Bolthole Index

Union County, South Carolina

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

60Index Score / 100
#20 of 46 in South Carolina

Union County, South Carolina requires building permits, and County Building Safety enforces state and local construction rules1,2. A countywide zoning ordinance for unincorporated land could not be confirmed, so ask Building Safety about the rules for a specific parcel before buying3. For land without public or community sewer, SCDES septic approval comes before the county building permit4.

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

Yes.

Yes. Union County Building Safety issues building permits for construction in unincorporated areas1. The county says the department enforces state and local codes, regulations, laws and ordinances, but its department page does not identify specific code editions or adoption dates2. The mandatory statewide code set in effect is the 2021 South Carolina Building Codes, effective since January 1, 20238. South Carolina has adopted newer 2024 editions, but local implementation does not begin until January 1, 20279. For commercial projects, the county requires site-plan, sewage-disposal-system and construction-drawing approvals before issuing the construction permit; minor-work exemptions may apply separately10. Union County Building Safety publishes separate instructions for residential permits, an individual homebuilder disclosure and a list of work exempt from building permits1. Residential work covered by the county's procedures goes through staged inspections, and the county requires 24-hour notice for each inspection11.

Who is the Union County building department, and how do you reach it?

Union County Building Safety & Floodplain Management is the permit and inspection office for county construction work.

Union County Building Safety & Floodplain Management is the permit and inspection office for county construction work1. The office is at 1246 S. Duncan Bypass Suite B, Union, South Carolina, and its permitting hours are 9:00 a.m. to 4:00 p.m1. Call (864) 424-2341 or email permit applications to dpettit@countyofunion.com1. The department says its work includes sound new construction, maintenance of existing buildings, and enforcement under state and local codes, regulations, laws and ordinances1. Building permit fees are set locally rather than by one statewide fee schedule, so ask the permit office for the current fee tied to the proposed work12.

Does Union County have zoning?

A countywide zoning ordinance with zoning districts for unincorporated Union County could not be confirmed.

A countywide zoning ordinance with zoning districts for unincorporated Union County could not be confirmed3. That uncertainty matters for RV occupancy, tiny homes, manufactured homes, minimum dwelling size, lot size, setbacks, lot coverage and building height, so do not treat rural land as unrestricted3. South Carolina law allows a county to adopt zoning for all or only specific parts of its unincorporated area, which means the parcel location can change the answer13. Ask Union County Building Safety & Floodplain Management what land-development or location review applies to the parcel and proposed use before relying on a seller's description1. If the parcel lies inside a municipality, ask that municipality as well because municipal rules are separate from rules for unincorporated Union County; the Town of Carlisle, for example, lists its own Unified Development Ordinance, and the county's building permit rules do not replace it13,14.

How do septic permits work in Union County?

The South Carolina Department of Environmental Services, not Union County, handles onsite wastewater permitting and inspection for property without public or community sewer.

The South Carolina Department of Environmental Services, not Union County, handles onsite wastewater permitting and inspection for property without public or community sewer4. SCDES approval and a permit to install the system must come first; without that permit, Union County cannot issue the building permit4. The application fee is $150, and a Permit to Construct is valid for five years; renewal or modification requires a new application and fee4. For questions before applying, call the SCDES Onsite Wastewater Program at 1-855-731-2504 or email OSWWCentral@des.sc.gov15. The installer must schedule an SCDES inspection before covering the system4. Only 38.1% of Union County soils avoid a severe limitation rating for a conventional drain field, so settle septic feasibility early7.

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

We could not confirm a Union County rule that allows or prohibits living long-term in an RV on private land, and countywide zoning coverage is also unconfirmed.

We could not confirm a Union County rule that allows or prohibits living long-term in an RV on private land, and countywide zoning coverage is also unconfirmed3. We also could not confirm a county rule for tiny-home occupancy, minimum dwelling size or manufactured-home placement3. A tiny home used as a dwelling still raises building-code, sanitation and occupancy questions, while a manufactured home on land without public or community sewer needs SCDES septic approval4. South Carolina's camping limit for state-park campsites applies to state parks, not private property, so it does not answer the private-land RV question16. Before buying or moving a unit, give Union County Building Safety the parcel number and describe whether the unit has wheels, a foundation, plumbing and full-time occupancy1.

