Bolthole Index

Florence County, South Carolina

Building permits, zoning and septic rules in Florence County, South Carolina

63Index Score / 100
#12 of 46 in South Carolina

Unincorporated Florence County, South Carolina requires a county building permit and zoning compliance before you build a home1. Florence County Planning administers the zoning ordinance and international building and residential codes23. For a home or manufactured home without public or community sewer, South Carolina Department of Environmental Services (SCDES) approval and a septic permit must come before the building permit45.

At a glance

Building permit
Required, issued by the county Planning Department16
Zoning
Yes; confirm the parcel's district and standards with county Planning27
Septic permits
Required and issued by SCDES, not the county45
Owner-builder exemption
Yes, if you personally supervise and file the required notice8
Farm structures
Conditional building-code exemption; affidavit required before construction, excluding residences and attached structures9
Residential well permit
$70 Notice of Intent filed with SCDES before drilling10
Soils without severe conventional septic limitations
About 17% of the county's soils11
Inspections
Required for permitted building work and new septic installations1213

Who to call

Building permits

Florence County Planning Department

Building permits, zoning, engineering, code enforcement, E-911 addressing and floodplain determinations for Florence County

843-676-8600

Building permits

Florence County Planning Department (Florence office)

The Planning Department's physical office location in Florence

843-676-8600

518 S. Irby St., Florence, SC 29501

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 Florence 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 Florence County, South Carolina?

Unincorporated Florence County requires building permits for construction, enlargement, alteration, repair, moving, conversion or demolition of a building or structure, with zoning compliance required1. Florence County implements international building and residential codes within South Carolina’s statewide construction-code framework; the current statewide code set is the 2021 South Carolina Building Codes, effective since January 1, 202331415. Qualifying farm structures have a building-code exemption, but residences and attached structures do not qualify; the owner must file an affidavit describing the farm purpose with the building-code official before construction, and National Flood Insurance Program standards still apply9. South Carolina’s owner-builder exemption requires personal supervision, signing the application, properly licensed trades and a recorded notice; selling or renting within two years creates a presumption against eligibility16. Florence County requires foundation, framing, final and applicable trade inspections, with violations corrected before the next construction phase12.

Who is the Florence County building department, and how do you reach them?

The Florence County Planning Department is the starting point for county building permits, building inspection, zoning, code enforcement, engineering, E-911 addressing, and floodplain questions6. Reach the department's main office at (843) 676-86006. The Planning Department's Florence office is at 518 S. Irby St., Florence, SC 2950117. Florence County's published process calls for zoning compliance, the building permit application, the plan-review fee, and three complete plan sets, along with other documents that apply to the project18. Building permit fees depend on total project cost, the plan-review charge is half the permit fee, and the county publishes a separate fee schedule19. The checklist also asks for a receipt showing paid water and sewer taps, so ask Planning what documentation applies to a well-and-septic parcel20. Timmonsville and Scranton have town building-permit requirements2122. Johnsonville requires building permits and consolidates planning, zoning and building inspection functions with Florence County2324. SCDES remains the state septic authority for homes without public or community sewer; Scranton also requires a town septic-connection permit and town inspection425.

Does Florence County have zoning, and what does it mean for your land?

For unincorporated Florence County, Planning administers the county zoning ordinance and publishes zoning-code and map materials27. Chapter 30 includes residential, business, rural and overlay provisions; the parcel’s district determines allowed uses26. Table III sets district-specific lot area, setbacks, height and impervious-surface requirements, so a large tract does not establish where a home, barn or driveway can fit27282930. We could not confirm minimum home size or accessory-dwelling eligibility; ask Planning for the parcel’s current standards6. Subdividing unincorporated land requires county review, with a $100 review fee plus $25 per lot or acre31. Timmonsville has town zoning, Johnsonville uses a consolidated county planning arrangement, and Pamplico applies its town zoning ordinance322433. SCDES handles septic approval for homes without public or community sewer in those towns4.

How do septic permits work in Florence County?

