Bolthole Index

Edgefield County, South Carolina

Building permits, zoning and land rules in Edgefield County, South Carolina

62Index Score / 100
#14 of 46 in South Carolina

Unincorporated Edgefield County, South Carolina requires building permits for regulated construction, issued by the county Building and Planning Department12. County zoning applies in mapped zoned areas; the ordinance also recognizes unzoned areas3. For a home or manufactured home without public or community sewer, obtain SCDES septic approval before the county building permit4.

At a glance

Building permit
Required for new homes and other permitted construction1
Zoning
County zoning is present, but parcel map status and municipal rules may differ3
Septic permit
SCDES approval is required before the county building permit when sewer is unavailable4
RV during construction
Temporary use allowed during construction, subject to county conditions5
Long-term RV or tiny home
Long-term RV use and a general tiny-home rule are unconfirmed; manufactured-home standards are specific6
Owner-builder
A conditional state exemption is available for qualifying residential owners7
Private well
Submit an SCDES Notice of Intent before construction8

Who to call

Building permits

Edgefield County Building and Planning Department

Building permits, code and ordinance enforcement, zoning, and land-development applications

803-637-4073

210 Penn St, Edgefield, SC 29824

Online permits →

Roads & driveways

Edgefield County Roads & Bridges

County road work orders routed through Edgefield County Planning

803-637-4073

gwall@edgefieldcounty.sc.gov

210 Penn Street, Edgefield, SC 29824

Septic permits

South Carolina Department of Environmental Services (SCDES) - Septic Tank Program

Onsite wastewater site review, permits and final inspections for property without public or community sewer

Online permits →

Contact details are copied from each office’s official page and were checked against it on October 11, 2026.

Off-grid gear

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

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Do you need a building permit in Edgefield County, South Carolina?

Edgefield County requires building permits for regulated construction, and permits for all trades on a new home must be issued before work begins19. The county residential packet lists the 2021 South Carolina Building and Residential Codes, the 2020 National Electric Code and the 2009 International Energy Conservation Code10. A qualifying owner-builder must build for personal or family occupancy, personally sign the application, supervise construction, use licensed contractors where required and record the statutory notice11. Sale or rent within two years after completion or issuance of the certificate of occupancy creates a presumption that the project was built for sale or rent7. A farm structure receives no building inspection or owner-builder disclosure, but licensed contractors still need permits and inspections for its electrical, mechanical and plumbing work12.

Who issues building permits in Edgefield County, and how do you reach the office?

The Edgefield County Building and Planning Department handles building permits, code enforcement and land-development applications132. Reach the office at 210 Penn St, Edgefield, SC 29824 or 803-637-407314. Apply online; the county publishes separate application guides for residential homes, manufactured homes, land development, subdivisions and zoning2. Building fees may depend on project valuation; the published schedule lists a $10 zoning verification letter and reinspection fees of $40, $80 and $120 for successive reinspections15. Ask Building and Planning for the complete project fee before submitting the application15. County-road work orders go through Planning at 803-637-4073 or gwall@edgefieldcounty.sc.gov16. We could not confirm the complete county driveway-approval requirements; ask Building and Planning which road authority controls the parcel's access.

Does Edgefield County have zoning?

Edgefield County administers zoning in areas delineated on its official maps, and the ordinance also recognizes unzoned areas317. The county rules here concern unincorporated land; North Augusta, a city mainly in Aiken County that reaches into Edgefield County, has its own zoning inside city limits18. North Augusta also requires a city septic-tank permit after state approval when the city is unable or unwilling to extend sewer; SCDES remains the state septic authority1920. County zoning districts govern land use and building placement, spacing and size, with a table of permitted and conditional uses2122. On unpaved roads in unincorporated Edgefield County, dwelling lots generally need at least one acre where the right-of-way is at least 50 feet, with larger minimums for narrower or more isolated roads23. Dividing land requires the appropriate minor- or major-subdivision review; ask Planning to classify the proposed split before commissioning the plat2425.

How do septic permits work in Edgefield County?

For an Edgefield County home or manufactured home without public or community sewer, obtain SCDES approval and a septic installation permit before the county building permit2627. Apply online with the property plat or deed and the $150 fee; under traditional permitting, SCDES visits the site and issues a Permit to Construct if the site is suitable4. The Permit to Construct lasts five years; renewal or approved modifications require a new application and fee27. Before covering the system, the installer must schedule the SCDES inspection; a licensed installer may self-inspect using the required form if the inspector has not arrived within 30 minutes4. SCDES issues approval to operate after a compliant installation28. For permit follow-up, Edgefield County falls within SCDES's Sandhills coverage area; contact the Aiken office at (803) 642-1637 or BRLS-OSWW-Field-Admin@des.sc.gov4. About 63.1% of county soils are rated without severe limits for a conventional drain field, but SCDES's parcel-specific review controls2930.

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

Edgefield County allows an RV or mobile office during a project's construction phase for no more than one year unless re-permitted, on the property to which the unit relates5. We could not confirm a current rule for long-term private-land RV living or one countywide classification for tiny homes; ask Building and Planning about the parcel and exact dwelling type. A residential-designed manufactured home is a specific category requiring at least 900 square feet of enclosed living area, width over 20 feet, a minimum 3:12 roof pitch, specified exterior materials and a roof overhang of at least eight inches6. That definition does not establish a minimum floor area for site-built dwellings or other tiny homes6. Separately, county-regulated manufactured-home park lots must be at least 7,000 square feet and 50 feet wide, with additional space possible for wastewater disposal; those are park-lot standards31. Confirm the applicable zoning, building-permit path and wastewater approval before placing a dwelling3132.