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

Ask Union County Building Safety what parcel-specific land-development, floodplain and siting review applies, because countywide zoning could not be confirmed.

  1. Ask Union County Building Safety what parcel-specific land-development, floodplain and siting review applies, because countywide zoning could not be confirmed1,3.
  2. Confirm whether public sewer serves the property, because SCDES cannot issue an onsite wastewater permit where public sewer is accessible17.
  3. If sewer is unavailable, obtain SCDES septic approval before seeking the county building permit4.
  4. If using a private residential well, submit the required Notice of Intent and $70 fee before well construction6.
  5. Submit the building permit application and required construction information to Union County Building Safety1.
  6. An eligible owner-builder must personally supervise the work, personally sign the permit application and record the required notice; sale or rent within two years creates a statutory presumption against the exemption5.
  7. Give the county 24-hour notice for required residential inspections, then obtain the final building inspection, after which the county issues the certificate of occupancy10,11.

If the driveway meets a public road, any encroachment into the public right-of-way needs an encroachment permit; contact the county Engineering Department11.

What should you check before buying land in Union County?

Start with septic and sewer: only 38.1% of county soils avoid severe limitations for a conventional drain field, and SCDES cannot issue an onsite wastewater permit where public sewer is accessible.

Start with septic and sewer: only 38.1% of county soils avoid severe limitations for a conventional drain field, and SCDES cannot issue an onsite wastewater permit where public sewer is accessible7,17. Ask Union County Building Safety whether the parcel is in a regulated floodplain and what siting or land-development review applies, because floodplain triggers and countywide zoning coverage could not be confirmed1,3. Confirm legal road access before closing; a driveway entering a South Carolina state highway is subject to SCDOT access rules, and any driveway encroaching on a public right-of-way needs a county encroachment permit11,18. Union County is 85.6% wooded and 65.7% of its land has slopes of 15% or less, so inspect clearing needs, drainage and buildable terrain on the actual homesite7. The effective property-tax rate is about 0.6%, and the median annual property-tax bill is about $5587.

Watch-outs

  • Union County requires SCDES septic approval before it can issue a building permit for land without public or community sewer, so settle septic feasibility early4.
  • Countywide zoning, RV occupancy, tiny-home rules, setbacks and minimum dwelling size remain unconfirmed; ask Union County Building Safety about the exact parcel and proposed use3.
  • South Carolina's owner-builder exemption carries supervision, disclosure and recording duties, and selling or renting within two years can undermine the exemption5.

Sources

18 official pages, each quoted and re-checked · written October 10, 2026

  1. Union County - Building Safety/Floodplain Management (2026 county census)
  2. Building Safety & Floodplain Management – Union County
  3. (2026 county census)
  4. SC DES - Septic Tanks, Residential Single Home Builder (2026 county census)
  5. South Carolina Code of Laws Title 40, Chapter 59 (§ 40-59-260) (2026 county census)
  6. Private Drinking Water Wells (South Carolina statewide rule)
  7. 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
  8. Building Code Adoption (South Carolina statewide rule)
  9. 2024 Building Code Modification Index (South Carolina statewide rule)
  10. How to Obtain a Commercial Permit
  11. Union County Residential Inspection Procedures
  12. Building Codes Council Frequently Asked Questions (South Carolina statewide rule)
  13. South Carolina Code Title 6, Chapter 29 — Local Government Comprehensive Planning Enabling Act (South Carolina statewide rule)
  14. Carlisle, South Carolina
  15. South Carolina Department of Environmental Services Onsite Wastewater Program (des.sc.gov)
  16. South Carolina Code Title 51, Chapter 3, State Parks (South Carolina statewide rule)
  17. Professional Soil Classifiers - Sewer Accessibility Verification (South Carolina statewide rule)
  18. Engineering Directive ED-16: Driveway Entrances (South Carolina statewide rule)

Written October 10, 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, Union County requires a building permit for a home.