Florence County does not issue septic permits itself; SCDES handles onsite wastewater permitting and inspection4. A home or manufactured home without public or community sewer needs SCDES approval and a permit to install before the county can issue its building permit34. The application fee is $150, the traditional process includes a site visit, and an approved Permit to Construct remains valid for five years; renewal or a modification requires a new application and fee34. Before the installation is covered, the installer must schedule an SCDES inspection; if the inspector has not arrived within 30 minutes of the appointment, a licensed installer may self-inspect and file the approved final-inspection form13. South Carolina does not require routine inspection of an existing septic system unless a local ordinance adds that requirement35. Only about 17% of Florence County's soils are rated without severe limits for a conventional drain field, so make septic feasibility part of the land decision11.

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

In an unincorporated Florence County residential district, a recreational vehicle or boat over 17 feet may not be parked or stored in a required front or side yard setback or within five feet of the back property line36. The county ordinance allows a recreational vehicle to be used for temporary lodging for up to seven days; we could not confirm permission for longer stays on a residential lot, so ask the Planning Department before planning to live in an RV366. Camps and RV parks, where the zoning table permits them, need a site of at least two acres and are limited to 12 vehicles per acre37. Tiny homes are allowed as residential structures, but only in districts where standard designed manufactured homes may be permanently located, and they must meet the building code in force when permitted38. More than two tiny homes on a single lot triggers the manufactured home park requirements in Section 30-9638. A manufactured home on land without public or community sewer requires SCDES approval and a septic permit before placement34. Inside incorporated municipalities, the city or town may apply different land-use rules38.

Building a home in Florence County: the steps, in order

  1. Ask the Florence County Planning Department to confirm the parcel's zoning district, allowed use, address, floodplain status, and required county approvals6.
  2. If public or community sewer is unavailable, obtain SCDES approval and the septic permit before applying for the county building permit5.
  3. If a residential well is needed, file the SCDES Notice of Intent and its $70 fee before drilling; use a South Carolina certified well driller10.
  4. If you will use the owner-builder exemption, personally sign the application, supervise the work, use properly licensed trades, and record the required notice8.
  5. Submit the county building permit application, the plan-review fee, three complete plan sets, and the other project-specific documents listed by Florence County18.
  6. If the driveway enters a state highway, coordinate the qualifying residential entrance with SCDOT39.
  7. Request each required county inspection at the specified construction phase and correct violations before starting the next phase12.

What to check before you buy land in Florence County

Soils: only about 17% of Florence County soils are rated without severe limits for a conventional septic drain field, so make the SCDES site evaluation part of the purchase contingency when septic feasibility matters1135. Flooding: Florence County requires a permit for development in a regulatory floodplain or wetlands area, and regulatory-floodplain development requires an Elevation Certificate before, during, and after construction40. Flood-damaged buildings require a building permit for repairs; repairs reaching 50% of building value must comply fully with current floodplain regulations40. Water: an individual residential well requires a Notice of Intent and a $70 fee before construction, and the work must be done by a South Carolina certified well driller10. Access: a qualifying personal-use residential driveway within a state-highway right-of-way is handled by SCDOT, subject to safety and design conditions39. The effective property-tax rate is about 0.4%, and the median annual property-tax bill is about $7244142.

Watch-outs

  • South Carolina's Building Codes Council adopted the 2024 edition of the mandatory codes on August 26, 2025, but local jurisdictions including Florence County do not have to implement them until January 1, 2027, so confirm which code year applies to your permit date43.
  • Septic permitting in Florence County moved from DHEC to the new South Carolina Department of Environmental Services (SCDES) on July 1, 2024; older sources naming DHEC describe the same permit now issued by SCDES44.
  • Florence County's ordinance allows RV lodging for up to seven days and tiny homes only where manufactured homes are permitted, so confirm with the Planning Department before placing an RV, tiny home or manufactured home on a parcel36386.

