What Makes South Carolina Different
South Carolina's approach to site plans is shaped by a practical, county-by-county system with several unique features:
The 400-square-foot exemption. In Horry County and other jurisdictions, construction drawings are not required to be engineered if your structure is 400 sq ft or less — unless it's a single-family residence or in a VE Flood Zone. This is a significant advantage for homeowners building small sheds, workshops, or detached garages.
Homeowners can draw their own site plans. Horry County explicitly states: "You may draw your own site plan to a measurable scale". In Aiken County, you can submit a scaled drawing on graph paper or a scaled aerial photo from county GeoServices.
Owner-builders can pull permits. If a homeowner is listed as the contractor for construction of a home or addition, a Disclosure Form must be completed and recorded with the Register of Deeds Office prior to permit issuance.
The seal requirement varies by county. Some counties require site plans to be drawn by a registered engineer/surveyor of the State of South Carolina. Others accept homeowner-drawn plans. Surfside Beach requires site plans for new residential construction and additions to be prepared by a design professional (engineer, surveyor, or architect).
Floodplain requirements are strict. If your structure is located in a floodplain, a pre-construction elevation certificate is required. In VE Flood Zones, additional requirements apply.
As-built surveys are required in some areas. In Surfside Beach, an updated as-built survey must be completed, approved, and recorded in the Horry County Register of Deeds prior to final inspection.
What South Carolina Building Departments Ask For On A Site Plan
Based on official county requirements, a complete South Carolina site plan typically includes:
| Element | What to Show | Why It Matters |
|---|---|---|
| Property boundaries | Lot lines with accurate dimensions and total area | Establishes where your property starts and ends |
| Existing and proposed structures | Building footprints with dimensions and use | Shows what exists and what you're adding |
| Setbacks | Distances from structures to property lines | Most common rejection reason — must match your zoning district |
| Easements and rights-of-way | Location, width, and purpose of utility and drainage easements | You can't build on easements |
| Floodplain information | Location of flood zones (if applicable) | Required for properties in flood zones |
| Well and septic locations | Location of existing or proposed wells, septic tanks, and drain fields | Required if applicable |
| Streets and rights-of-way | Street names, widths, and ROW dimensions | Establishes property access |
| Parking and loading areas | Number and location of parking spaces | Required in many zoning ordinances |
| Stormwater management | Sedimentation and erosion control plans | Required for land-disturbing activities |
| North arrow & scale | Orientation and measurement reference | Required on every plan |
| Title block | Address, owner name, project description, date, and preparer information | Identifies the project |
Scale requirements vary by county:
- Greenville County: not less than 100 feet to 1 inch
- Surfside Beach: engineer's scale (1″=10′, 1″=20′, 1″=30′, 1″=40′, or 1″=50′)
- Horry County: measurable scale
Copy requirements vary by county:
- Horry County: two site plans
- Dorchester County: two site plans
- Jasper County: four copies
Plan size:
- City of Aiken: 8.5 × 11 inch site schematic accepted
City and County Notes: What You Need to Know
Horry County
Horry County is one of the most homeowner-friendly jurisdictions in the state. Two site plans drawn to an engineer or architect scale showing all existing and new structures and property lines is required. You may draw your own site plan to a measurable scale. The site plan and proposed use are reviewed for setback compliance. Structures 400 sq ft or less do not require engineered drawings unless in a VE Flood Zone.
Greenville County
Greenville County requires site plans to be drawn to a scale of not less than 100 feet to 1 inch by a registered engineer/surveyor of the State of South Carolina. Two reproducible copies must be submitted to the Planning Commission office. No building permit shall be issued until site plans have been reviewed and approved.
Charleston County
Charleston County requires four copies of a current approved and recorded plat showing present boundaries, and four copies of an accurate, legible site plan drawn to engineer's scale. Grand trees (24 inches or greater DBH) must be shown.
Dorchester County
Dorchester County requires two site plans. Structural drawings must match the site plan. Residential additions and detached structures require two site plans, a building permit application, two sets of construction drawings, and a restrictive covenants letter signed by the owner.
Aiken County
Aiken County accepts site plans via recorded plat, scaled drawing on graph paper, or scaled aerial photo from Aiken County GeoServices. The City of Aiken accepts an 8.5 × 11 inch site schematic showing lot size, existing and proposed structures, any additions, and setbacks.
