Permitting / Codes

111 Chesterfield St. S • Aiken, SC 29801 • 803-642-7675

City of Aiken Homeowners Frequently Asked Questions

What is the best way to contact an inspector? Who can I speak to regarding commercial and residential building code questions?

Please call the Building Inspection Division office at 803-642-7675 from 8:10 am to 5:00 pm, Monday through Friday.

How do I find out the status of my building permit application?

Please call the Building Inspection Division at 803-642-7675 for answers to permit status questions.

How can I schedule an inspection?

Please call the Building Inspection Division office at 803-642-7675 from 8:10 am to 4:00 pm, Monday through Friday. Inspections called in or emailed by 4:00 pm will be scheduled for the next business day, excluding holidays.

Can I schedule a specific time for an inspection with the Building Inspections Division?

Maybe. The majority of time, we are unable to schedule specific times for an inspection. The number, type, and location of inspection, plus staff level dictate daily how we arrange our inspection schedule. However, there are occasions when it is necessary for us to arrange a specific time to conduct an inspection. These are done on a case by case basis and arranged by the staff and Building Official.

Do I need a contractor’s license if I am building my own home? Do I need a license to do building, plumbing, electrical, or mechanical/gas work on my own house?

No. However, you must follow South Carolina state law with respect to building permits and establishing residency in the home that you are constructing. For example, if you build your own residence, you are not allowed to sell or rent the home within two years after completion or the issuing of a Certificate of Occupancy. In addition, you must supervise the construction yourself, and you may only build or improve a one family or two family residence without a contractor’s license. Also, as the owner of the residential building or structure you must promptly file as a matter of public record a notice with the register of deeds, indexed under your name in the grantor’s index, stating that the residential building or structure was constructed by the owner as an unlicensed builder. It is also your responsibility to make sure that people employed by you have licenses required by state law and by City of Aiken licensing ordinances. Your construction must comply with all applicable laws, ordinances, building codes, and zoning regulations.

Can I make repairs to my rental property myself?

No. Rental property is considered income property and work must be done by licensed contractors.

What is a “Specialty Contractor”? Do they need a contractor’s license?

A Residential Specialty Contractor is an independent contractor who is not a licensed residential builder. The Specialty Contractor contracts with licensed residential builders, general contractors, or individual property owners to do construction work, repairs, improvements, or re-improvements which requires special skills and involves the use of specialized construction trades or crafts, when the undertakings exceed two hundred dollars ($200) and are not regulated by certain other code provisions.

Residential Specialty Contracting includes the following areas of contracting and other areas as the commission may recognize by regulation:

plumbers (state examination required for license);
electricians (state examination required for license);
heating and air conditioning installers and repairers (state examination required for license);
vinyl and aluminum siding installers;
insulation installers;
roofers;
floor covering installers;
masons;
dry wall installers/repairs;
carpenters;
stucco installers;
painters/wall paperers.

Is a contractor or someone with a specialty license required to get a City business license?

Yes. Any person who does any type of construction in the City of Aiken for profit is required to obtain a business license prior to doing work and, if necessary, obtain a permit. Please contact the Business License Administrator at 803-642-7642 for questions about business licensing.

Does a contractor have to submit a list of his/her subcontractors on a job to the Building Inspection Division?

Yes, because the major subcontractors (electric, mechanical/gas, and plumbing) are required to obtain separate permits for their work, and all subcontractors working on the project are required to have a City of Aiken business license.

What is the turnaround time for the approval of a building permit?

The average processing time for a residential building permit is approximately 5 to 7 business day, excluding holidays. Most commercial building permit applications with a General Contractor identified on the application are processed in approximately 15 business days, excluding holidays. Processing time will be longer if submitted applications are incomplete or if more information and/or additional plans are requested by our office.

How many copies of a plan do I need to turn in for permitting?

Two (2) copies of plans should be submitted for review with permit applications. For commercial projects, if the building exceeds 5,000 square feet or will be used as a place of assembly or for institutional or educational purposes plans must be designed and stamped by a design professional.

Do I have to pay a plan review fee before plans will be reviewed by the Building Inspection Division?

No. An up-front fee is not required when plans are submitted for review. A plan review fee will be collected when the building permit has been approved and is ready to be issued.

How long is a building permit valid?

An issued building permit is null and void if authorized construction is not commenced within 6 months of the issue date, or if construction is suspended/abandoned for 6 months after commencement.

What time is building construction (noise) allowed? Can work be done on weekends?

The operation of construction machinery, heavy-duty equipment, and machines and equipment used for construction, repair, cleaning, and maintenance of buildings, streets, or public or private premises shall not be permitted to commence until 7:00 A.M. Monday thru Saturday and 9:00 A.M. on Sunday. Contractors and lawn care professionals may stage your materials before this time, but work should not commence until the stated hours. Further, work should conclude by 10:00 P.M. in all zone districts throughout the City, with the exception of the Downtown Business and Industrial Zone districts (see attached map), where daytime hours extend until 11:00 P.M. This is pursuant to Ordinance No. 01242022 adopted by the Aiken City Council on January 24, 2022, amending Chapter 22, Article II of the City Code.