Sources

  1. Florence County SC - Inspections, quoted and re-checked
  2. Florence County Planning, quoted and re-checked
  3. Florence County Planning, quoted and re-checked
  4. Septic Tanks - Residential, Single Home Builder, quoted and re-checked
  5. Septic Tanks - Residential, Single Home Builder, quoted and re-checked
  6. Florence County Planning Department (florencecountysc.gov)
  7. Florence County Planning, quoted and re-checked
  8. South Carolina Code Title 40 Chapter 59, quoted and re-checked
  9. South Carolina Code Title 6 Chapter 9 Building Codes, quoted and re-checked
  10. Private Drinking Water Wells, quoted and re-checked
  11. 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
  12. Florence County Inspections, quoted and re-checked
  13. Septic Tanks - Residential, Single Home Builder, quoted and re-checked
  14. South Carolina Code Title 6 Chapter 9 Building Codes, quoted and re-checked
  15. Building Code Adoption (South Carolina statewide rule), quoted and re-checked
  16. South Carolina Code § 40-59-260, quoted and re-checked
  17. Florence County Planning Department (Florence office) (florencecountysc.gov)
  18. Building Permits, quoted and re-checked
  19. Fees, quoted and re-checked
  20. Florence County Inspections, quoted and re-checked
  21. Town of Timmonsville: Timmonsville Code, Sec. 6-22 — Building permits (Florence County), quoted and re-checked
  22. Town of Scranton: Code of Ordinances, Sec. 5-28—Building permit (Florence County), quoted and re-checked
  23. Johnsonville: Johnsonville Code, Sec. 6-20. Building permits (Florence County), quoted and re-checked
  24. Johnsonville: Johnsonville Code, Appendix A, Exhibit A (Florence County), quoted and re-checked
  25. Town of Scranton: Code of Ordinances, Sec. 15-31—Sewer connections required when provided (Florence County), quoted and re-checked
  26. Florence County Code of Ordinances, Chapter 30 Zoning, quoted and re-checked
  27. Florence County Code of Ordinances, Chapter 30 Zoning, quoted and re-checked
  28. Florence County Code of Ordinances, Chapter 30 Zoning, quoted and re-checked
  29. Florence County Code of Ordinances, Chapter 30 Zoning, quoted and re-checked
  30. Florence County Code of Ordinances, Chapter 30 Zoning, quoted and re-checked
  31. Florence County Fees, quoted and re-checked
  32. Town of Timmonsville: Timmonsville Code, Sec. 2-247 — Joint board of zoning appeals (Florence County), quoted and re-checked
  33. Town of Pamplico: Code of Ordinances: Sec. 40-92. Lots (Florence County), quoted and re-checked
  34. Septic Tanks - Residential, Single Home Builder, quoted and re-checked
  35. Septic Tanks - Frequently Asked Questions (South Carolina statewide rule), quoted and re-checked
  36. Sec. 30-228. Storage and use of campers or recreational vehicles in residential zones, quoted and re-checked
  37. Sec. 30-106. Camps and recreational vehicle parks, quoted and re-checked
  38. Sec. 30-116. Tiny homes, quoted and re-checked
  39. Engineering Directive ED-16: Driveway Entrances (South Carolina statewide rule), quoted and re-checked
  40. Florence County Flood Plains, quoted and re-checked
  41. Effective property tax rate: Bolthole Index county data
  42. Median property tax bill: Bolthole Index county data
  43. 2024 Building Code Modification Index (South Carolina statewide rule), quoted and re-checked
  44. SC Department of Environmental Services - Septic Tanks (Residential) (2026 county census)

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 all 6 of its neighbors, Florence County requires a building permit for a home.

RuleFlorence CountyMarion CountyDarlington CountyWilliamsburg CountyLee CountyDillon CountySumter County
Building permitRequiredRequiredRequiredRequiredRequiredRequiredRequired
County zoningYesYesYesNoYesYesYes
Septic permitsSCDESSCDESSCDESSCDESSCDESSCDESSC DES

County locator

Florence County in South Carolina

63
County map
Florence County highlighted among the South Carolina counties · colored by Index score

How Florence County scores

Seclusion43100% ev.
Self-Sufficiency64100% ev.
Admin Boringness45100% ev.
Durability64100% ev.
Property Autonomy46100% ev.
Carry Cost84100% 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 →

$207kTypical home
0.4%Property tax
$3,382Land / acre
48.2"Annual rain
2.1% of yrsSevere drought
12 / yr (+10.4)Mid-century 100°F days
14.7 daysMid-century dry spell
2.31" (+6.2%)Mid-century 1-day rain
1.27×Wildfire change factor
100%Forward climate coverage
$1,617Home insurance / yr
0.8% / yrInsurance growth
2.27%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
42,891People within 30 min
2,884,191People within 2 hr
105,503Radius comparison (15 mi)
171.4People / sq mi
0.1%Federal land
99.7%Land at 15% slope or less
17.1%Soils rated "not limited" for septic (strict USDA rating)
86,463 acWorkable land screen
68.7%Wooded land
49.5 tonsBiomass / forest ac
63.9°FAvg temp

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Cities and towns in Florence 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.