Kershaw County
Kershaw County requires a site plan when an application is submitted for residential construction, manufactured home set-up, zoning permit, use permit, building permits, and small commercial accessory structure permits. The site plan must be of sufficient detail for compliance determination.
Surfside Beach
Surfside Beach requires site plans for new residential construction and additions beyond the existing footprint to consist of a current survey prepared by a South Carolina Licensed Land Surveyor. Site plans must be prepared by a design professional (engineer, surveyor, or architect). An updated as-built survey is required prior to final inspection.
Other Localities
- Edgefield County: Construction documents must include a site plan, scale of floor plan, elevation plan, electrical plan, typical wall section and foundation
- Calhoun County: Site plan shall be fully dimensioned, show building with dimensions to all property lines, and show all easements and rights-of-way
- Walhalla: Site plan showing easements, lot dimensions, setbacks, proposed house location, and flood zone (if applicable)
- Greenwood: Approved site sketcfcharh from Planning and Zoning showing structure dimensions and setbacks
The 400-Square-Foot Exemption: South Carolina's DIY Advantage
South Carolina has a significant exemption that makes it one of the most DIY-friendly states for small projects.
In Horry County and other jurisdictions: Construction drawings are not required to be engineered if your structure is 400 sq ft or less unless it is a single-family residence or in a VE Flood Zone.
What this means for you:
- Small sheds, workshops, and detached garages under 400 sq ft may not require engineered drawings
- You can draw your own site plan to a measurable scale
- This saves you the cost of hiring an engineer or architect for small projects
Important: Always check with your specific county. Some counties may have different size thresholds or requirements. The 400 sq ft threshold applies in Horry County; other counties may vary.
Projects That Need A Site Plan In South Carolina
| Project | Site Plan Required? | Engineered Drawings Required? | Special Notes |
|---|---|---|---|
| New single-family home | ✅ Yes | ✅ Yes — sealed plans required | Two site plans required in most counties |
| Addition (footprint changes) | ✅ Yes | ⚠️ Varies | Surfside Beach requires survey |
| Detached garage | ✅ Yes | ⚠️ Under 400 sq ft may be exempt from engineering in some counties | Site plan required |
| Shed | ✅ Yes | ⚠️ Under 400 sq ft may be exempt from engineering | Site plan required |
| Deck | ✅ Yes | ⚠️ Varies | Minor development may use older surveys |
| Fence | ⚠️ Varies | ❌ Usually not | Check with your local building department |
| Pool | ✅ Yes | ⚠️ Varies | Site plan required |
| ADU | ✅ Yes | ⚠️ Varies | Check with your local building department |
| [Accessory structure] | ✅ Yes | ⚠️ Under 400 sq ft may be exempt | Site plan required |
What Reviewers Actually Look For
Based on official South Carolina checklists, here's what plan reviewers check first:
| Review Item | Why It Gets Flagged |
|---|---|
| Missing scale | Must be drawn to measurable scale — varies by county |
| No north arrow | Orientation reference required on every plan |
| No setbacks shown | Most common rejection reason — all structure-to-property-line distances must be dimensioned |
| No easements shown | Utility and drainage easements must be shown |
| No floodplain information | Must be shown if present |
| No property line dimensions | Accurate lot dimensions required |
| Missing tax map or parcel number | Required in many counties |
| Plans not legible | All plans must be clear and legible |
| No seal when required | Some counties require seal of registered engineer/surveyor |
South Carolina County-by-County Coverage
Our site plan generator is actively expanding coverage across South Carolina. Currently supported counties include:
| County | Status | Key Cities |
|---|---|---|
| [Charleston](charleston-county-sc) | ✅ Supported | Charleston, North Charleston, Mount Pleasant |
| Greenville | ✅ Supported | Greenville, Greer, Mauldin |
| Horry | ✅ Supported | Conway, Myrtle Beach, North Myrtle Beach |
| Spartanburg | ✅ Supported | Spartanburg |
| Richland | ✅ Supported | Columbia (part) |
| Additional counties | 🚀 Adding regularly | Check back for updates |
Coverage note: Some areas show cleaner property lines than others. If your property lines don't look right in our online site plan maker, verify with your county GIS or the county register of deeds office. You can also use the done‑for‑you option from SitePlans.us (non‑certified, permit‑ready only).
How Our Site Plan Creator Helps In South Carolina
Our site plan creator webtool is built for South Carolina homeowners and contractors who need a clean, readable site plan to start their permit application — without learning CAD or waiting on a drafter.