Should you need to work outside the permissible daytime working hours, you may request a noise variance by submitting the online form available here: https://edoc.cityofaikensc.gov/Forms/noise-variance-request

If granted, the noise variance will permit construction, property maintenance, and landscaping activities during nighttime hours.

Where and when do I obtain a Certificate of Occupancy for my project?

A Certificate of Occupancy (CO) is issued by the Building Official after the final inspection of the project is approved and any and all necessary documents, such as load calculations, compaction reports, etc., are on file. In most cases, an issued CO is automatically emailed or mailed to the builder of record or the owner-builder. Issued CO’s can also be picked up at the Building Inspection Division office in Room 201 on the second floor of the City Municipal Building located at 214 Park Ave SW.

What is the process of changing or adding a contractor once a building permit has been issued?

Please send the Building Inspection Division a written statement about the subcontractor addition or change with the subcontractor‘s names, the building permit (application) number and the construction address. The written statement can be faxed to 803-642-7672. The written statement is necessary so that we have a record of the addition/change and, if applicable, a refund can be processed for the subcontractor who is no longer doing the work on the project.

When is a permit required?

Almost always. A permit is required when work is done on a building or structure, or the systems serving the structure (electrical, mechanical/gas, and plumbing.

Some examples of projects requiring a permit are (applies to residential and commercial):

New construction

Accessory structures
- Detached garage
- Carport (including metal pre-built)
Workshop or storage building/shed
Pool house
Pergola

Renovations and remodels

Change in Occupancy for a commercial use
Enclosing an existing covered porch, attached carport, or screen porch
Replacement windows
Vinyl siding that is newly applied or is replaced (changed out)
Porch cover over slab or deck
Finishing an attic
Additions to any structure
Attached garage
Sunroom
Screen porch
Electrical, mechanical/gas, and plumbing work
- Installing or replacing a furnace or air conditioner
- Installing gas lines for a gas fireplace or a gas stove
- Installing or replacing a hot water heater (including tankless water heaters)
- Changing out an electrical panel (electrical upgrade)
- Moving receptacles
- Re-wiring
- Electrical service for solar panels
Demolition of an existing structure
Adding a detached or attached deck to a house
Swimming pool

Please call the Building Inspection Division at 803-642-7675 if you have questions about whether a permit is required for a construction project.

What kinds of projects DO NOT require a building permit?

Below is a list of some examples of projects that do not require a permit: Replacement of non-structural, cosmetic elements such as floor and wall coverings, cabinets and counter-tops Constructing a driveway or parking pad Constructing sidewalks and grade level patios Accessory buildings/sheds that are 200 square feet or smaller in size Please call the Building Inspection Division at 803-642-7675 if you have questions about whether a permit is required for a construction project.

What kinds of projects require a plumbing permit?

Moving plumbing fixtures (such as rearranging where the shower and toilet are in bathroom) and/or changing out a water heater require a plumbing permit. A permit is not required for changing out plumbing fixtures, for example, a new sink installed in same place where the old sink was located.

Is a permit required for re-roofing a residential or commercial structure?

Maybe. Re-shingling a roof with no changes to the structure of the roof does not require a building permit. Roofing contractors must have a valid state license and a current City of Aiken business license to do any re-roofing work in the city limits. Please contact the Planning Department at 803-642-7608 to check if the property to be re-roofed is in an historic or overlay district and could possible require Planning approval for the roofing project.

Is a permit required to add a shed or storage building to my property? Are there any size restrictions or setback requirements?

Maybe. A shed or storage building (pre-built or built on site) that is larger than 200 square feet requires a building permit. First, please contact the Planning Department at 803-642-7608 to ask about setback requirements for the proposed structure and to check if the property where the shed/storage building is to be placed or built is in an historic or overlay district and could possible require Planning approval before construction. We also recommend that, if applicable, residential property owners check with their Homeowners’ Association for any possible covenant restrictions, such as type or style of storage building required, when planning for a construction project. Please note that contractors must have a valid state license and a current City of Aiken business license to build or place any size pre-built shed/storage building in the city limits.

Is a permit required for the installation of fences?

Maybe. Fences not over 6 feet high do not require a building permit. First, please call the Planning Department at 803-642-7675 to ask if the property to be fenced has setback requirements or zoning restrictions and to check if the property where the fence is to be built is in an historic or overlay district and could possible require Planning approval before construction. We also recommend that, if applicable, residential property owners check with their Homeowners’ Association for any possible covenant restrictions, such as type or style of fencing required, when planning for a fencing project. Please note that contractors must have a valid state license and a current City of Aiken business license to build any size fence in the city limits.

Do ordinary repairs require a permit?

Maybe. A permit in not required for repair work unless the project involves extending utilities, such as water lines, plumbing lines, and electrical lines, etc. Please contact the Building Inspection Division at 803-642-7675 if you have questions about whether a project will require a permit.

What height fence do I need to have around a pool?

The top of the fence should be at least 48” above grade measured on the side of the fence that faces away from the swimming pool.

Are there any height restrictions on a detached building I want to add in my yard? Is there a size restriction?