Not yet researched: Town of Coward · Lake City · Town of Quinby

Answers from the rulebook for Florence County

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

Florence County rules

  • Building permitRequired

    Construction, enlargement, alteration, repair, movement, conversion, or demolition of a building or structure in Florence County's jurisdiction.

    • The county page states that zoning compliance must be obtained.
    • The county page states that water and sewer tap payment receipts must be submitted.
    • Proof of a proper South Carolina license is required where applicable.
    • A subcontractors list, building permit application, and three complete sets of plans with the plan review fee must be submitted.
    • The building permit fee is based on total project cost and is paid before permit issuance; the plan review fee is one-half of the permit fee.
    • The county page states that requirements may involve the county and listed municipalities consolidated with the Florence County Planning Department.
    “It is very important that permits be obtained from the Building Inspection Department for any work being done in Florence County. Obtaining the permit is the responsibility of the person doing the work. [...] Any person, firm or corporation desiring to construct, enlarge, alter, repair, move, convert or demolish any building or structure in the this jurisdiction, or cause the same to be done”
  • Building code adoptedAdopted (with conditions)

    International building and residential codes implemented by Florence County Planning Department.

    • The page does not identify the specific code edition or adoption date.
    “The Florence County Planning Department updates and implements the comprehensive plan, zoning ordinance, transportation plans, land development ordinance and international building and residential codes that help shape the growth and character of Florence County communities.”
    One more reviewed finding on this topic
    • Adopted (with conditions) — International building and residential codes implemented by Florence County Planning.
      “The Florence County Planning Department updates and implements the comprehensive plan, zoning ordinance, transportation plans, land development ordinance and international building and residential codes that help shape the growth and character of Florence County communities.”
  • InspectionsRequired

    Permitted building, electrical, plumbing, mechanical, and gas work in Florence County.

    • The Building Official performs listed inspections upon request of the permit holder or authorized agent.
    • Required inspections include foundation, framing, final building, electrical, plumbing, mechanical, and gas inspections at the stages stated on the County page.
    • Contractors must call for required inspections; requested inspections will be conducted within 48 hours of request.

    inspection response time: <= 48 hours (The County page states requested inspections will be conducted within 48 hours of the request.)

    “The Building Official, upon the request of the permit holder or their authorized agent, will make the following inspections and will notify the permit holder or their authorized agent of any code violations which must be corrected prior to starting the next phase of construction.”
    One more reviewed finding on this topic
    • Required — Permitted building construction in Florence County.
      “The Building Official, upon the request of the permit holder or their authorized agent, will make the following inspections and will notify the permit holder or their authorized agent of any code violations which must be corrected prior to starting the next phase of construction.”
  • County-wide zoningPresent (with conditions)

    Florence County's county planning and zoning system.

    • The official page states that the County Planning Department updates and implements the zoning ordinance; the page does not separately define incorporated-area boundaries for every ordinance provision.
    “The Florence County Planning Department updates and implements the comprehensive plan, zoning ordinance, transportation plans, land development ordinance and international building and residential codes that help shape the growth and character of Florence County communities.”
    One more reviewed finding on this topic
    • Present — Florence County zoning ordinance in unincorporated county areas.
      “The Florence County Planning Department updates and implements the comprehensive plan, zoning ordinance, transportation plans, land development ordinance and international building and residential codes that help shape the growth and character of Florence County communities.”
  • Zoning districtsPublished (with conditions)

    Florence County zoning ordinance and zoning-map materials.

    • The County planning page links to a Zoning Code and provides zoning maps and consolidated zoning ordinances through its fee schedule.
    • The reviewed Municode zoning pages did not expose a text-readable district schedule, so individual district names, dimensional standards, and use tables are not extracted here.
    “Code of Ordinances (Full Text) (Zoning Code) (Development Standards)”
    One more reviewed finding on this topic
    • Published (with conditions) — Florence County zoning districts and their use and dimensional tables.
      “The uses permitted in the several zoning districts established by article I, the off-street parking requirements, and the dimensional requirements of each are set forth herein. The requirements for uses in residential, business, and rural districts are presented on tables.”
  • Minimum lot sizeSpecified

    Lots subject to Florence County Chapter 30 zoning district regulations.

