Bolthole Index

Berkeley County, South Carolina

Zoning, building permits and septic rules in Hanahan, South Carolina

Hanahan, South Carolina adopts its own zoning ordinance1 and runs its own Building and Codes Department, so projects inside city limits do not go through Berkeley County's permit counter2. Septic permits for a home without public sewer come from the state Department of Environmental Services, not the city3. We could not confirm Hanahan's rules on RVs, tiny homes or owner-built homes, so call the city before you buy.

At a glance

Zoning
City of Hanahan Zoning Ordinance and Official Zoning Map apply inside city limits1
Building permits
Issued by the City of Hanahan Building and Codes Department2
Septic
State permit from SCDES where there is no public or community sewer3
Manufactured homes
Conditional in the RT district; not listed as permitted in the other districts shown4
Accessory dwellings
Allowed as accessory uses in listed districts, subject to district standards5
Floodplain
City floodplain ordinance applies to construction in a Special Flood Hazard Area6
RV and tiny-home living
Not confirmed; ask the city2

Who to call

Building permits

City of Hanahan Building and Codes Department

Building permits, inspections, zoning enforcement and floodplain management inside Hanahan city limits

(843) 576-5259

1255 Yeamans Hall Road, Hanahan, SC 29410

Building permits

City of Hanahan permit applications

Online building permit applications and the list of work exempt from permits

Septic permits

South Carolina Department of Environmental Services (SCDES)

Septic site evaluations and permits for Hanahan and the rest of Berkeley County; this is SCDES's main Columbia office, so ask to be routed to the Lowcountry region

(803) 898-3432

info@des.sc.gov

2600 Bull St., Columbia, SC 29201

Contact details are copied from each office’s official page and were checked against it on October 24, 2026.

Off-grid gear

Going off-grid in Hanahan means bringing your own water and power. The kit we’d start with:

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Does Hanahan, SC have zoning, and what does it mean for your lot?

Yes. Hanahan applies the City of Hanahan Zoning Ordinance and its Official Zoning Map to all land and structures inside city limits1. The rules change by zoning district, so the first step is finding your parcel's district on the zoning map, which the city links to Berkeley County's online GIS2.

Manufactured homes are a conditional use in the RT Residential-Manufactured Housing District and are not listed as permitted in the other districts the city's use table shows4. Accessory dwelling units are allowed as accessory uses in the RSL, RS, RSM, RM, RM-N, RT, RO, TR and TC districts, with the district standards and permits still applying5.

Setbacks, building heights, lot dimensions and impervious-surface limits are all set district by district in the zoning and land development ordinances7. We did not extract the numeric schedule, so ask the Building and Codes Department for your district's figures.

Do you need a building permit in Hanahan, and who issues it?

Inside Hanahan city limits, the City of Hanahan Building and Codes Department handles building permits and inspections, and applications can be submitted online8. South Carolina law requires every municipality to provide a building official within its limits9. The city also verifies contractor licenses, including a City of Hanahan business license, before it issues a building permit8.

The city's permits page links a list of work exempt from permits8. We could not confirm a city rule for owner-built homes or a published fee schedule, so ask the department before you budget. Hanahan building permits are separate from Berkeley County's: the county's building permit requirement covers unincorporated Berkeley County, not city lots10.

How do septic permits work inside Hanahan?

The city does not issue septic permits. For a home or manufactured home on property not served by public or community sewer, you must first get approval and a permit to install a septic system from the South Carolina Department of Environmental Services3. The application fee is $150, and a Permit to Construct is valid for five years11.

The installer must contact SCDES before the system is covered so it can be inspected; if no inspector arrives within 30 minutes of the scheduled time, a licensed installer may self-inspect and file Form D-443212. State rules also bar onsite permits where public sewer is accessible, so confirm sewer availability first13.

Berkeley County soils rate poorly for conventional drain fields, with only 0.2% rated not limited, so expect a site evaluation and possibly an engineered system14. We could not confirm a Hanahan rule that forces new homes onto city sewer.

Can you live in an RV or tiny home in Hanahan?

We could not confirm it. Hanahan's zoning materials we reviewed show no verified provision on long-term RV occupancy, camping on private land or tiny homes, and that is not the same as permission. The city's zoning ordinance sets use rules by district1, so the Building and Codes Department is the office to ask in writing before you move any RV or tiny house onto a lot2.

The nearest firm rule is for manufactured homes, which are conditional in the RT district4. Berkeley County's ban on living in an RV on a residential lot covers unincorporated land only and does not decide the question inside Hanahan15.