How do you build a home in Edgefield County, step by step?

  1. Ask Building and Planning to identify the parcel's jurisdiction, zoning-map status, allowed use and dimensional standards333.
  1. Confirm legal access and any required plat approval; unpaved-road dwelling lots have acreage, right-of-way and emergency-access standards2334.
  1. Where sewer is unavailable, obtain the SCDES septic Permit to Construct before the county building permit32.
  1. Submit plans, application, utility authorization and contractor-license information online, then pay the building-permit fee934.
  1. If using the owner-builder exemption, personally sign, supervise construction, use licensed trades where required and record the notice11.
  1. Schedule residential inspections at least 24 hours ahead; building permits remain valid for 180 days from issuance or an inspection, with a further 180-day extension available on a written request showing justifiable cause3534.
  1. Obtain final septic approval and submit required closeout documents for the certificate-of-occupancy inspection; occupy the home only after the certificate is issued36.

What should you check before buying land in Edgefield County, South Carolina?

Start by confirming the governing jurisdiction, zoning-map status, legal access and wastewater path; Edgefield County's maps distinguish zoned and unzoned areas3. Unpaved-road lots in unincorporated areas have acreage and access rules tied to right-of-way width, and each dwelling needs driveway access adequate for emergency vehicles23. Special configurations can add requirements: zoned corner lots need room for front setbacks on both streets, and some residential double-frontage lots beside primary state or U.S. highways require a 50-foot rear yard and a 20-foot non-access planting-screen easement37. Edgefield County is 80.7% wooded, so budget for a survey and clearing rather than assuming the homesite is ready38. A driveway opening onto a non-controlled-access highway in the state primary system requires a Department of Transportation driveway permit39. Before constructing an individual residential or irrigation well, submit a Notice of Intent to SCDES and use a South Carolina certified well driller8. We could not confirm current floodplain-development requirements; ask Building and Planning before purchase.

Watch-outs

  • Edgefield County's long-term private-land RV rule remains unconfirmed; the ordinance supports only temporary construction-phase use, so obtain a parcel-specific answer from Building and Planning53.
  • SCDES cannot issue an onsite wastewater permit where public sewer is accessible, so verify sewer availability before ordering a septic design40.
  • South Carolina's 2024 building codes are adopted but take effect locally on January 1, 202741.

Sources

  1. Sec. 24-255. Types of required permits/certificates and fees, quoted and re-checked
  2. Building and Planning, quoted and re-checked
  3. Combined Ordinance Changes, quoted and re-checked
  4. Septic Tanks - Residential, Single Home Builder, quoted and re-checked
  5. Edgefield County Code of Ordinances, Clean Ordinance Combines, quoted and re-checked
  6. Combined Edgefield County Ordinance Changes, quoted and re-checked
  7. South Carolina Code Title 40, Chapter 59, quoted and re-checked
  8. Private Drinking Water Wells, quoted and re-checked
  9. Building a Home in Edgefield County, quoted and re-checked
  10. Building a Home in Edgefield County, quoted and re-checked
  11. Code of Laws - Title 40 - Chapter 59, quoted and re-checked
  12. Building a Home in Edgefield County, quoted and re-checked
  13. Building and Planning, quoted and re-checked
  14. Edgefield County Building and Planning Department (edgefieldcounty.sc.gov)
  15. Edgefield County Building and Planning Fee Schedule, quoted and re-checked
  16. Edgefield County Roads & Bridges (edgefieldcounty.sc.gov)
  17. Building and Planning, quoted and re-checked
  18. North Augusta: Chapter 18 - North Augusta Development Code, Zoning and Land Development Regulations (Edgefield County), quoted and re-checked
  19. North Augusta: Septic tanks—Generally (Edgefield County), quoted and re-checked
  20. Septic Tanks - Residential, Single Home Builder (South Carolina statewide rule), quoted and re-checked
  21. Edgefield County ordinance amendments, quoted and re-checked
  22. Combined Ordinance Changes, quoted and re-checked
  23. Combined Edgefield County Ordinance Changes, quoted and re-checked
  24. Plain-Language - Minor Subdivision, quoted and re-checked
  25. Building and Planning, quoted and re-checked
  26. Septic Tanks - Residential, Single Home Builder, quoted and re-checked
  27. Septic Tanks - Residential, Single Home Builder, quoted and re-checked
  28. Septic Tanks - Residential, Single Home Builder, quoted and re-checked
  29. 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
  30. Septic Tanks - Residential, Single Home Builder, quoted and re-checked
  31. Edgefield County Code of Ordinances, Sec. 24-70. Manufactured home parks, quoted and re-checked
  32. Septic Tanks - Residential, Single Home Builder, quoted and re-checked
  33. Building and Planning | Edgefield County, quoted and re-checked
  34. Building and Planning, quoted and re-checked
  35. Building a Home in Edgefield County, quoted and re-checked
  36. Building a Home in Edgefield County, quoted and re-checked
  37. Combined Ordinance Changes — Edgefield County Chapter 24 Land Development, quoted and re-checked
  38. Wooded share of land: Bolthole Index county data
  39. scstatehouse.gov (South Carolina statewide rule), quoted and re-checked
  40. Professional Soil Classifiers - Sewer Accessibility Verification (South Carolina statewide rule), quoted and re-checked
  41. 2024 Building Code Modification Index (South Carolina statewide rule), quoted and re-checked

Written October 11, 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.