    • Minimum lot area varies by zoning district and residential or nonresidential use.
    • The cited table includes district-specific exceptions and notes.
    “Section 30-30 (Table III) sets forth lot area, yard, setback, height, density, floor area, and impervious surface requirements for all residential, business, and rural districts.”
  • SetbacksDistrict specific (with conditions)

    Development subject to Florence County Chapter 30 zoning districts.

    • The table distinguishes residential and nonresidential setbacks by zoning district.
    • Front setbacks are measured from the front property line.
    • For buildings outside the B-4 district with no maximum height, side and rear setbacks increase by one foot for each two feet in height over 35 feet, and buildings over 35 feet require fire-department ladder-capability approval.
    • Commercial-district side and rear setbacks apply when nonresidential development is adjacent to a residential zoning district.
    • The minimum front-yard setback is 20 feet if parking is established in the side or rear yard.

    R-1 residential front setback: 25 ft · R-1 residential side setback: 10 ft · R-1 residential rear setback: 30 ft · R-2 residential front setback: 25 ft · R-2 residential side setback: 8 ft · R-2 residential rear setback: 25 ft · R-3/R-3A residential front setback: 25 ft · R-3/R-3A residential side setback: 5 ft · R-3/R-3A residential rear setback: 25 ft · R-4/R-5/R-5A residential front setback: 25 ft · R-4/R-5/R-5A residential side setback: 5 ft · R-4/R-5/R-5A residential rear setback: 20 ft

    “Sec. 30-30. - Table III: Zoning setbacks. District | Minimum Lot Area (a) | Lot Width (ft) | Front Yard Setback (b) | Side Yard Setback | Rear Yard Setback | Max Hgt.”
    One more reviewed finding on this topic
    • Specified — Front, side, and rear setbacks in Florence County zoning districts.
      “Section 30-30 (Table III) sets forth lot area, yard, setback, height, density, floor area, and impervious surface requirements for all residential, business, and rural districts.”
  • Lot coverageSpecified

    Impervious-surface or lot-coverage controls in Florence County zoning districts.

    • Impervious-surface ratios vary by zoning district and use.
    “Section 30-30 (Table III) sets forth lot area, yard, setback, height, density, floor area, and impervious surface requirements for all residential, business, and rural districts.”
  • Building heightSpecified

    Building-height limits in Florence County zoning districts.

    • Height varies by zoning district; Chapter 30 contains district-specific limits and exceptions.
    “Section 30-30 (Table III) sets forth lot area, yard, setback, height, density, floor area, and impervious surface requirements for all residential, business, and rural districts.”
  • Living in an RVLimited

    Camps and recreational vehicle parks where permitted by Florence County zoning Table II.

    • The site must be at least two acres.
    • The site must preserve natural features and landscape.
    • Maximum impervious surface ratio is 35 percent of the project site.
    • Minimum setbacks for all structures and recreational vehicles are 50 feet from street frontage and 25 feet from all other property lines.
    • Maximum density is 12 vehicles per acre.
    • Bufferyards must comply with Article IV, Division 1.
    • Parking, loading, and traffic ways must be separated from public streets by suitable barriers against unchanneled motor vehicle ingress and egress.
    • All drives must be at least 150 feet from any street intersection and designed for safe ingress and egress.
    • All streets within RV parks must be private and not public.
    • Each park site must be served by public water and sewer or other systems approved by DHEC.
    • The use is subject to the districts in which it is permitted by Table II.
    • Incorporated municipalities may apply their own land-use rules.

    minimum site area: >= 2 acres · maximum impervious surface ratio: <= 35 percent · street-frontage setback: >= 50 feet (Applies to structures and recreational vehicles.) · other-property-line setback: >= 25 feet (Applies to structures and recreational vehicles.) · maximum density: <= 12 vehicles per acre · minimum drive distance from street intersection: >= 150 feet

    “Camps and recreational vehicles (RV) parks, where permitted by Table II, shall comply with the following site and design standards. (1) The site shall be at least two acres. (2) The site shall be developed in a manner that preserves natural features and landscape. [...] Maximum impervious surface ratio shall not exceed 35 percent of the project site. [...] Maximum density shall not exceed 12 vehicles per acre.”
    One more reviewed finding on this topic
    • Temporary only (with conditions) — Recreational vehicles used for temporary lodging or parked or stored on residential lots in Florence County zoning jurisdiction.
      “No recreational vehicle or boat in excess of 17 feet shall be parked or stored in any required front or side yard setback area or within five feet of the back property line in a residential district; however, such use may be parked anywhere on a residential lot for a period not to exceed 24 hours during loading or unloading, and recreational vehicles may be used for temporary lodging, up to seven days.”
  • Tiny homesAllowed (with conditions)

    Tiny homes as residential structures in Florence County zoning jurisdiction.

