Bolthole Index

Charleston County, South Carolina

Zoning, building permits and septic rules in the Town of Meggett, South Carolina

The Town of Meggett, South Carolina (in Charleston County) runs its own zoning through its Zoning & Planning Department1. For building permits, the Town directs applicants to Charleston County Building Services2. Septic permits come from the state environmental agency, SCDES, not the Town or the county3.

At a glance

Zoning
Yes. The Town's Zoning & Planning Department administers its own zoning regulations1
Building permit
Issued through Charleston County Building Services, under the 2021 International Residential Code with modifications2
Septic
State permit from SCDES where no public or community sewer serves the property4
Minimum lot
3-acre highland standard, with older legal lots still buildable5
Manufactured homes
Allowed in RC and AG if code, flood-height and density rules are met; special exception only in AR6
Owner-builder
Allowed for owner or immediate family doing the work and living there at least 2 years7

Who to call

Zoning

Town of Meggett Zoning & Planning Department

Zoning permits, the Zoning & Land Development Regulations, subdivisions, rezonings and variances inside Meggett town limits

(843) 889-3622

4776 Highway 165, Meggett, SC 29449

Building permits

Charleston County Building Inspection Services

Building permits, plan review and inspections that the Town of Meggett directs applicants to; also floodplain questions

(843) 202-6930

buildingservices@charlestoncounty.org

4045 Bridge View Dr., North Charleston, SC 29405

Septic permits

South Carolina Department of Environmental Services (SCDES)

State septic and private well permitting, including in Charleston County

(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 Town of Meggett means bringing your own water and power. The kit we’d start with:

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Does Meggett, SC have zoning, and what does it mean for lot size and mobile homes?

Yes. The Town of Meggett's Zoning & Planning Department administers the Town's Comprehensive Plan and its Zoning & Land Development Regulations1. Charleston County's own zoning ordinance applies only to unincorporated properties, so the county's rules do not govern land inside Meggett8.

Lot size is the rule to know first. The Town's FAQ describes a newer 3-acre highland requirement, and says it does not make legal non-conforming lots unbuildable5. A smaller lot that met the rules when it was created can still take a house; confirm its status with Town Hall before you buy.

Manufactured housing is allowed in the RC and AG zones if it meets building-code, federal flood-insurance height and the Town's density and dimensional standards, and only by special exception in the AR district6. Look up a property's zoning district in Charleston County's GIS, then read that district in the Town's regulations9.

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

Yes, for a house. Meggett sends applicants to Charleston County Building Services for building permits, and the Town separates its own zoning permits from those county permits2. A new home therefore usually needs both: a Town zoning permit and a county building permit.

Charleston County lists the 2021 International Residential Code with modifications among the codes it enforces2. South Carolina law requires every county and municipality to enforce the state's mandatory building codes10. The county's published fee schedule charges $75 for a permit or inspection on very small projects and has a $250 filing fee for construction in flood zones11.

Owner-builders: the county says a homeowner may do the work themselves if the owner or immediate family performs it and the owner will live in the home at least 2 years after completion7.

Who handles zoning and planning in Meggett, and how do you reach them?

Zoning permits, subdivisions, rezonings and variances go through the Town's Zoning & Planning Department at Town Hall, 4776 Highway 16512. The Town takes forms by email or in person, Monday through Friday, 8:00 AM to 3:30 PM13. Call (843) 889-362212.

The Town publishes an updated 2026 fee schedule for zoning and planning applications, and card payments carry a third-party processing fee that the Town does not collect14. Building permits are a separate stop at Charleston County Building Inspection Services, (843) 202-693015.

The Town's regulations also require a pre-application conference before a subdivision. Splitting land follows Chapter 16 of the Town's regulations16.

How do septic permits work inside Meggett?

South Carolina requires site approval and a permit for every septic system, and that permit comes from SCDES17. Where no public or community sewer serves the property, SCDES must approve the system before the county can issue a building permit4. Where public sewer is accessible, SCDES cannot issue an onsite permit18.

We could not confirm whether the Town of Meggett adds its own septic or sewer-connection rules inside town limits. Ask Town Hall at (843) 889-3622 whether sewer reaches your lot before paying for a septic design12.

Soils are a real constraint. Across Charleston County only about 1.9% of soils rate as not limited for a conventional drain field19. Plan on a site evaluation and possibly an engineered system. Private wells need a state Notice of Intent before construction20.

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

We could not confirm Meggett's rules for RV living, tiny homes or temporary camping on private land. The Town offers a Temporary Habitation Permit application, but we could not confirm its eligibility or duration rules; ask the Zoning & Planning Department at (843) 889-3622 before you park anything12.

Outside town limits the answer is different: in unincorporated Charleston County, recreational vehicles cannot be used for living, sleeping or housekeeping on residential properties or outside legally established RV parks or campgrounds21. That county rule does not automatically apply inside Meggett, and the county says its regulations do not supersede those of any municipality21.