RuleUnion CountyCherokee CountyLaurens CountySpartanburg CountyNewberry CountyChester CountyYork County
Building permitRequiredRequiredRequiredRequiredRequiredRequiredRequired
County zoningNot publishedNoNoYesYesYesYes
Septic permitsSCDESSCDESSCDESSC Dept. of Env. ServicesSCDESSCDESSCDES

County locator

Union County in South Carolina

60
County map
Union County highlighted among the South Carolina counties · colored by Index score

How Union County scores

60 / 100 · #20 of 46 in South Carolina · six factors, land price, tax, rain and climate

Seclusion33100% ev.
Self-Sufficiency71100% ev.
Admin Boringness5177% ev.
Durability61100% ev.
Property Autonomy46100% ev.
Carry Cost85100% ev.

Evidence strength: 96%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$136kTypical home
0.6%Property tax
$3,814Land / acre
45.3"Annual rain
7.7% of yrsSevere drought
13.1 / yr (+11.3)Mid-century 100°F days
14.7 daysMid-century dry spell
2.26" (+8%)Mid-century 1-day rain
1.4×Wildfire change factor
100%Forward climate coverage
$1,129Home insurance / yr
0% / yrInsurance growth
1.15%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
50,756People within 30 min
6,036,474People within 2 hr
45,789Radius comparison (15 mi)
51.8People / sq mi
19.4%Federal land
65.7%Land at 15% slope or less
38.1%Soils rated "not limited" for septic (strict USDA rating)
124,296 acWorkable land screen
85.6%Wooded land
50.2 tonsBiomass / forest ac
61.5°FAvg temp

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Cities and towns in Union 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 Carlisle · Town of Jonesville · Town of Lockhart

Answers from the rulebook for Union County

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

Union County rules

  • Building permitRequired

    Commercial construction requiring a Union County commercial building permit.

    • The site plan, sewage disposal system, and construction drawings must be approved before the construction permit can be issued.
    • For permits over $5,000, a state-licensed general contractor is required.
    • Two sets of site plans and construction drawings are required.
    • Structures over 5,000 square feet or used for assembly, educational, or institutional purposes require plans sealed by a state-licensed architect or engineer.

    general contractor threshold: > 5000 USD

    “before the permit for construction can be issued.”
    One more reviewed finding on this topic
    • Required — Commercial construction requiring a Union County commercial building permit.
      “After approval of the site plan, the sewage disposal system and the construction drawings must be approved before the permit for construction can be issued.”
  • InspectionsRequired

    Residential construction subject to Union County Building Safety inspection procedures.

    • A 24-hour notice is required for all inspections.
    • Required inspections include footing, foundation, applicable under-slab plumbing, concrete slab, rough plumbing, rough electrical, rough mechanical, framing, insulation, power/meter release, final electrical, final plumbing, final mechanical, and final building.
    • Concrete driveways, non-elevated patio slabs, and sidewalks do not require inspection; encroachment into the public right-of-way requires an encroachment permit.

    inspection notice: 24 hours

    “A 24-hour notice is required for all inspections. The following inspections are required:”
    2 more reviewed findings on this topic
    • Required — Residential construction subject to Union County Building Safety inspection procedures.
      “A 24-hour notice is required for all inspections. The following inspections are required:”
    • Required — Residential construction subject to the county inspection process.
      “A 24-hour notice is required for all inspections. The following inspections are required: 1. Footing – Prior to the concrete being poured, the footing will require an inspection.”
  • Certificate of occupancyRequired

    Commercial buildings covered by the Union County Department of Building Safety permitting process.

    • The building may be occupied only after final inspection and issuance of a certificate of occupancy by the Department of Building Safety.
    • A $25 re-inspection fee applies when scheduled inspection access is unavailable or corrections are incomplete.
    • Specific requirements vary by occupancy.

    re-inspection fee: 25 USD (when entrance is inaccessible or corrections are incomplete)

    “The building may be occupied only after a final inspection”
    2 more reviewed findings on this topic
    • Required — Commercial building occupancy and residential final building approval where the county issues a certificate of occupancy.
      “The building may be occupied only after a final inspection and a certificate of occupancy is issued by the Department of Building Safety.”
    • Required — Commercial buildings governed by the Union County Department of Building Safety.
      “The building may be occupied only after a final inspection and a certificate of occupancy is issued by the Department of Building Safety.”
  • Living in an RVAllowed (with conditions)

    Recreational vehicles in coastal high hazard areas governed by Union County flood-damage-prevention regulations.