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Compared with neighboring counties

Like 5 of its 6 neighbors, Edgefield County requires a building permit for a home.

RuleEdgefield CountyMcCormick CountySaluda CountyAiken CountyGreenwood CountyLexington CountyBarnwell County
Building permitRequiredRequiredRequiredRequiredRequiredRequiredLimited
County zoningYesYesNoYesYesYesYes
Septic permitsSCDESSCDESSC DESSC Dept. of Env. ServicesSC DESSCDESSC DES

County locator

Edgefield County in South Carolina

62
County map
Edgefield County highlighted among the South Carolina counties · colored by Index score

How Edgefield County scores

Seclusion33100% ev.
Self-Sufficiency75100% ev.
Admin Boringness45100% ev.
Durability71100% ev.
Property Autonomy46100% ev.
Carry Cost80100% ev.

Evidence strength: 100%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$282kTypical home
0.5%Property tax
$4,696Land / acre
46"Annual rain
10.5% of yrsSevere drought
19 / yr (+15.6)Mid-century 100°F days
15.5 daysMid-century dry spell
2.2" (+3.6%)Mid-century 1-day rain
1.33×Wildfire change factor
100%Forward climate coverage
$1,424Home insurance / yr
-0.2% / yrInsurance growth
1.54%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
99,733People within 30 min
2,975,678People within 2 hr
45,400Radius comparison (15 mi)
55.1People / sq mi
10.2%Federal land
88.2%Land at 15% slope or less
63.1%Soils rated "not limited" for septic (strict USDA rating)
201,278 acWorkable land screen
80.7%Wooded land
39.4 tonsBiomass / forest ac
63.4°FAvg temp

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Cities and towns in Edgefield County

Inside a city or town, that city usually issues building permits and sets zoning; the county’s rules above cover unincorporated land. Septic, wells and floodplain rules usually stay with the county or state everywhere.

Town of Edgefield · Town of Johnston · Town of Trenton

Answers from the rulebook for Edgefield County

What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.

Edgefield County rules

  • Building permitRequired

    Building permits for regulated construction and development in Edgefield County.

    • The cited county ordinance page states permits are required whenever covered uses are proposed.
    • The county page identifies permitting and building-permit issuance as Building and Planning services.
    “The following permits/certificates shall be required whenever any of the following uses are proposed: [...] Building permit (See Building Code)”
    2 more reviewed findings on this topic
    • Required — Proposed uses subject to Edgefield County permitting requirements.
      “The following permits/certificates shall be required whenever any of the following uses are proposed:”
    • Required — New home construction and other permitted construction in Edgefield County.
      “Prior to any construction, you must first obtain a building permit from the Building Department.”
  • Building code adoptedAdopted (with conditions)

    Residential construction in Edgefield County.

    • The residential packet lists the codes in force as 2021 South Carolina Building and Residential Codes, 2021 Fire, Plumbing, Mechanical, and Fuel-Gas Codes, 2020 National Electric Code, and 2009 International Energy Conservation Code.
    “CODES IN FORCE 2021 SC Building Code 2021 SC Residential Code 2021 SC Fire Code 2021 SC Plumbing Code 2021 SC Mechanical Code 2021 SC Fuel-Gas Code 2020 National Electric Code 2009 International Energy Conservation Code”
    One more reviewed finding on this topic
    • Adopted — Development regulated by Edgefield County Building and Planning.
      “The Edgefield County Building and Planning Department is responsible for enforcement of the adopted codes and ordinances regulating development.”
  • InspectionsRequired

    Residential construction subject to an Edgefield County building permit.

    • The permit holder must schedule inspections at least 24 hours in advance.
    • Listed inspections include temporary power, footing/slab, foundation, floor joist, rough-in, insulation, final electrical, and certificate-of-occupancy inspection.
    • Reinspection fees apply after repeated failures.
    “A series of inspections must be made on the project during construction. It is up to the permit holder to schedule these inspections by contacting the building department at least 24 hours in advance.”
  • Certificate of occupancyRequired

    Certificate of occupancy for covered uses under Edgefield County ordinance Sec. 24-255.

    • The cited ordinance identifies a certificate of occupancy (use) as a required certificate when covered uses are proposed.
    • The cited fee is no charge.

    certificate of occupancy fee: 0 USD (use certificate)

    “The following permits/certificates shall be required whenever any of the following uses are proposed: [...] Certificate of occupancy (use) No charge”
    One more reviewed finding on this topic
    • Required — A permitted residential home before occupancy in Edgefield County.
      “*YOU MAY OCCUPY HOME AFTER ISSUANCE OF CERTIFICATE OF OCCUPANCY.”
  • County-wide zoningPresent (with conditions)

    County zoning in zoned areas of Edgefield County.