    • Tiny homes are defined by the 2021 South Carolina Residential Code.
    • Construction must comply with the applicable building code enforced at the time of permitting.
    • Tiny homes are allowed only in districts where standard designed manufactured homes are permitted to be permanently located.
    • The number and placement of tiny homes on a lot must adhere to the requirements for manufactured homes in the respective districts.
    • Tiny homes may be located within a manufactured home park.
    • If more than two tiny homes are constructed on a single lot, the lot must comply with the manufactured home park requirements in Section 30-96.
    • Incorporated municipalities may apply their own land-use rules.

    tiny homes triggering manufactured-home-park requirements: > 2 tiny homes on one lot

    “Tiny homes are residential structures which are defined by the 2021 South Carolina Residential Code. The construction of such structures shall be in accordance with the applicable building code enforced at the time of permitting. (1) Tiny homes shall be allowed only in districts where standard designed manufactured homes are permitted to be permanently located. (2) The number of tiny homes and their placement on a lot shall adhere to the requirements for manufactured homes in their respective districts. (3) Tiny homes shall be allowed to be located within a manufactured home park. (4) Where more than two tiny homes are constructed on a single lot, the lot shall be developed in accordance with and subject to the requirements of section 30-96 , manufactured home parks.”
  • Mandatory utility hookupWater and sewer (with conditions)

    Florence County construction permit applications where the County's listed construction-work requirements apply.

    • The County FAQ requires submission of a receipt showing that water and sewer taps are paid.
    • The reviewed page does not state the exception or alternative for properties not served by public or community sewer; SCDES separately addresses septic properties.
    “Submit a receipt showing that water and sewer taps are paid.”
    One more reviewed finding on this topic
    • Conditional — Construction work requiring Florence County building approval.
      “Submit a receipt showing that water and sewer taps are paid.”
  • Subdividing landRegulated (with conditions)

    County subdivision and planned-development review in Florence County.

    • The County publishes summary plat, sketch plan, development plan, final plat, and subdivision/planned-development close-out checklists.
    • The published fee schedule identifies a County subdivision review fee.

    county subdivision review fee: 100 USD (Plus $25.00 per lot or acre.)

    “Subdivision Review Fee (County) Plus $25.00 per lot or acre | $100.00”
    One more reviewed finding on this topic
    • Regulated (with conditions) — Subdivision and development review in Florence County.
      “Subdivision Review Fee (County) Plus $25.00 per lot or acre | $100.00”
  • Building in a floodplainRequired

    Development, construction, filling, or other development in the regulatory floodplain in Florence County.

    • The County zoning ordinance and building codes contain special provisions regulating construction and other development in the floodplain.
    • Before building, filling, or otherwise developing in a floodplain, applicants must contact the Zoning Department.
    • All development in the regulatory floodplain requires an Elevation Certificate before, during, and after construction.
    • Development in the floodplain or wetlands area without a permit is illegal.
    • A Building Department permit is required for repairs to flood-damaged buildings.
    • Repairs costing 50 percent or more of building value must comply fully with current floodplain regulations; existing noncompliant buildings may be improved only to less than 50 percent of value, and non-storm additions or alterations are also limited to less than 50 percent of value.

    substantial-damage repair threshold: >= 50 percent of building value (Buildings with repair cost amounting to 50 percent or more must be brought into full compliance.) · noncompliant existing floodplain improvement limit: < 50 percent of building value (The County page states existing buildings that do not meet current regulations may only be improved to less than 50 percent.)