    • The recreational vehicle must meet the recreational vehicle criteria of subsection 9-62 (6).
    • The recreational vehicle must meet the temporary structure provisions of subsection 9-66 (11).
    • This is a district-specific floodplain rule and does not establish a general countywide RV-occupancy rule.
    “Recreational vehicles shall be permitted in coastal high hazard areas provided that they meet the recreational vehicle criteria of subsection 9-62 (6) and the temporary structure provisions of subsection 9-66 (11).”
  • Mandatory utility hookupConditional

    Commercial construction permit applications in Union County.

    • The applicant must submit a septic application or a letter from the sewer service provider.
    • The sewage disposal system or sewer documentation must be approved before the construction permit can be issued.

    septic application fee: 150 USD (or a letter from the sewer service provider)

    “a letter from the sewer service provider.”
  • Driveway accessLimited

    Concrete driveways and driveway encroachments associated with Union County residential construction.

    • Concrete driveways do not require building inspection when they are not elevated; any encroachment into the public right-of-way requires an encroachment permit.
    • A county permit-exemption page lists sidewalks and driveways not over 30 inches above grade as exempt from building permits.

    permit-exempt driveway height: <= 30 inches above grade

    “Inspections of concrete driveways, non-elevated patio slabs and sidewalks are not required. Any encroachment into the public right-of-way does require an encroachment permit. Contact Engineering Department.”
  • Permit feesPublished

    Union County building-permit fees.

    • The county building-safety page publishes a link labeled Permit Fee Schedule.
    • The exact fee amounts were not extracted from the linked PDF in this research pass.
    “Permit Applications can be emailed to dpettit@countyofunion.com Building is located at: 1246 S. Duncan Bypass Suite B Union, SC 29379 Hours: Permitting: 9:00am - 4:00pm (864) 424-2341 Inspections: 9:00am - 4:00pm”
  • Permit processPublished (with conditions)

    Union County commercial building-permit process.

    • Submit two sets of site plans and construction drawings.
    • Obtain approval of the site plan, sewage disposal system, and construction drawings before construction permit issuance.
    • Provide project cost, size, use, subcontractor list, and contractor number if applicable.
    • Request inspections and obtain inspection results through the permit clerk.
    “You will need to submit two (2) sets of site plans and construction drawings.”
    One more reviewed finding on this topic
    • Published — County building-permit and inspection process.
      “How to Obtain a Commercial Permit How to Obtain a Residential Permit Individual Homebuilders Disclosure Items Exempt From Building Permits How to Open a Business/Occupy Building Self Inspection Checklist Required Inspections Residential Inspection Procedures Certificate of Occupancy Inspection”

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
    • Available (with conditions) — Owner-builder exemption for one-family or two-family residential construction in Union 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.”
    • Conditional — An owner of residential property acting as an owner-builder in South Carolina, including Union County.
      “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:”
    • 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:”
  • Building code adoptedAdopted

    Statewide adoption and enforcement framework for building, residential, gas, plumbing, mechanical, fire, energy, electrical, and related construction codes, including residential construction in county unincorporated areas.

    • The South Carolina Building Codes Council must adopt by reference and amend only the latest editions of the listed nationally recognized codes.
    • Code appendices may be adopted as needed, but the specific appendix or appendices must be referenced by name or letter designation at adoption.
    • Provisions concerning the qualification, removal, dismissal, duties, responsibilities, and administrative procedures of building officials and inspectors do not apply unless adopted by the municipal or county governing body.
    • Counties and municipalities must enforce only the national building and safety codes provided in Chapter 9.
    • The Council must promulgate regulations for building-code provisions affecting one-family or two-family dwellings, and those provisions are not enforceable until the required regulations become effective.
    • A regulation mandating automatic residential fire sprinklers in one-family or two-family dwellings could not become effective before July 1, 2015.
    • Section 501.3 of the 2012 International Residential Code must not be enforced.
    • A county may not enforce the portion of an adopted nationally recognized fire-prevention code regulating outdoor burning for forestry, wildlife, and agricultural purposes as regulated by the South Carolina Forestry Commission.