    • The official county ordinance recognizes both zoned and unzoned areas; this claim does not imply every parcel is zoned.
    • The official zoning maps delineate the zoned areas.
    “For purposes of this chapter, the following zoning and special development districts are hereby established for portions of the county:”
    One more reviewed finding on this topic
    • Present — County zoning regulation in Edgefield County.
      “The staff provides support to the Planning Commission, Zoning Board of Appeals, and Manufactured Home Appeals Committee as well as the County Transportation Committee.”
  • Local zoningVaries (with conditions)

    County aggregate of county, municipal, and unzoned areas; the county Building and Planning Department supports county zoning functions and issues permits and inspections for Edgefield, Johnston, and Trenton.

    • This aggregate conclusion does not claim that the county administers municipal ordinances.
    • Parcel-specific zoning maps and incorporated-municipality rules may differ.
    “Unzoned area means those areas of the county not included in a zoned area, as delineated on the official zoning maps of the county.”
    One more reviewed finding on this topic
    • Present (with conditions) — County-administered land-development and zoning regulation in Edgefield County; this claim does not identify the zoning authorities for incorporated municipalities.
      “The staff provides support to the Planning Commission, Zoning Board of Appeals, and Manufactured Home Appeals Committee as well as the County Transportation Committee.”
  • Zoning districtsPublished (with conditions)

    County zoning districts and use information in Edgefield County.

    • The county page links an updated Zoning Use Table.
    • The county ordinance materials define zoning districts and official zoning maps; parcel-specific district assignment was not established in the opened sources.
    “For purposes of this chapter, the following zoning and special development districts are hereby established for portions of the county:”
    2 more reviewed findings on this topic
    • Published — Edgefield County zoning districts and district-based use regulation.
      “Table 1: Schedule of Permitted and Conditional Uses, and Off-Street Parking Requirements, by Zoning Districts”
    • Published — Zoned areas and zoning districts delineated by Edgefield County official zoning maps.
      “Click Here to see our updated Zoning Use Table”
  • Minimum dwelling sizeSpecified

    A single-family residential designed manufactured home regulated by Edgefield County zoning and land-development rules.

    • The unit must be built according to the Federal Manufactured Housing Construction and Safety Standards, 24 CFR 3280 HUD Code, 6-15-76.
    • The unit must be a multiple-section home with a minimum width over 20 feet.
    • The unit must have a minimum 3:12 roof pitch and a shingle type commonly used in standard residential construction.
    • The exterior must use materials customarily used on site-built homes, including listed siding materials.
    • The roof overhang must be at least eight inches.

    minimum enclosed living area: >= 900 square feet · minimum width: > over 20 feet (multiple-section home) · minimum roof pitch: >= 3:12 · minimum roof overhang: >= 8 inches

    “Dwelling, residential designed manufactured home, means a single-family dwelling unit built according to the Federal Manufactured Housing Construction and Safety Standards (245 CFR 3280) HUD Code, 6-15-76, and which: (1) Has a minimum width over 20 feet (multiple-section); (2) Has a minimum of 900 square feet of enclosed living area; (3) Has a minimum 3:12 roof pitch; and has a type of shingle commonly used in standard residential construction; (4) Is covered with an exterior material customarily used on site built homes, including vinyl or aluminum lap siding, wood, masonite, or other materials similar to the exterior siding commonly used in standard residential construction; and (5) Has a roof overhang of not less than eight inches.”
    2 more reviewed findings on this topic
    • Specified — Residential-designed manufactured homes in Edgefield County zoning districts.
      “(1) Has a minimum width over 20 feet (multiple-section); (2) Has a minimum of 900 square feet of enclosed living area;”
    • Specified — A residential designed manufactured home treated as a dwelling under Edgefield County Chapter 24.
      “Dwelling, residential designed manufactured home, means a single-family dwelling unit built according to the Federal Manufactured Housing Construction and Safety Standards (245 CFR 3280) HUD Code, 6-15-76, and which: (1) Has a minimum width over 20 feet (multiple-section); (2) Has a minimum of 900 square feet of enclosed living area; (3) Has a minimum 3:12 roof pitch; and has a type of shingle commonly used in standard residential construction; (4) Is covered with an exterior material customarily used on site built homes, including vinyl or aluminum lap siding, wood, masonite, or other materials similar to the exterior siding commonly used in standard residential construction; and (5) Has a roof overhang of not less than eight inches.”
  • Minimum lot sizeSpecified

    Each manufactured/mobile home lot within a manufactured/mobile home park regulated by Edgefield County.

    • The rule applies to manufactured/mobile home park lots, not necessarily to every residential parcel in the county.
    • Additional space may be required to meet applicable health regulations where waste disposal systems are to be installed.
    • Other manufactured/mobile home park requirements, including building permits and applicable zoning or health requirements, also apply.

    minimum lot area: >= 7000 square feet (Additional space may be required to meet applicable health regulations where waste disposal systems are to be installed.) · minimum lot width: >= 50 feet

    “Each manufactured/mobile home lot shall have a minimum area of 7,000 square feet and be a minimum of 50 feet wide. Additional space may be required to meet applicable health regulations where waste disposal systems are to be installed.”
  • SetbacksSpecified

    Special residential subdivision and lot configurations governed by Edgefield County Chapter 24, including unpaved-road lots, paved-road zoned lots, flag lots, and double-frontage lots.