Building a home in Hanahan: the steps, in order

  1. Find your parcel's zoning district on the zoning map and confirm your use is allowed there1.
  2. Check whether public sewer is accessible; if not, apply to SCDES for a septic site evaluation and permit11.
  3. If the lot is in a Special Flood Hazard Area, review the city's floodplain requirements with the Building and Codes Department6.
  4. Apply for the building permit online with the city, using a licensed contractor with a City of Hanahan business license8.
  5. If you will drill a well, a Notice of Intent for General Permit coverage is required before construction, and the residential fee is $7016.
  6. Schedule inspections through the city and, for septic, SCDES12.

What stays with Berkeley County, and what to check before you buy

Hanahan sits in Berkeley County, but the county's zoning and building rules apply only to unincorporated land; the county itself tells city residents to contact their municipality for zoning information17. For land outside city limits, see the Berkeley County page.

Before you buy, confirm three things: the parcel's zoning district, whether any part of it is in a Special Flood Hazard Area, where all construction must follow the city's floodplain ordinance6, and whether public sewer is accessible. Berkeley County's effective property tax rate is 0.5%18. Wells are permitted by the state: the residential Notice of Intent fee is $70 and the driller must give SCDES 48 hours' notice16.

Watch-outs

  • Do not use Berkeley County's building or zoning counter for a lot inside Hanahan; the county's rules cover unincorporated land only17.
  • We could not confirm Hanahan's rules on owner-built homes, RV or tiny-home occupancy, driveway access or short-term rentals, so ask the Building and Codes Department in writing2.
  • Manufactured homes are conditional in the RT district and not listed as permitted in the other districts shown, so check the district before buying a lot for one4.
  • The septic permit comes from the state, and onsite permits are not issued where public sewer is accessible13.

Sources

  1. PART I - ZONING ORDINANCE | Zoning and Land Development | Hanahan, SC | Municode Library (Hanahan), quoted and re-checked
  2. City of Hanahan Building and Codes Department (cityofhanahan.com)
  3. Septic Tanks - Residential, Single Home Builder | South Carolina Department of Environmental Services (Hanahan), quoted and re-checked
  4. PART I - ZONING ORDINANCE | Zoning and Land Development | Hanahan, SC | Municode Library (Hanahan), quoted and re-checked
  5. PART I - ZONING ORDINANCE | Zoning and Land Development | Hanahan, SC | Municode Library (Hanahan), quoted and re-checked
  6. Floodplain Management | Hanahan, SC (Hanahan), quoted and re-checked
  7. Planning & Zoning | Hanahan, SC (Hanahan), quoted and re-checked
  8. City of Hanahan permit applications (cityofhanahan.com)
  9. South Carolina Code Title 6, Chapter 9 — Building Codes (South Carolina statewide rule), quoted and re-checked
  10. Building and Building Regulations, quoted and re-checked
  11. Septic Tanks - Residential, Single Home Builder | South Carolina Department of Environmental Services (Hanahan), quoted and re-checked
  12. Septic Tanks - Residential, Single Home Builder | South Carolina Department of Environmental Services (Hanahan), quoted and re-checked
  13. Professional Soil Classifiers - Sewer Accessibility Verification (South Carolina statewide rule), quoted and re-checked
  14. 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
  15. library.municode.com, quoted and re-checked
  16. Private Drinking Water Wells | South Carolina Department of Environmental Services (Hanahan), quoted and re-checked
  17. Berkeley County Chapter 11: Buildings and Building Regulations, quoted and re-checked
  18. Effective property tax rate: Bolthole Index county data

Written October 24, 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.

Answers from the rulebook for Hanahan

Hanahan’s own rules

  • Local zoningPresent (with conditions)

    All land and structures within Hanahan city corporate limits.

    • The Zoning Ordinance governs development and land use by zoning district.
    “This ordinance is officially titled "City of Hanahan Zoning Ordinance" and shall be known as and referred to herein as the Zoning Ordinance. The map accompanying this ordinance, designating and depicting the various zones described herein, is officially titled "City of Hanahan Official Zoning Map" and shall be known as and referred to herein as the Zoning Map.”
  • SetbacksDistrict specific (with conditions)

    Structures inside Hanahan city limits, by applicable zoning district.

    • Exact numerical district schedule was not extracted in this research pass.
    “The Zoning and Land Development Ordinances contain information for citywide development rules by zoning districts and land development regulations, such as building setbacks, building heights, density, lot dimensions, impervious surface ratios, parking, signage, landscaping, tree protection, and development plan review processes.”
  • Lot coverageDistrict specific (with conditions)

    Lots inside Hanahan city limits, by applicable zoning district.