What our online site plan maker can do:
- Enter your South Carolina address — pull property lines and site context
Read full Guide how to How to Enter Property Address
- Add your proposed project — shed, fence, deck, patio, pool, garage, ADU, or addition
Support desk Tutorial on How to Add strucuture
- Label distances and setbacks — show required setbacks from property lines
- Add floodplain and septic notes — if applicable
- Export a clean, permit-style PDF — ready for submission
Important: South Carolina counties vary widely in their site plan requirements. Some accept homeowner-drawn plans; others require sealed plans by a registered engineer/surveyor. Our browser‑based site plan maker does not provide surveys or sealed plans. Use it for:
- Early project visualization
- Creating a draft to share with a licensed professional
- Understanding what information you need
- Projects in counties that accept homeowner-prepared plans
If your project is complex, has been rejected, is urgent, or requires a human‑reviewed plan, consider the done‑for‑you option from SitePlans.us (non‑certified, permit‑ready only).
When To Use Our Site Plan Generator vs A Surveyor
| Situation | Best Path |
|---|---|
| New home construction (Greenville County) | Licensed surveyor/engineer (sealed plan required) |
| New home construction (Horry County) | Site plan required; may draw your own |
| Shed under 400 sq ft | Our site plan generator; no engineering typically required |
| Detached garage under 400 sq ft | Our site plan generator; no engineering typically required |
| Deck or accessory structure (Surfside Beach) | Licensed surveyor/design professional required |
| Property in floodplain | Licensed surveyor + engineer (elevation certificate required) |
| Property line uncertainty | Licensed land surveyor |
| City reviewer rejects your plan | Licensed professional or done‑for‑you service |
Step‑By‑Step: Create A Site Plan For A South Carolina Property
- Verify your jurisdiction's requirements — Call your local building department and ask: "For a [shed/deck/addition] permit, do you accept a homeowner-drawn site plan, or do I need a surveyor's stamp?"
- Check if you need a sealed plan — Some counties require sealed plans; others accept homeowner-drawn.
- Check if you're in a floodplain — Verify at your county's floodplain map or FEMA.
- Enter the property address — Start with your South Carolina address in our site plan creator webtool.
- Check the property lines — Review the parcel data shown. Verify with your county GIS if something looks off.
- Look up your zoning district — Check with your city or county planning department for setback requirements.
- Add the project type — Select shed, fence, deck, patio, pool, garage, ADU, or addition.
- Show distances and setbacks — Label distances from proposed structures to property lines.
- Add floodplain and septic notes — if applicable.
- Add labels and notes — Include north arrow, scale, title block, tax map number, and any site‑specific notes.
- Export the PDF — Download your preliminary site plan.
- Submit to your local Building Department — Many South Carolina counties accept digital submissions.
- Confirm with the Building Department — Verify whether your specific project requires a sealed plan.
Common Mistakes That Delay South Carolina Permits
| Mistake | What To Do Instead |
|---|---|
| No scale | Must be drawn to measurable scale — varies by county |
| No north arrow | Orientation reference required on every plan |
| No setbacks shown | All structure-to-property-line distances must be dimensioned |
| No easements shown | Utility and drainage easements must be shown |
| No floodplain information | Must be shown if present |
| No tax map or parcel number | Required in many counties |
| Assuming homeowner-drawn is accepted everywhere | Some counties require sealed plans |
| Assuming no permit for structures under 400 sq ft | Site plan may still be required even if engineering isn't |
| Wrong number of copies | Some counties require multiple copies |
FAQ
1. Do I need a site plan for a permit in South Carolina?
Yes. Most residential building permits require a site plan. The site plan is reviewed for setback compliance before a certificate of zoning compliance is issued.
2. Can I draw my own site plan in South Carolina?
Yes, in many counties. Horry County explicitly states: "You may draw your own site plan to a measurable scale". Aiken County accepts scaled drawings on graph paper. However, some counties require sealed plans by a registered engineer/surveyor.
3. What is the 400-square-foot exemption in South Carolina?
In Horry County and other jurisdictions, construction drawings are not required to be engineered if your structure is 400 sq ft or less — unless it's a single-family residence or in a VE Flood Zone. However, a site plan may still be required.
4. What should a South Carolina site plan show?
A South Carolina site plan should show: property boundaries with dimensions, existing and proposed structures with dimensions, setbacks, easements, floodplain information (if applicable), well and septic locations (if applicable), north arrow, scale, and title block with tax map number.