    • For unpaved roads in zoned and unzoned areas, the section states that lot-size and density standards in section 24-174(c)(1) apply notwithstanding section 24-32, table 2.
    • For paved-road lots in zoned areas, corner lots must be large enough to permit required front-yard setbacks on both streets.
    • For multiple dwellings on a paved-road lot in a zoned area, each dwelling must meet applicable lot-area and setback requirements as if established on a single lot.
    • For flag lots, the front setback is measured from the front of the proposed residence to the new rear property line of the original lot, and rear and side setbacks are prescribed by table 2, section 24-32.
    • Residential double-frontage lots adjacent to primary state and U.S. highways must have a minimum 50-foot rear yard next to the arterial street and a non-access planting-screen easement at least 20 feet deep; the cited text states there are no restrictions on double-frontage lots in the unzoned area.

    minimum distance between dwelling units on an unpaved-road lot: >= 25 feet (Additional dwelling permits are subject to the section's review criteria.) · minimum rear yard for residential double-frontage lots adjacent to an arterial street: >= 50 feet (Applies to residential subdivisions involving new streets in zoned areas adjacent to primary state and U.S. highways.) · non-access planting-screen easement for residential double-frontage lots: >= 20 feet (Must be immediately adjacent to the arterial street right-of-way.)

    “No dwelling unit on the lot will be closer than 25 feet to any other dwelling unit on the lot; [...] All lots located on paved roads in zoned areas shall meet the minimum lot area and dimensional requirements of table 2, section 24-32, as shown in section 24-32. Corner lots shall be of sufficient size to permit required front yard setbacks on both streets. [...] Residential double frontage lots shall have a minimum rear yard of 50 feet, next to the arterial street, measured from the shortest distance of the proposed back building line to the street right-of-way and shall within such rear yard and immediately adjacent to the right-of-way, have a non-access planting screen easement of at least 20 feet in depth.”
    One more reviewed finding on this topic
    • Specified — Dwelling placement and access on unpaved roads in zoned and un-zoned areas of unincorporated Edgefield County.
      “For roadways with at least 50 feet right-of-way One acre”
  • Living in an RVTemporary only (with conditions)

    Use of an RV or mobile office during the construction phase of a project in Edgefield County.

    • The use is limited to the construction phase of a project.
    • The period may not exceed one year unless re-permitted.
    • The RV or mobile office must be placed on the property to which it is appurtenant.
    • Section 30-5 of the ordinance does not apply to this temporary use permit.

    maximum duration: <= 1 year (unless re-permitted)

    “RV’s and mobile offices are allowed for a period covering construction phase of a project not to exceed 1 year unless re-permitted; provided that such RV or mobile office be placed on the property to which it is appurtenant. Sec. 30-5 of this ordinance does not apply to this temporary use permit.”
  • Mandatory utility hookupConditional

    Residential building permits in Edgefield County.

    • The residential packet requires either a SCDES septic permit to construct or a water-tap receipt from Edgefield County Water and Sewer when on county water.
    • The packet separately identifies Edgefield County Water & Sewer as a water/sewer contact.
    “Once you have the plat approval, you will need to apply at the Department of Environmental Services (DES) for a septic tank permit or obtain authorization from the Edgefield County Water and Sewer Authority for water and/or sewer taps if applicable.”
  • Agricultural exemptionConditional

    Farm structures in Edgefield County.

    • The building itself receives no inspections and does not require an owner-builder disclosure statement.
    • Electrical, mechanical, or plumbing work must be completed by South Carolina licensed contractors and must obtain permits and inspections.
    “Only the building receives no inspections and doesn’t require an Owner Builder/Disclosure Statement, but any electrical, mechanical or plumbing work shall be completed by SC licensed contractors and must get their permits and inspections.”
  • Subdividing landRegulated (with conditions)

    Minor and major subdivisions in Edgefield County.

    • Minor subdivision means four or fewer new plots or plots five acres or greater; $10 fee; licensed surveyor plat and tax-clearance evidence required.
    • Major subdivision means more than five lots under five acres or creation of a new public street; pre-application meeting, preliminary and final plat review, fees, public hearing for preliminary plat, and improvement completion or 125% security are required.

    minor subdivision fee: 10 USD · major preliminary fee: 200 + 10 per lot + 10 administration fee USD · major final plat fee: 110 USD ($100 plus $10 administration fee)

    “Major Subdivision defined: Anytime there is the creation of more than five lots less than 5 acres in size, or anytime the creation of a new public street or road will occur.”
    One more reviewed finding on this topic
    • Regulated (with conditions) — Commercial and large-scale residential land development and subdivision in Edgefield County.
      “Plain Language guides to break down the application process in a step-by-step guide.”
  • Permit feesPublished (with conditions)

    Edgefield County building, planning, subdivision, zoning, inspection, and trade permit fees.

    • Building fees may be valuation-based; commercial plan-review fees apply to commercial projects only.
    • Published schedule includes reinspection fees and planning fees.

    administration fee: 10 USD · minor subdivision: 10 USD · zoning verification letter: 10 USD · reinspection first: 40 USD · reinspection second: 80 USD

    “Planning Fees Admin Fee $ 10.00 Minor Subdivision $ 10.00 [...] Zoning Verification Letter $ 10.00 [...] Re-Inspection Fees First $ 40.00 Second $ 80.00 Third $ 120.00”
    One more reviewed finding on this topic
    • Published — Edgefield County Building and Planning permit-fee information.
      “Building and Planning Fees [...] Fee Schedule”
  • Permit processPublished

    Building and Planning permit application process in Edgefield County.