    • Impervious-surface ratios are identified as district-specific development rules.
    • Exact numerical district schedule was not extracted in this research pass.
    “The Zoning and Land Development Ordinances contain information for citywide development rules by zoning districts and land development regulations, such as building setbacks, building heights, density, lot dimensions, impervious surface ratios, parking, signage, landscaping, tree protection, and development plan review processes.”
  • Building heightDistrict specific (with conditions)

    Buildings inside Hanahan city limits, by applicable zoning district.

    • Exact numerical district schedule was not extracted in this research pass.
    “The Zoning and Land Development Ordinances contain information for citywide development rules by zoning districts and land development regulations, such as building setbacks, building heights, density, lot dimensions, impervious surface ratios, parking, signage, landscaping, tree protection, and development plan review processes.”
  • Manufactured homesLimited

    Manufactured homes inside Hanahan city limits.

    • The zoning use table identifies manufactured homes as conditional in the RT Residential-Manufactured Housing District and does not list them as permitted in the other shown districts.
    “Manufactured home | - | - | - | - | - | - | C | - | - | - | - | -”
  • Accessory dwellingsAllowed (with conditions)

    Accessory dwelling units in RSL, RS, RSM, RM, RM-N, RT, RO, TR, and TC districts inside Hanahan city limits.

    • The land-use table identifies accessory dwelling units as accessory uses in listed districts; the applicable zoning-district standards and permits still apply.
    “Accessory dwelling unit | - | A | A | A | A | A | A | A | - | - | A | A”
  • Subdividing landRegulated (with conditions)

    Subdivision and conversion of undeveloped land into subdivided construction lots inside Hanahan city limits.

    • The City subdivision ordinance, as amended, is incorporated by reference into the municipal code.
    “The subdivision ordinance of the city, adopted November 4, 1975, as amended, are hereby incorporated herein and made a part of this Code by reference. Copies of the subdivision ordinance are on file in the office of the clerk-treasurer.”
  • Building in a floodplainRequired

    Construction in a Special Flood Hazard Area inside Hanahan city limits.

    • City Flood Damage Prevention Ordinance and NFIP requirements apply.
    • The Building and Codes Department provides requirements for construction in an SFHA.
    “All construction activity in the City of Hanahan must comply with the adopted Building Codes, Ordinances, and Floodplain Management Ordinance.”

Rules another office applies inside Hanahan

Hanahan does not set these itself; the county, a health district or the state does, and they apply to every address inside its limits.

  • Who permits septicState (with conditions)

    Onsite sewage systems serving property inside Hanahan city limits.

    • SCDES approval and permit apply where the property is 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.”
  • Septic permitRequired

    A home or manufactured home inside Hanahan city limits that is not served by public or community sewer.

    • SCDES approval and a permit are required before installation.
    • Application fee is $150.
    • A Permit to Construct is valid for five years; renewal or modifications require a new application and fee.

    application fee: 150 USD · permit duration: 5 years (Renewal or modification requires a new application and fee)

    “Because incorrectly installed septic systems can harm water quality and make people sick, South Carolina law requires site approvals and permits for all septic systems.”
  • Septic inspectionRequired

    Installation of a permitted onsite sewage system inside Hanahan city limits.

    • Installer must contact SCDES before completing installation to schedule inspection before covering the system.
    • If no SCDES inspector arrives within 30 minutes of scheduled time, a licensed installer may self-inspect and must provide required documentation on Form D-4432.

    inspector no-show threshold: > 30 minutes (A licensed installer may proceed with self-inspection)

    “Before completing the installation of the septic system, the installer must contact SCDES to schedule a time for the inspection of the septic system before it is covered.”
  • Well permitRequired

    Individual residential or irrigation wells inside Hanahan city limits.

    • Prior to construction, a Notice of Intent for General Permit coverage must be submitted.
    • The well driller must notify SCDES 48 hours before installation.
    • Rules cited apply only to individual residential and irrigation wells; public-water-supply wells follow separate procedures.

    residential well NOI fee: 70 USD · irrigation well NOI fee: 50 USD · pre-installation notice: 48 hours

    “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.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Hanahan or Berkeley County directly.

  • Owner-builder exemption — Owner-built work inside Hanahan city limits.
  • Minimum dwelling size — Dwellings inside Hanahan city limits.
  • Living in an RV — Long-term RV occupancy on private land inside Hanahan city limits.
  • Camping on your land — Temporary camping on private land inside Hanahan city limits.
  • Tiny homes — Tiny-home occupancy inside Hanahan city limits.
5 more unanswered
  • Mandatory utility hookup
  • Agricultural exemption
  • Driveway access
  • Short-term rentals
  • Permit fees

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.

Unanswered questions are usually a sign that Hanahan publishes no rule on the point, not that none exists. Berkeley County’s page lists the county offices to call.

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