    residential fire sprinkler regulation earliest effective date: >= 2015-07-01 (One-family and two-family dwellings)

    “The council shall adopt by reference and amend only the latest editions of the following nationally recognized codes and the standards referenced in those codes for regulation of construction within this State: building, residential, gas, plumbing, mechanical, fire, and energy codes as promulgated, published, or made available by the International Code Council, Inc. and the National Electrical Code as published by the National Fire Protection Association.”
    3 more reviewed findings on this topic
    • Partial — South Carolina building codes enforced by Union County Building Safety.
      “The South Carolina Building Codes Council adopted the 2021 South Carolina Building Codes at their meeting on October 6, 2021. The Council approved an effective date of January 1, 2023.”
    • Adopted (with conditions) — Mandatory South Carolina building codes and statewide modifications enforced by South Carolina counties and municipalities.
      “The South Carolina Building Codes Council adopted the 2021 South Carolina Building Codes at their meeting on October 6, 2021. The Council approved an effective date of January 1, 2023.”
    • Adopted (with conditions) — The 2024 editions of the mandatory South Carolina building, residential, fire, plumbing, mechanical, fuel gas, and electrical codes adopted for statewide use.
      “On August 26, 2025, the South Carolina Building Codes Council (the “Council”) adopted the latest editions of the mandatory codes and select appendices with modifications, as referenced in S.C. Code Ann. §6-9-50 (1976, as amended), to be enforced by all municipalities and counties in South Carolina. [...] The Council established the implementation date for local jurisdictions as January 1, 2027.”
  • SetbacksSpecified

    Fire-separation distance for an improvement on a lot with the specified pre-2012 recorded or locally approved development documentation.

    • The lot must be shown on a recorded bonded or final subdivision plat, sketch plan, site plan, phased-development plan, or preliminary plat approved by the local governing authority before implementation of the 2012 International Residential Code, and that document must show or describe lesser setbacks than Table R302.1(1).
    • The applicable distance is the lesser documented setback, but never less than 3 feet (914 mm).
    • This is a state residential-building-code fire-separation rule, not a statewide zoning-yard schedule; local zoning may separately regulate setbacks under South Carolina Code Section 6-29-720.

    minimum fire separation distance: >= 3 feet (For the qualifying pre-2012 recorded or locally approved plans described in the code modification; equivalent metric value is 914 mm.)

    “prior to the implementation of 2012 International Residential Code [...] shall be equal to the lesser setbacks, but in no event less than 3 feet”
  • Who permits septicState (with conditions)

    Residential septic-system site approval, permits, and inspections for property in Union County not served by public or community sewer.

    • SCDES approval and a permit to install are required before building a home or placing a manufactured home on property not served by public or community sewer.
    • SCDES conducts the traditional site evaluation and issues the Permit to Construct.
    “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.”
    2 more reviewed findings on this topic
    • State (with conditions) — Residential septic systems in Union County on property not served by public or community sewer.
      “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.”
    • 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 septic system for a home or manufactured home on Union County property not served by public or community sewer.

    • Application fee is $150.
    • An onsite wastewater application and property plat or deed are required.
    • A site visit and suitability evaluation are required under the traditional permitting method.
    • Permits to Construct are valid for five years; renewal or modification requires a new application and fee.
    • Sites above the South Carolina Fall Line require backhoe pits for the soil evaluation.

    application fee: 150 USD · Permit to Construct validity: 5 years

    “Application Fee: $150 [...] If the inspector approves your site for a traditional septic system, they will issue you a Permit to Construct. [...] Permits to Construct are good for five years. To renew your permit after five years or to make changes to it once approved, you will need to complete a new application and pay the fee again.”
    One more reviewed finding on this topic
    • 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

    Installation inspection of septic systems in Union County subject to SCDES permitting.