    • Applications are submitted through the county's online submission form.
    • The county provides plain-language step-by-step guides.
    • The page links residential, commercial, manufactured-home, land-development, and zoning application materials.
    “please use the online submission form to apply for permits. [...] Plain Language guides to break down the application process in a step-by-step guide.”
    2 more reviewed findings on this topic
    • Published — County building, land-development, subdivision, zoning, and related permit applications.
      “please use the online submission form to apply for permits.”
    • Published (with conditions) — Residential building-permit and inspection process in Edgefield County.
      “Permits are good for 180 days (6 months) from the time of issuance or from the time of inspection. You may extend the permit for an additional time of 180 days (6 months). The extension should be requested in writing and justifiable cause demonstrated.”

South Carolina rules that apply here

  • Owner-builder exemptionConditional

    An owner of residential property who builds or improves structures or appurtenances for the owner’s or family’s sole occupancy, statewide in South Carolina.

    • The owner must do the work personally, with the owner’s own employees, or with licensed contractors or registered entities or individuals.
    • The structure or improvements must be intended for the owner’s sole occupancy or occupancy by the owner’s family and must not be intended for sale or rent.
    • The general public must not have access to the structure.
    • The owner must personally appear and sign the building permit application.
    • The owner must supervise construction and may build or improve a one-family or two-family residence.
    • The owner may not hire an unlicensed person as a residential builder or specialty contractor.
    • Construction must comply with all applicable laws, ordinances, building codes, and zoning regulations.
    • If the owner sells or rents the building within two years after construction is complete, the law presumes it was built for sale or rent unless otherwise approved by the commission.
    • The owner must promptly file a public notice with the register of deeds stating that the residential building or structure was constructed by the owner as an unlicensed builder; failure to do so revokes the statutory exemption.
    • The exemption does not authorize hiring a person or entity that is not licensed or registered under the Residential Home Builders Act.

    sale-or-rent presumption period: 2 years after construction is complete (unless otherwise approved by the commission)

    “This chapter does not apply to an owner of residential property who improves the property or who builds or improves structures or appurtenances on the property if: (1) the owner does the work himself, with his own employees, or with licensed contractors or registered entities or individuals; (2) the structure, group of structures, or appurtenances, including the improvements, are intended for the owner's sole occupancy or occupancy by the owner's family and are not intended for sale or rent; and (3) the general public does not have access to this structure.”
    3 more reviewed findings on this topic
    • Conditional — Owner-builder exemption for residential property in South Carolina, including Edgefield County.
      “To qualify for exemption under this section, an owner must personally appear and sign the building permit application.”
    • Available (with conditions) — Owners of residential property performing qualifying work for personal or family occupancy statewide, including Edgefield County.
      “This chapter does not apply to an owner of residential property who improves the property or who builds or improves structures or appurtenances on the property if:”
    • Conditional — An owner-builder improving residential property or building or improving structures or appurtenances on that property for the owner's or the owner's family's occupancy.
      “This chapter does not apply to an owner of residential property who improves the property or who builds or improves structures or appurtenances on the property if:”
  • Who permits septicState (with conditions)

    Onsite wastewater permitting and inspection by the South Carolina Department of Environmental Services.

    • The state source assigns approval, permitting, and inspection steps to SCDES.
    • Public or community sewer service is an exception to the cited residential septic-permit requirement.
    “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.”
    3 more reviewed findings on this topic
    • State (with conditions) — Onsite septic systems in Edgefield County where 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.”
    • State (with conditions) — Residential onsite wastewater systems in Edgefield County where public or community sewer is unavailable.
      “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.”
    • State — Statewide permitting and administration of individual onsite wastewater and septic systems in South Carolina.
      “South Carolina law requires site approvals and permits for all septic systems. 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

    Building a home or placing a manufactured home on property in Edgefield County that is not served by a public or community sewer system.

    • SCDES approval and a septic-system installation permit must be obtained before construction or placement.
    • Without the septic permit, Edgefield County cannot issue a building permit.
    • The application fee is $150.
    • The application must be submitted online through the SCDES ePermitting Portal with a copy of the property plat or deed.
    • Under the traditional permitting method, SCDES conducts a site visit and, if the site is suitable, issues a Permit to Construct.
    • A Permit to Construct is valid for five years; renewal or approved modifications require a new application and another fee.
    • Before the septic system is covered, the installer must schedule a SCDES final inspection; if an inspector does not arrive within 30 minutes of the scheduled time, a licensed installer may perform a self-inspection using the SCDES-approved form.
    • For Edgefield County, the SCDES OSWW organization chart places the county in the Sandhills OSWW coverage area, with the Aiken office listed at 206 Beaufort Street NE, Aiken, SC 29801, phone (803) 642-1637. SCDES also directs after-submission permit questions to BRLS-OSWW-Field-Admin@des.sc.gov or the applicable regional office.

    application fee: 150 USD · Permit to Construct validity: 5 years (Renewal or modifications require a new application and fee)

    “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.”
    4 more reviewed findings on this topic
    • Required — New homes or manufactured homes on property without public or community sewer service.
      “South Carolina law requires site approvals and permits for all septic systems.”
    • Required — Residential septic systems in Edgefield County where public or community sewer is unavailable.
      “Application Fee: $150 [...] Permits to Construct are good for five years. To renew your permit after five years or to make changes to it once approved, you will need to complete a new application and pay the fee again.”
    • Required — New homes or manufactured homes on property in Edgefield County not served by public or community sewer.
      “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. Without this permit, your county will not be able to issue you a building permit.”
    • Required — Construction of a home or placement of a manufactured home on property 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. Without this permit, your county will not be able to issue you a building permit.”
  • Septic inspectionRequired

    Residential septic installations in Edgefield County.