A manufactured home is the clearer path: it is allowed in the RC and AG zones if it meets the Town's conditions6.

Building a home in Meggett: the steps, in order

  1. Confirm the lot's zoning district in Charleston County's GIS and read the Town's regulations for it9.
  2. Ask Town Hall whether the lot meets the 3-acre highland standard or is a legal non-conforming lot5.
  3. Check flood-zone status; construction in flood zones carries a $250 county filing fee11.
  4. If no public or community sewer serves the lot, get the SCDES septic permit first4.
  5. Apply to the Town's Zoning & Planning Department for zoning approval13.
  6. Apply to Charleston County Building Inspection Services for the building permit2.
  7. Schedule the required inspections; final inspection needs final SCDES septic approval or sewer approval22.

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

Land outside Meggett's limits falls under Charleston County's rules; see the Charleston County page for unincorporated land. Do not assume a county rule applies inside the town, or the reverse.

Before buying, confirm the parcel is inside Meggett limits, check its zoning district, and ask about flood zone and elevation certificates, which the county requires before certain inspections in flood zones23. A driveway onto a state highway needs a permit from the South Carolina Department of Transportation24.

Charleston County's effective property tax rate is about 0.4%25, and its typical home value is $619,61426; these are county figures, not Meggett-specific.

Watch-outs

  • Building permits and zoning permits are separate stops in Meggett: the Town handles zoning, and Charleston County Building Services handles building permits2.
  • The county's RV rule covers unincorporated Charleston County only; Meggett's own RV rules are unconfirmed, so ask Town Hall first21.
  • South Carolina's 2024 building codes take effect for local jurisdictions on January 1, 2027, so projects submitted after that date may face updated rules27.
  • We could not confirm Meggett's rules on accessory dwelling units, building height, lot coverage or driveway permits; ask the Zoning & Planning Department before you design.12

Sources

  1. Zoning & Planning - Town of Meggett (Town of Meggett), quoted and re-checked
  2. Town of Meggett - Home (Town of Meggett), quoted and re-checked
  3. Septic Tanks - Residential, Single Home Builder, quoted and re-checked
  4. Septic Tanks - Residential, Single Home Builder (South Carolina statewide rule), quoted and re-checked
  5. FAQ-Zoning - Town of Meggett (Town of Meggett), quoted and re-checked
  6. FAQ-Zoning - Town of Meggett (Town of Meggett), quoted and re-checked
  7. charlestoncounty.gov (Town of Meggett), quoted and re-checked
  8. Zoning & Planning Department, quoted and re-checked
  9. Zoning & Planning - Town of Meggett (Town of Meggett), quoted and re-checked
  10. Building Codes in Effect for South Carolina (South Carolina statewide rule), quoted and re-checked
  11. Forms, Fees, and Permits, quoted and re-checked
  12. Town of Meggett Zoning & Planning Department (townofmeggettsc.org)
  13. Zoning & Planning - Town of Meggett (Town of Meggett), quoted and re-checked
  14. Zoning & Planning - Town of Meggett (Town of Meggett), quoted and re-checked
  15. Charleston County Building Inspection Services (charlestoncounty.gov)
  16. FAQ-Zoning - Town of Meggett (Town of Meggett), quoted and re-checked
  17. Septic Tanks - Residential, Single Home Builder (South Carolina statewide rule), quoted and re-checked
  18. Professional Soil Classifiers - Sewer Accessibility Verification (South Carolina statewide rule), quoted and re-checked
  19. 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
  20. Private Drinking Water Wells (South Carolina statewide rule), quoted and re-checked
  21. Zoning Code Enforcement: Zoning & Planning Department, quoted and re-checked
  22. Building Inspections & Special Inspections, quoted and re-checked
  23. Building Inspection Services, quoted and re-checked
  24. scstatehouse.gov (South Carolina statewide rule), quoted and re-checked
  25. Effective property tax rate: Bolthole Index county data
  26. Typical home value (Zillow): Bolthole Index county data
  27. 2024 Building Code Modification Index (South Carolina statewide rule), quoted and re-checked

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 Town of Meggett

Town of Meggett’s own rules

  • Local zoningPresent (with conditions)

    Land inside Meggett town limits.

    • Town Zoning & Planning Department administers the ZLDR.
    “The Zoning & Planning Department administers the Town's Comprehensive Plan and Zoning & Land Development Regulations (ZLDR).”
  • Zoning districtsPublished (with conditions)

    Zoning districts inside Meggett town limits.

    • Town Planning Department administers the ZLDR.
    • Town's STR page identifies AG, AR, and OCM districts.
    “Once you find out the property's zoning district, you can reference the Town's Zoning and Land Development Regulations (ZLDR) for applicable information.”
  • Minimum lot sizeSpecified

    Lots inside Meggett town limits subject to the current zoning requirement referenced by the Town FAQ.

