Planning a project in South Carolina's capital city? Chances are you’ll need to go through the city’s permitting process before breaking ground. Permits aren’t just paperwork — they’re how the city ensures projects meet safety, zoning, and code standards.
This guide walks you through the essentials of pulling building permits in Columbia, SC: which projects require approval, what permits cost, and how to navigate the application process step by step.
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What requires a building permit in Columbia, SC?
The City of Columbia Building Department requires permits for most residential and commercial work that impacts the structure, utilities, or occupancy of a property.
Here’s an overview of Columbia’s building permit requirements:
- All regulated work in the City must have a permit
- Building permits (for new construction, additions, renovations) require review by permitting, zoning, and often other City divisions
- Trade permits (electrical, mechanical, plumbing, gas) are required for many tasks that don’t need full building permit reviews
- Specialty permits are listed in the Columbia permit applications & checklists:
- Fence / Wall Permit
- Roofing Permit
- Accessory Structure (for example, for detached building over certain thresholds)
- Sign permits, mechanical, plumbing, gas, electrical in checklists
- If property is in a Historic or Design District, a Certificate of Design Approval is required in addition to the building permit
- A permit is required for boarded buildings. Fee is $50 for residential, $100 for commercial.
What doesn’t require a permit?
In Columbia, you generally don’t need a permit for:
- Painting, flooring, and other “cosmetic” work
- Exterior cosmetic work may still require design review if in a historic or design district
- One-story detached accessory structures (e.g., tool sheds, playhouses, etc.) if the floor area is <120 sq ft.
- Fences up to 7 ft high
- Retaining walls up to 4 ft high (measured from bottom of footing to top) if they do not support surcharge or impound hazardous liquids
- Sidewalks and driveway paving/resurfacing that are not part of an accessible route and not more than 30 inches above adjacent grade
To get more information on permitting requirements, refer to the residential projects and commercial & multi-family projects pages.
Columbia SC building permit cost
Permit fees are based on the project’s value, square footage, or trade scope. While fees vary, here’s a general estimate based on typical project types:
Residential fees
To get more information on your specific case, refer to the residential fee schedule.
Commercial fees
Find more information on the commercial fee schedule.
Additional fees
Columbia SC trade permits
Plumbing permits
Plumbing permits are required for all system installations, fixture replacements (beyond like-for-like swaps), and line extensions.
Electrical permits
Permits are required for any electrical work, including service changes, rewiring, or new system installs.
HVAC permits
Required for the installation or replacement of any heating or cooling system.
Special permits
These permits cover exterior and specialty installations.
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How to get a building permit in Columbia, SC
Step 1: Gather plans & documentation
Use the City’s project checklists to know exactly what to include:
Residential submittals include a $25 plan-review fee at intake; submit to the Development Center. For new single-family/duplex, the checklist shows what to upload:
- Application:
- Job-cost contract
- Site plan, etc
Step 2: Submit your Columbia SC building permit application online
Use the City’s Access portal to submit applications, upload plans, and track progress. If a permit type isn’t available in the portal (or you hit a technical issue), the City allows email submission to the Development Center.
Development Center contact info for submission help:
- Email: developmentcenter@columbiasc.gov
- Phone: (803) 545-3420
Step 3: Plan review
The Development Center routes your submittal for concurrent review (permitting, zoning, etc.). Use your Access portal dashboard to see comments and tasks.
Step 4: Pay fees & receive your permit
Permit and plan review fees can be paid online or in person (1401 Main Street, 3rd floor). Permit issuance follows approval and payment.
Step 5: Schedule inspections & begin work
Schedule inspections through the Access portal. Cut-off for next-day is 3:00 pm; no same-day inspections. For help, call (803) 545-3422 or email BuildingInspections@columbiasc.gov.
Columbia SC permitting resources
- City of Columbia Planning & Development Services
- Phone: (803) 545-3483
- Address: 1401 Main Street, 3rd floor, Columbia, SC, 29201
- Hours: Mon–Fri, 8:30 AM – 5 PM
- Permit Portal: eTRAKiT Columbia SC
- Building inspections
- Email: BuildingInspections@columbiasc.gov
- Phone: (803) 545-3422
- Zoning
- Email: Zoning@columbiasc.gov
- Phone: (803) 545-3333
- Residential projects
- Commercial & multi-family projects
- Residential applications:
- Commercial applications:
- Fees:
- Access portal
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