    • Before the installation is covered, the installer must contact SCDES to schedule inspection.
    • If an SCDES inspector does not arrive within 30 minutes of the scheduled time, a licensed installer may self-inspect and must provide Form D-4432.
    • After construction, SCDES inspects the installation and issues approval to operate if it meets South Carolina standards.

    self-inspection waiting period: 30 minutes (Only if the SCDES inspector does not arrive)

    “Once the septic system is constructed, the SCDES inspector will return to the site to inspect the septic system installation. If it meets South Carolina standards, they will issue an approval to operate permit.”
    One more reviewed finding on this topic
    • Limited — Existing septic systems and new-home construction using a septic system statewide in South Carolina.
      “While S.C. law does not require property owners to have existing systems inspected, some towns have passed ordinances that require their local residents to have their septic systems inspected regularly (See next question). If you live in an area that does not have a local inspection ordinance in place, the only time you would be required to have your septic system inspected is when you're building a new home that will use a septic system.”
  • Off-grid sanitationLimited

    A nonwater-carried sewage treatment system used for toilet wastes where water under pressure will be connected to the structure and gray water is generated statewide in South Carolina.

    • The applicant must submit plans from a Registered Professional Engineer licensed in South Carolina meeting Appendix S paragraph (2)(a) through (f) requirements for all toilet wastes.
    • The applicant must apply for and obtain a Department permit to construct and approval to operate an onsite wastewater system for gray-water treatment.
    • The gray-water system must meet all permit, licensing, and onsite wastewater-system requirements under Regulation 61-56.
    • The initial gray-water system size may be reduced by twenty-five percent.

    initial gray-water system size reduction: 25 percent (The system must otherwise meet all permit, licensing, and onsite wastewater-system requirements under Regulation 61-56.)

    “the initial system size may be reduced by twenty-five (25) percent.”
    One more reviewed finding on this topic
    • Limited — Nonwater-carried sewage treatment systems, including biological, composting, or incinerating toilets, for toilet wastes statewide in South Carolina.
      “The permitting of nonwater-carried sewage treatment systems, such as a biological, composting, or incinerating toilet, may be considered for toilet wastes”
  • Well permitRequired

    Construction of individual residential wells and irrigation wells statewide in South Carolina.

    • Before construction, the owner, owner's agent, or well driller must submit a Notice of Intent for coverage under the General Permit.
    • A $70 fee applies to each individual residential well and a $50 fee applies to each irrigation well.
    • The Department reviews a completed NOI within 48 hours.
    • The driller must notify SCDES 48 hours before installation with the exact date, time, and location.
    • The permit does not authorize public water-supply wells or wells prohibited by another regulation, local ordinance, or law.
    • Wells serving multiple households or a small business follow public-water-supply permitting procedures.
    • Withdrawals exceeding 3 million gallons in any month require a Groundwater Withdrawal Permit.

    individual residential well NOI fee: 70 USD · irrigation well NOI fee: 50 USD · NOI review period: 48 hours (The General Permit states the period excludes weekends and legal state holidays.) · installation notice: 48 hours (Notice must provide exact date, time, and location.) · monthly withdrawal threshold: > 3000000 gallons (A Groundwater Withdrawal Permit is required under R.61-113.)

    “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.”
    One more reviewed finding on this topic
    • Required — Individual residential wells and irrigation wells in Edgefield County.
      “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.”
  • Driveway accessLimited

    Residential driveway entrances within the right-of-way of South Carolina state highways.

    • The driveway must provide ingress and egress to abutting property.
    • Access must not constitute hazardous conditions.
    • The property must be an existing developed residential property or property being developed for the owner's personal use.
    • Commercial, speculative, and resale purposes are excluded.
    • A standard driveway has a maximum paved throat width of 16 feet and may include up to a 30-inch diameter pipe where required for drainage.
    • Additional paved width or a larger pipe is discretionary and excess installation cost may be charged to the property owner.
    • Additional driveways require approval and may be constructed at the owner's expense.
    • The directive is effective December 6, 2024.

    maximum paved throat width: <= 16 feet (standard driveway) · maximum drainage pipe diameter: <= 30 inches (where required for drainage)

    “The South Carolina Department of Transportation (SCDOT) shall permit and construct, at its expense, a single, all-weather driveway for the portion within the right-of-way of state highways, to provide ingress and egress to the abutting property at locations where access does not constitute hazardous conditions.”
    One more reviewed finding on this topic
    • Required — Private driveways or side-road entrances and exits opening onto highways in the State highway primary system that are not controlled-access facilities.
      “unless a permit for such driveway or side-road entrance or exit shall have been obtained from the Department.”
  • Campground & park staysLimited

    Camping at South Carolina state-park campsites.