    • Before the installation is covered, the installer must contact SCDES to schedule an inspection.
    • If an SCDES inspector does not arrive within 30 minutes of the scheduled time, a licensed installer may proceed with a self-inspection.
    • The installer must provide documentation on the SCDES-approved Final Inspection form.

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

    “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.”
    2 more reviewed findings on this topic
    • Required — Installation of a septic system regulated by SCDES.
      “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.”
    • 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.”
    2 more reviewed findings on this topic
    • Limited — Sanitation for homes or manufactured homes in Union County on property not served by public or community sewer.
      “Without this permit, your county will not be able to issue you a building permit.”
    • 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.”
  • 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”
  • Subdividing landRegulated (with conditions)

    Subdivision and land-development plans in South Carolina jurisdictions that have adopted land-development regulations under Title 6, Chapter 29.

    • The statutory definition covers divisions of a tract or parcel into two or more lots, building sites, or other divisions for sale, lease, or building development, including divisions involving new streets or changes to existing streets.
    • The combination or recombination of previously platted lots with no increase in total lots and resultant lots meeting governing-authority standards is included only for notice and record purposes.
    • Division into parcels of five acres or more where no new street is involved is included only for notice and record purposes; plats must be received as information by the planning agency and marked accordingly.
    • Combination or recombination of entire lots of record with no new street or change in existing streets is included only for notice and record purposes.
    • Local regulations must require that land-development plans, including subdivision plats, are not approved unless building sites can be used safely without danger from flood, inundation, or other threats to health, safety, or public welfare.
    • Local regulations may require streets, water, sewers, septic tanks, and other utilities or facilities as conditions precedent to plan approval.
    • After local land-development regulations are adopted, no subdivision plat or land-development plan may be filed or recorded, and no building permit may be issued, until the plan or plat bears the required approval stamp and signature.
    • The governing authority may adopt or amend land-development regulations only after a public hearing with at least thirty days' published notice.
    “the local planning commission may prepare and recommend to the governing body or bodies for adoption regulations governing the development of land within the jurisdiction.”
    2 more reviewed findings on this topic
    • Regulated (with conditions) — Subdivision and land-development approval within municipalities or counties that have adopted land-development regulations under South Carolina law.
      “no subdivision plat or other land development plan within the jurisdiction of the regulations may be filed or recorded”
    • Regulated (with conditions) — Subdivision plats and other land-development plans in South Carolina jurisdictions that have adopted local land-development regulations under the state statutory framework.
      “After the local governing authority has adopted land development regulations, no subdivision plat or other land development plan”
  • 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.”

Inside cities and towns in Union County

Municipal rules found while researching the county. They apply inside that city or town, not to unincorporated land.

  • Local zoningPresent (with conditions)

    Land-use regulation within the incorporated Town of Carlisle, Union County, South Carolina.

    • The Town's official website identifies a Unified Development Ordinance, but the linked SharePoint document returned an expired-link notice when opened; current operative provisions and amendment dates were not established.
    “Town of Carlisle Unified Development Ordinance (UDO)”

Still unanswered

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

  • County-wide zoning — Whether Union County currently has an enacted countywide zoning ordinance or zoning map separate from the draft Land Development Regulations.
  • Zoning districts — Union County zoning districts and zoning map.
  • Minimum dwelling size — Minimum dwelling size requirements in Union County.
  • Minimum lot size — Minimum lot size requirements in Union County.
  • Lot coverage — Lot-coverage requirements in Union County.
6 more unanswered
  • Building height
  • 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.

Living off-grid in Union County, South Carolina

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

Union County scores 60/100 on the Bolthole Index, a solid county profile. Its strengths: manageable long-term carry cost and strong self-sufficiency basics: 45.3″/yr rainfall plus 85.6% wooded land. Watch-outs: about 50,756 people within a 30-minute drive.

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

Land in Union County runs about $3,814 per acre, based on the latest county data.

What is the water situation in Union County?

Union County gets about 45.3" of rain a year, with severe drought in roughly 7.7% of years.

How remote is Union County?

A representative private-land location has about 50,756 people within a 30-minute drive and 6,036,474 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 Union compares in South Carolina

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