite wastewater permit, verification of public sewer accessibility prior to onsite wastewater application is the responsibility of the PSC and/or the applicant.”
Professional Soil Classifiers - Sewer Accessibility Verification ↗Re-checked Sep 12, 2026
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.”
South Carolina Department of Agriculture: Produce Safety Rule Exemption ↗Re-checked Sep 12, 2026
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.”
Engineering Directive ED-16: Driveway Entrances ↗Re-checked Sep 12, 2026
Permit feesVariable (with conditions)
Building-code permitting fees in South Carolina.
- Local jurisdictions have authority over permitting and fees.
- The source does not establish a single statewide fee amount.
“These functions include, but are not limited to, permitting, fees, required construction documents, and approval of alternate means and methods.”
Building Codes Council Frequently Asked Questions ↗Re-checked Sep 12, 2026
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.”
South Carolina Code Title 51, Chapter 3, State Parks ↗Re-checked Sep 12, 2026
county zoning authorityGeneral
South Carolina counties adopting zoning ordinances for all or specific parts of unincorporated areas.
- A county may exercise the chapter's powers in the total unincorporated area or specific parts of the unincorporated area.
- A zoning ordinance may be adopted 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.
- Zoning regulations must be made in accordance with the comprehensive plan and must be uniform for each class or kind of building, structure, or use within each district, although regulations may differ between districts.
- Before enacting or amending zoning regulations or maps, the governing authority or authorized planning commission must hold a properly advertised public hearing; if no established procedures exist, at least fifteen days' newspaper notice is required.
- A municipality may exercise these powers within its corporate limits, and adjacent unincorporated areas may be added to municipal jurisdiction only through ordinances adopted by the municipality and county councils establishing boundaries, limitations of authority, and representation.
“A county may exercise the powers granted under the provisions of this chapter in the total unincorporated area or specific parts of the unincorporated area. [...] 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.”
South Carolina Code Title 6, Chapter 29 — Local Government Comprehensive Planning ↗Re-checked Sep 21, 2026
county building authorityGeneral
South Carolina counties enforcing building codes and providing building-official jurisdiction for unincorporated areas, including residential construction.
- Counties must enforce only the national building and safety codes provided in Chapter 9, Title 6.
- The statutory building-code provisions do not apply to certain electric cooperatives, the Public Service Authority, or specified public utility corporations, subject to the residential-housing exception stated in the statute.
- Federal Department of Housing and Urban Development regulations preempt the chapter where applicable to manufactured-housing construction and installation.
- Each county must appoint a building official or contract with another political subdivision so that its unincorporated area is under a building official's jurisdiction.
- A county may prescribe construction-permit and inspection fees through the building official or appointing authority.
- A county may submit a financially based affidavit for exemption when it cannot arrange services within the recommended fee schedule; the exemption lasts until financially feasible or five years, whichever is less, and may be renewed at five-year intervals.
- The state Building Codes Council adopts by reference only the latest editions of the listed nationally recognized building, residential, gas, plumbing, mechanical, fire, and energy codes; code provisions concerning building-official administration do not apply unless adopted by the county or municipality.
- The statute's Section 6-9-10 history states that the 2003 amendment was effective July 2, 2003.
“All municipalities, as defined by Section 5-1-20, and counties in this State shall enforce building, energy, electrical, plumbing, mechanical, gas, and fire codes, referred to as building codes in this chapter, relating to the construction, livability, sanitation, erection, energy efficiency, installation of equipment, alteration, repair, occupancy, classification, or removal of structures located within their jurisdictions and promulgate regulations to implement their enforcement. [...] Each county shall appoint a building official or contract with other political subdivisions as authorized in Section 6-9-20 so that the unincorporated area of the county is under the jurisdiction of a building official.”
South Carolina Code Title 6, Chapter 9 — Building Codes ↗Re-checked Sep 21, 2026

Still unanswered

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

Certificate of occupancy — Certificate of occupancy requirements for Florence County buildings.
Minimum dwelling size — Minimum dwelling size in Florence County zoning districts.
Minimum lot size — Minimum lot size in Florence County zoning districts.
Setbacks — Building and development setbacks in Florence County.
Lot coverage — Lot coverage or impervious-surface limits in Florence County.

7 more unanswered

Building height
Living in an RV
Camping on your land
Tiny homes
Manufactured homes
Accessory dwellings
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.

Water rights & wells in Florence County

Whether a new home can legally get its own water here — the sub-state groundwater regime, from South Carolina’s water agency.

Actively managed

This basin is under active state management — new water use is scrutinized, though a domestic well is usually still allowed.

Household wellExempt — no permit or water right

S.C. Code 49-5-70(A)(4) exempts a person withdrawing groundwater at a single-family residence for noncommercial use; no withdrawal permit for a household well anywhere in SC, including inside a Capacity Use Area.

Limit: single-family/household use exempt; permit only >=3 MG/month (~100,000 gpd)

SC Groundwater Use and Reporting Act, S.C. Code 49-5-70(A)(4) ↗

Pee Dee Capacity Use Area
Designated 2004; permit required >=3 MG/month. A new single-family domestic well is exempt.
SCDES — Groundwater Capacity Use Areas, Pee Dee ↗

Regulated-riparian state (large uses permitted). Groundwater rules change and basin boundaries follow the aquifer, not the county line — confirm current well and appropriation rules with the South Carolina state water agency before you buy or drill.Groundwater governance as of Jul 2026, cited to each administering agency.

Living off-grid in Florence County, South Carolina

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

Florence County scores 63/100 on the Bolthole Index, a solid county profile. Its strengths: manageable long-term carry cost and mixed durability signals.

Do you need a building permit in Florence County, South Carolina?

Florence County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by South Carolina Department of Environmental Services (SCDES). Owner-builders may act as their own contractor to build their home. These answers are quoted from official sources and independently re-checked. Rules change and cities within the county differ — always confirm with the county before you buy or build.

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

Land in Florence County runs about $3,382 per acre, based on the latest county data.

What is the water situation in Florence County?

Florence County gets about 48.2" of rain a year, with severe drought in roughly 2.1% of years. On water rights, Florence County lies in the Pee Dee Capacity Use Area — Designated 2004; permit required >=3 MG/month. A new single-family domestic well is exempt..

How remote is Florence County?

A representative private-land location has about 42,891 people within a 30-minute drive and 2,884,191 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.

Building permits, zoning and septic rules in Florence County, South Carolina

At a glance

Who to call

Do you need a building permit in Florence County, South Carolina?

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

Does Florence County have zoning, and what does it mean for your land?

How do septic permits work in Florence County?

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

Building a home in Florence County: the steps, in order

What to check before you buy land in Florence County

Watch-outs

Sources

Florence County in South Carolina

How Florence County scores

Find land. Bring the promising ones back.

Parcel due diligence

Answers from the rulebook for Florence County

Florence County rules

South Carolina rules that apply here

Still unanswered

Water rights & wells in Florence County

Living off-grid in Florence County, South Carolina

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

Do you need a building permit in Florence County, South Carolina?

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

What is the water situation in Florence County?

How remote is Florence County?

How Florence compares in South Carolina