    • The FAQ identifies legal nonconforming lots that met requirements when created as an exception to the newer requirement.

    highland-lot-area: 3 acres (Legal non-conforming lots are not made unbuildable by the newer requirement.)

    “The newer 3-acre highland requirement does not make legal non-conforming lots unbuildable.”
  • Manufactured homesLimited

    Manufactured housing inside Meggett town limits.

    • Allowed in RC and AG only if building-code, flood-height, density, and dimensional requirements are met.
    • In AR, allowed by Special Exception only.
    “Manufactured Housing Units (Mobile Homes) are allowed in Zones RC and AG, under the Town's ZLDR, provided they: meet all building code requirements, are compliant with the current minimum height requirements of the Federal Flood Insurance Program, and do not violate the Town's density and dimensional standards. They are allowed in the AR Zoning District by Special Exception only.”
  • Subdividing landRegulated (with conditions)

    Subdivision of land inside Meggett town limits.

    • Applicant should first determine feasibility based on lot size and current zoning and schedule a pre-application conference.
    • Town states procedures are in Chapter 16 of the ZLDR.
    “If it is possible to subdivide the property, you should schedule a pre-application conference with staff to review what you want to do prior to expending a lot of time, money, and effort in the plan that may not work. You can subdivide property according to the procedures contained in Chapter 16 of the Town's ZLDR.”
  • Short-term rentalsLimited

    Short-term rentals inside Meggett town limits in AG, AR, or OCM base zoning districts.

    • Lot must be entirely in AR, AG, or OCM.
    • Owner must comply with Town, County, and State business-license and revenue laws.
    • One STR dwelling unit per lot and TMS-numbered lot; no density increase.
    • A $250 zoning permit is required at conversion.
    • Private restrictive covenants or conservation easements cannot prohibit the use.
    • New legal dwelling units cannot be converted during the first two years after construction.
    • Business license is valid one year and renewable annually unless revoked.

    zoning-permit-fee: 250 USD (Due once at conversion to STR use.) · post-construction-conversion-wait: < 2 years (Legal dwelling units may not be converted during the first two years following construction.)

    “A conforming or legally nonconforming dwelling unit may be converted into a STR only when all the following conditions are satisfied, as evidenced by the business license application submitted for the property:”
  • Permit feesPublished (with conditions)

    Town zoning and planning applications inside Meggett town limits.

    • Town page identifies a 2026 updated fee schedule.
    • Debit and credit-card transactions carry a third-party processing fee not collected by the Town.
    “There will be processing fee on all debit and credit card transactions. The processing fee is assessed by a third party and is not collected by the Town of Meggett.”
  • Permit processPublished (with conditions)

    Town zoning and planning applications inside Meggett town limits.

    • Forms may be submitted by email or in person Monday through Friday, 8:00 AM to 3:30 PM.
    • Construction may also require Charleston County Building Services permitting.
    “All forms may be submitted via email to [email protected] or in-person, Monday-Friday, between 8:00 AM to 3:30 PM at Town Hall.”

Rules another office applies inside Town of Meggett

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

  • Owner-builder exemptionConditional

    Homeowners inside Meggett town limits seeking County building permits.

    • Owner or immediate family must perform the work.
    • Owner must live in the home for at least two years after completion.

    required-residency: >= 2 years (Owner or immediate family must perform the work.)

    “Answer:Yes, if you or your immediate family members are performing the work and if you will live in your home for at least two years after the work is completed.”
  • Building code adoptedAdopted (with conditions)

    Construction inside Meggett town limits for which the Town directs applicants to Charleston County Building Services permits.

    • County page lists codes implemented January 1, 2023, including the 2021 International Residential Code with modifications.
    • Town distinguishes Town zoning permits from Charleston County Building Services permits.
    “On January 1, 2023 the following codes will be implemented: 2021 International Residential Code (with modifications)”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Town of Meggett or Charleston County directly.

  • Certificate of occupancy — Occupancy of structures inside Meggett town limits.
  • Minimum dwelling size — Dwellings inside Meggett town limits.
  • Lot coverage — Development inside Meggett town limits.
  • Building height — Buildings inside Meggett town limits.
  • Living in an RV — RV occupancy on private land inside Meggett town limits.
12 more unanswered
  • Camping on your land
  • Tiny homes
  • Accessory dwellings
  • Who permits septic
  • Septic permit
  • Septic inspection
  • Off-grid sanitation
  • Well permit
  • Mandatory utility hookup
  • Agricultural exemption
  • Driveway access
  • Building in a floodplain

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 Town of Meggett publishes no rule on the point, not that none exists. Charleston County’s page lists the county offices to call.

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