5. What are the floodplain requirements in South Carolina?
If your structure is located in a floodplain, a pre-construction elevation certificate is required. In VE Flood Zones, additional requirements apply.
6. Can a homeowner pull a permit in South Carolina?
Yes. If a homeowner is listed as the contractor for construction, a Disclosure Form must be completed and recorded with the Register of Deeds Office prior to permit issuance.
7. What are the setback requirements in South Carolina?
Setbacks vary by city and zoning district. Typical setbacks include 30' front, 10' side, and 25' rear in some counties. Always check your specific jurisdiction.
8. Can I use our site plan generator for a permit in South Carolina?
Yes, for early planning and visualization. Our site plan creator helps you create a preliminary site plan from your address. However, some South Carolina counties require sealed plans for final submission. Always verify with your local building department.
9. What if my city requires a survey for a permit?
If your city requires a survey, you'll need to hire a South Carolina-licensed professional. Our online site plan maker is not a survey. Check with your building department first.
10. What are the plan review timelines in South Carolina?
Horry County asks for 3 to 5 working days for the review process. Floodplain properties may take longer.
11. Does our site plan creator guarantee my permit will be approved?
No. Our site plan creator helps you prepare a preliminary, conceptual site plan. Final acceptance depends on your local building department, zoning office, HOA, and project scope.
12. When should I use SitePlans.us instead of our site plan creator?
Use SitePlans.us when your project is complex, has been rejected, is urgent, requires human review, or when you want a non‑certified permit‑ready plan prepared by a professional.
13. Can contractors use our site plan generator for client projects?
Yes. Contractor Pro and Builder plans are designed for GCs, fence contractors, deck contractors, pool contractors, and small builders who need site plans for multiple client projects.
14. Can a homeowner submit a site plan from our site plan creator themselves?
Yes, for early planning purposes. However, some South Carolina counties require sealed plans for final submission. Homeowners should verify with the building department whether a sealed plan is required.
15. What if my property lines don't look right in our site plan creator?
Some areas show cleaner property lines than others. If your property lines don't look right, verify with your county GIS or the county register of deeds office. You can also use the done‑for‑you option from SitePlans.us (non‑certified, permit‑ready only).
16. How long does a building permit take in South Carolina?
Horry County's plan review process typically takes 3 to 5 working days. Floodplain properties may take longer. Having a clear, complete site plan reduces the chance of rejection and delays.
Local Links And Sources
| Source | URL | What It's Useful For |
|---|---|---|
| South Carolina Building Codes Council | `https://www.llr.sc.gov/bcc/` | State building code information |
| SC LLR Contractor's Licensing Board | `https://www.llr.sc.gov/clb/` | Contractor licensing requirements |
| Horry County Building Permits | `https://www.horrycounty.org/departments/code_enforcement` | Horry County permits, 400 sq ft exemption |
| Greenville County Planning Commission | `https://www.greenvillecounty.org/gcpc/` | Greenville site plan requirements |
| Charleston County Building Services | `https://www.charlestoncounty.org/departments/building-services/` | Charleston site plan requirements |
| Dorchester County Building Services | `https://www.dorchestercountysc.gov/government/building-services` | Dorchester permit requirements |
| City of Aiken Building Inspections | `https://www.cityofaikensc.gov` | Aiken plot plan requirements |
| Kershaw County Planning and Zoning | `https://www.kershaw.sc.gov` | Kershaw site plan requirements |
| Surfside Beach Planning, Building & Zoning | `https://www.surfsidebeach.org` | Survey and as-built requirements |
| SCDHEC Septic Permits | `https://scdhec.gov/environment/water/onsite-wastewater` | Septic tank permits |
| SCDOT Driveway Permits | `https://www.scdot.org` | Driveway entrance permits |
| FEMA Flood Maps | `https://msc.fema.gov` | Flood zone information |
| Your County GIS | Search `[county name] South Carolina GIS parcel viewer` | Property boundaries, parcel data |
| Your City Building Department | Search `[city name] South Carolina building department permits` | Local permit requirements |
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Must Know
Our online site plan maker helps create preliminary and permit‑style site plans for smaller residential projects where local rules allow homeowner or contractor‑prepared drawings. It is not a licensed land survey, engineering plan, architectural plan, or legal boundary document. Some South Carolina jurisdictions require a licensed surveyor, engineer, architect, or other professional. Always confirm requirements with the local building department before submitting.