    • Camping is subject to state-park facility rules and department permission.
    • A campsite may not be occupied for more than fourteen consecutive days without permission from the Department of Parks, Recreation and Tourism.
    • The rule concerns state parks and does not establish a statewide rule for private land or locally administered campgrounds.

    maximum consecutive campsite occupancy without department permission: <= 14 days (Longer occupancy requires permission from the department.)

    “No person or persons shall occupy a campsite for a consecutive period longer than fourteen days without permission from the department.”
  • county zoning authorityGeneral

    South Carolina counties may adopt zoning ordinances for all or specific portions of their unincorporated areas when the statutory comprehensive-plan prerequisite is satisfied.

    • A local planning commission must have prepared and recommended the land-use element of the comprehensive plan.
    • The county governing body must have adopted at least the land-use element of the comprehensive plan before adopting a zoning ordinance.
    • A county may exercise the chapter's powers in the total unincorporated area or in specific parts of the unincorporated area.
    • Adjacent unincorporated areas may be placed under municipal jurisdiction only through ordinances and a formally approved agreement between the municipality and county councils, with boundaries, authority limitations, and representation specified.
    • Zoning regulations must be made in accordance with the comprehensive plan.
    • Regulations must generally be uniform for each class or kind of building, structure, or use within each district, although regulations may differ between districts.
    • The statute expressly permits regulation of building and land use, density, building size, location, height, bulk, number of stories, land dimensions, yards, courts, and other open spaces.
    “When the local planning commission has prepared and recommended and the governing body has adopted at least the land use element of the comprehensive plan as set forth in this chapter, the governing body of a municipality or county may adopt a zoning ordinance to help implement the comprehensive plan.”
  • county building authorityGeneral

    South Carolina counties' authority and duty to administer building-code enforcement and require building permits for new construction and renovation, including in unincorporated areas.

    • Each county must appoint a building official or contract with another political subdivision so that its unincorporated area is under the jurisdiction of a building official.
    • A county may prescribe fees for construction permits and inspections.
    • A county may submit an affidavit for exemption if it cannot arrange services for an annual period at costs totally within the schedule of fees recommended in the building codes; the exemption lasts until services become financially feasible or for five years, whichever is less, and may be renewed at five-year intervals after another determination.
    • Counties may establish agreements with other governmental entities to issue permits and enforce building codes.
    • All counties must require by law or ordinance that building permits be issued for persons engaging in new construction or renovation, and permits must correspond to minimum Department of Revenue requirements.
    • Counties and municipalities must enforce only the national building and safety codes provided in Chapter 9.
    • A county may not enforce the adopted fire-prevention-code portion regulating outdoor burning for forestry, wildlife, and agricultural purposes as regulated by the South Carolina Forestry Commission.
    • A permit is not required for a wheelchair-access ramp built with Medicare or Medicaid dollars when construction is performed, overseen, or inspected by an Americans with Disabilities Act inspector.

    permit-copy delivery to county assessor: <= 10 days (After issuance of each building permit)

    “All counties shall require by law or ordinance that building permits be issued to persons engaging in new construction or renovation and such permits shall correspond to minimum requirements of the department. The county shall furnish a copy of the building permit to the assessor within ten days after such issuance.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission — ask the county directly.

  • Lot coverage — Lot-coverage limits in Edgefield County zoning districts.
  • Building height — Building-height limits in Edgefield County zoning districts.
  • Camping on your land — Temporary camping on private land in Edgefield County.
  • Tiny homes — Tiny-home occupancy in Edgefield County.
  • Manufactured homes — Manufactured-home occupancy in Edgefield County.
3 more unanswered
  • Accessory dwellings
  • Building in a floodplain
  • Short-term rentals

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.

Living off-grid in Edgefield County, South Carolina

Is Edgefield County a good place to live off-grid or homestead?

Edgefield County scores 62/100 on the Bolthole Index, a solid county profile. Its strengths: manageable long-term carry cost and strong self-sufficiency basics: 46″/yr rainfall plus 80.7% wooded land. Watch-outs: about 99,733 people within a 30-minute drive.

Do you need a building permit in Edgefield County, South Carolina?

Edgefield County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by South Carolina Department of Environmental Services (SCDES). Owner-builders may act as their own contractor to build their home. These answers are quoted from official sources and independently re-checked. Rules change and cities within the county differ — always confirm with the county before you buy or build.

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

Living in an RV on your own land in Edgefield County is allowed on a temporary basis only: Use of an RV or mobile office during the construction phase of a project in Edgefield County. The use is limited to the construction phase of a project. The period may not exceed one year unless re-permitted. Confirm with the county before relying on it.

How much does land cost in Edgefield County, South Carolina?

Land in Edgefield County runs about $4,696 per acre, based on the latest county data.

What is the water situation in Edgefield County?

Edgefield County gets about 46" of rain a year, with severe drought in roughly 10.5% of years.

How remote is Edgefield County?

A representative private-land location has about 99,733 people within a 30-minute drive and 2,975,678 within two hours. The road-network catchments count population across county lines and clusters of smaller cities; straight-line radius values remain available as a comparison.

How Edgefield compares in South Carolina

Compare side-by-side →See all 46 South Carolina counties ranked →