Yes. The ridge of a detached building can’t be higher than the ridge of the house. Also, the total square footage of all accessory buildings can’t be more than 50% of the heated square footage of the primary dwelling. In the case of a detached garage with a bonus room above, both floors count as accessory square footage.

What information needs to be included in house plans?

Please include a site plan, all four elevations, a foundation plan, floor plans, an electrical plan, and a wall section. Please call the Building Inspection Division office at 803-642-7675 if you need further information.

What information is required on a site plan?

A site plan (site schematic) should show the lot size, a north arrow, the location of all proposed and existing structures and any additions, and setbacks (actual distances from structures/additions to the property lines).

How do I find out what my setbacks are?

Please contact the Planning Department at 803-642-7608 for minimum setback requirements.

Can I get copies of building plans or floor plans?

Maybe. Plans for new homes are kept on file for one year. Most plans for new commercial projects are on file permanently. Please call the Building Inspection Division at 803-642-7675 if you have questions about plans on file.

How does a builder find out the addresses and tax parcel numbers assigned to lots in a neighborhood?

Please call the Engineering & Utilities Department at 803-642-7610.

Where can I find general information about mold?

Please contact South Carolina Department of Health and Environmental Control (DHEC)’s Air Quality Bureau at 803-898-4123 or go to DHEC online for more information at http://www.scdhec.gov/environment/baq/IndoorAirQuality/ . The United States Environmental Protection Agency (EPA) also has mold information on their web page located at http://www.epa.gov/mold/.

How do I find a certified mold risk assessor, inspector, or contractor in my area?

At this time, the state of South Carolina does not license mold inspectors. However, there are several professional associations that offer training and certification for mold inspectors. We recommend searching online or in the Yellow Pages for a “certified mold inspector”.

Where can I find general information about lead?

Please contact the U.S. Environmental Protection Agency at 800-424-5323 or online at https://www.epa.gov/lead.

How do I find a certified lead risk assessor, inspector, or contractor in my area?

Look under “Lead” in the phone book or call the National Lead Information Center at 800-424-5323 or go online to https://www.hud.gov/program_offices/healthy_homes/enforcement/regulations. You may also contact the U.S. Environmental Protection Agency Lead Program at 404-562-8994 or go online to https://www.epa.gov/lead/lead-safety-documents-and-outreach-materials.

Who do I call about lead disposal issues?

Please contact the South Carolina Department of Health and Environmental Control (DHEC)’s Bureau of Land and Waste Management at 803-896-4000 for questions about disposal of wastes painted with lead-based paint or online at http://www.scdhec.gov/environment/lwm/.

Who do I contact regarding asbestos inspections/removal?

Please call the South Carolina Department of Health and Environmental Control (DHEC)’s Air Quality Bureau at 803-898-4123 or go to DHEC online for more information at http://www.scdhec.gov/environment/baq/Asbestos/.

How do I make a complaint regarding garbage/debris on the street or sidewalk?

Please call the Public Services Department at 803-642-7613.

How do I file a complaint about a broken water or sewer line?

Please call the Engineering & Utilities Department at 803-642-7617.

Who do I contact about the installation of a water meter?

Please call the Finance Department at 803-642-7725.

Who do I contact regarding street paving?

Please call the Engineering & Utilities Department at 803-642-7610.

What Department do I call regarding easement between properties?

Please call the Engineering & Utilities Department at 803-642-7610.

Where can I get copies of the Zoning Regulation?

The Zoning Ordinance for the City of Aiken is available for viewing online at https://library.municode.com/index.aspx?clientId=15314. Please contact the Planning Department at 803-642-7608 if you have any questions.

Who can I talk to regarding Landmark/Historical buildings?

Please call the Planning Department at 803-642-7608.

Who do I call about out-of-order street lights or traffic lights?

The City encourages citizens to report street lights that have gone out or that have become too dim. Every pole has an identifying number on it along with the utility responsible for its operations. Citizens are urged to copy the number and call it in to either Aiken Electrical Cooperative Customer Service section at 803-649-6245 or the automated system at SCE&G at 803-642-6200. Once the automated system comes on, press 3 and then press 3 again. Please call the Aiken Department of Public Safety at 803-642-7620 to report out-of-order traffic lights.

Where can I get a list of building, electrical, mechanical, and plumbing contractors?

The Building Inspection Division does not recommend contractors or keep a list of contractors for public use. Local contractors can be found listed in the phone book under categories such as Building Contractors, Home Builders, Home Improvements, General Contractors, Air Conditioning Contractors, Electric Contractors, Heating Contractors, and Plumbing Contractors. We recommend that homeowners check if a builder/contractor has a current City of Aiken business license and/or and active state contractor’s (LLR) license before hiring a contractor.

How do I find out if a builder/contractor has a City business license and/or state LLR license?

State licensing can be verified online through the South Carolina Department of Labor, Licensing, and Regulation (LLR)’s Licensee Lookup web page at https://verify.llronline.com/LicLookup/LookupMain.aspx or by contacting LLR at 803-896-4300. City business licensing can be verified by contacting the Finance Department’s Business License Division at 803-642-7642.