    “All development in the regulatory floodplain requires an Elevation Certificate before, during, and after construction.”
    One more reviewed finding on this topic
    • Required — Development in Florence County regulatory floodplain or wetlands areas.
      “Before you build, fill or otherwise develop in a flood plain, contact the Zoning Department (843-676-8600) toll Free (866-258-9232) to discuss County regulations. All development in the regulatory floodplain requires an Elevation Certificate before, during, and after construction.”
  • Permit feesPublished (with conditions)

    Published Florence County planning and zoning fees and building permit fee information.

    • The County publishes a products-and-materials schedule including zoning maps, ordinances, rezoning, variance, subdivision review, engineering reimbursement, and certificate of zoning compliance fees.
    • The building inspections page states that building permit fees are based on total cost and that the plan review fee is one-half of the permit fee.
    • A separate permit fees schedule is linked from the County fee page.

    zoning map fee: 15 USD · rezoning application fee: 100 USD · variance request fee: 100 USD · certificate of zoning compliance fee: 25 USD · plan review fee: 0.5 of permit fee (The building permit fee is based on total cost.)

    “Products and Materials Schedule of Fees:”
  • Permit processPublished (with conditions)

    Florence County building-permit application and inspection process.

    • Applicants must obtain zoning compliance, submit water and sewer tap receipts, provide proof of required South Carolina licensure, submit a subcontractor list and building permit application, and submit three complete sets of plans with the plan review fee.
    • Initial plan review allowance is 14 days for commercial projects and 2 days for residential projects.
    • The building permit fee is paid before permit issuance; plan review fee is one-half of the permit fee.
    • Contractors must request required inspections, which the County states will be conducted within 48 hours of request.

    commercial initial plan review allowance: 14 days · residential initial plan review allowance: 2 days · requested inspection response time: <= 48 hours

    “What is required to do construction work in Florence County? Obtain zoning compliance. Obtain a business license if working in an municipality. Submit a receipt showing that water and sewer taps are paid. Provide proof of proper South Carolina license, if required. Submit sub-contractors list. Submit building permit application. Submit three complete sets of plans with plan review fee.”

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 and qualifying residential structures in South Carolina, including Florence 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:”
    • Available (with conditions) — Owner-builder residential property improvements and qualifying owner-occupied residential construction.
      “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.”
    • 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 for homes and manufactured homes on property not served by a public or community sewer system.

    • SCDES approval and permitting apply to septic systems statewide.
    • The County cannot issue a building permit for the covered property without the SCDES septic permit.
    “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.”
    2 more reviewed findings on this topic
    • State (with conditions) — Onsite wastewater permitting and inspection through SCDES.
      “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.”
    • 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

    Septic systems serving a home or manufactured home on Florence County property not served by public or community sewer.

    • SCDES approval and a permit to install are required before the county may issue a building permit.
    • The application fee is $150.
    • The traditional permitting method requires a site visit and, if approved, SCDES issues a Permit to Construct.
    • Permits to Construct are good for five years; renewal or approved modifications require a new application and fee.
    • Sites above the South Carolina Fall Line require backhoe pits for soil evaluation; sites below the Fall Line do not.

    application fee: 150 USD · Permit to Construct validity: 5 years (Renewal after five years or modifications require 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.”
    2 more reviewed findings on this topic
    • Required — A home or 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.”
    • 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

    Installation inspection of septic systems covered by the SCDES residential permitting process.

    • Before the septic installation is completed and covered, the installer must contact SCDES to schedule an inspection.
    • If an SCDES inspector does not arrive within 30 minutes of the scheduled time, a licensed installer may proceed with a self-inspection.
    • The installer must provide documentation on the SCDES-approved D-4432 Final Inspection form.

    inspector arrival threshold for installer self-inspection option: > 30 minutes (The licensed installer has the option to proceed with self-inspection if an SCDES inspector does not arrive within 30 minutes of the scheduled time.)

    “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.”
    2 more reviewed findings on this topic
    • Limited — New residential septic system installations.
      “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. If a SCDES inspector does not arrive within 30 minutes of the scheduled time, a licensed installer has the option to proceed with a self-inspection of the installation.”
    • 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 and irrigation wells in Florence 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.”
  • Agricultural exemptionConditional

    Exemption from the federal Produce Safety Rule administered through the South Carolina Department of Agriculture for qualifying growers.

    • The grower must meet an exemption category and submit an application to SCDA.
    • The application requires information about the operation and certification of compliance; SCDA then issues a certificate of exemption.
    • Recognized categories include produce rarely consumed raw; produce for personal or on-farm consumption; produce receiving qualifying commercial processing; and average produce sales below $25,000 over the previous three years, adjusted for inflation.
    • A qualified exemption requires annual food sales below $500,000 adjusted for inflation and more than 50% of annual food sales to qualified end-users located in South Carolina, the same Indian Reservation, or within 275 miles of the farm.

    previous three-year average produce sales threshold: < 25000 USD (Adjusted for inflation using 2018 as the baseline year.) · previous three-year annual food sales threshold for qualified exemption: < 500000 USD (Adjusted for inflation.) · sales to qualified end-users: > 50 percent (Qualified end-users must be in South Carolina, the same Indian Reservation, or within 275 miles of the farm.)

    “In South Carolina, if a grower meets the requirements for an exemption they must submit an application to secure that exemption.”
    3 more reviewed findings on this topic
    • Conditional — Qualifying farm structures in South Carolina, including Florence County.
      “The governing body of a county or municipality may not enforce that portion of a nationally recognized building code which regulates the construction or improvement of a farm structure. The standards published by the Federal Emergency Management Agency for the National Flood Insurance Program shall apply.”
    • Available (with conditions) — Construction or improvement of qualifying farm structures in South Carolina.
      “may not enforce that portion of a nationally recognized building code which regulates the construction or improvement of a farm structure.”
    • Available (with conditions) — Construction or improvement of qualifying farm structures in South Carolina, other than residences or structures attached to residences.
      “may not enforce that portion of a nationally recognized building code which regulates the construction or improvement of a farm structure.”
  • 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.

  • Certificate of occupancy — Certificate-of-occupancy requirements for residential, commercial, and manufactured-home projects.
  • Local zoning — Local zoning across incorporated and unincorporated areas of Florence County.
  • Minimum dwelling size — Minimum dwelling size requirements in unincorporated Florence County.
  • Camping on your land — Temporary camping on private land in unincorporated Florence County.
  • Manufactured homes — Manufactured-home occupancy on private land in unincorporated Florence County.
2 more unanswered
  • Accessory dwellings
  • 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.

Water rights & wells in Florence County

Whether a new home can legally get its own water here — the sub-state groundwater regime, from South Carolina’s water agency.

Actively managed

This basin is under active state management — new water use is scrutinized, though a domestic well is usually still allowed.

Household wellExempt — no permit or water right

S.C. Code 49-5-70(A)(4) exempts a person withdrawing groundwater at a single-family residence for noncommercial use; no withdrawal permit for a household well anywhere in SC, including inside a Capacity Use Area.

Limit: single-family/household use exempt; permit only >=3 MG/month (~100,000 gpd)

SC Groundwater Use and Reporting Act, S.C. Code 49-5-70(A)(4) ↗

Regulated-riparian state (large uses permitted). Groundwater rules change and basin boundaries follow the aquifer, not the county line — confirm current well and appropriation rules with the South Carolina state water agency before you buy or drill.Groundwater governance as of Jul 2026, cited to each administering agency.

Living off-grid in Florence County, South Carolina

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

Florence County scores 63/100 on the Bolthole Index, a solid county profile. Its strengths: manageable long-term carry cost and mixed durability signals.

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

Florence 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 Florence County?

Living in an RV on your own land in Florence County is allowed on a temporary basis only: Recreational vehicles used for temporary lodging or parked or stored on residential lots in Florence County zoning jurisdiction. In a residential district, a recreational vehicle or boat in excess of 17 feet may not be parked or stored in any required front or side yard setback area or within five feet of the back property line. A recreational vehicle may be parked anywhere on a residential lot for no more than 24 hours during loading or unloading. A tiny home is allowed. Confirm with the county before relying on it.

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

Land in Florence County runs about $3,382 per acre, based on the latest county data.

What is the water situation in Florence County?

Florence County gets about 48.2" of rain a year, with severe drought in roughly 2.1% of years. On water rights, Florence County lies in the Pee Dee Capacity Use Area — Designated 2004; permit required >=3 MG/month. A new single-family domestic well is exempt..

How remote is Florence County?

A representative private-land location has about 42,891 people within a 30-minute drive and 2,884,191 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 Florence compares in South Carolina

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