Bolthole Index

Horry County, South Carolina

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

57Index Score / 100
#33 of 46 in South Carolina

Unincorporated Horry County, South Carolina requires a building permit before most construction, alteration, repair, demolition or regulated trade work begins1. Horry County is zoned throughout, but parcel standards and the administering authority vary; municipal zoning may differ from the county ordinance23. The South Carolina Department of Environmental Services (SCDES) approves and permits septic systems where public or community sewer is unavailable4.

At a glance

Building permit
Required for most regulated work in unincorporated areas1
Zoning
Countywide; standards vary by zoning district25
Septic
SCDES permit required before the county building permit where sewer is unavailable6
Owner-builder exemption
Available under South Carolina law, with conditions7
RV living
General private-land occupancy rule not confirmed; ask Planning & Zoning89
Lot standards
Lot size, setbacks, height and coverage depend on zoning district10111213
Floodplain building
Additional information required in an identified floodplain14
Septic soil suitability
Only 1.8% of soils rate free of severe limits for a conventional drain field15

Who to call

Building permits

Horry County Code Enforcement

Building permits and inspections for construction in unincorporated Horry County; fax (843) 915-6090; phone in inspection requests at 843-915-5090

(843) 915-5090

1301 Second Avenue Ste. 1D09, Conway, SC 29526

Zoning

Horry County Planning & Zoning Department

Administers and enforces the zoning ordinance and land development regulations; reviews rezoning, variance and special exception requests; fax (843) 915-6340

(843) 915-5340

1301 Second Avenue Ste. 1D09, Conway, SC 29526

Floodplain permits

Horry County Code Enforcement, Building Inspection Branch

Manages National Flood Insurance Program (NFIP) compliance and flood-related building requirements in unincorporated Horry County

(843) 915-5090

1301 Second Avenue Ste. 1D09, Conway, SC 29526

Roads & driveways

Horry County Engineering Department

Issues encroachment permits (at no charge) for placing items, including a driveway, within county road right-of-way; road and drainage issues go to the hotline at (843) 381-8000; fax (843) 365-2170

(843) 915-5160

4401 Privetts Road, Conway, SC 29526

Septic permits

South Carolina Department of Environmental Services (SCDES)

Statewide septic (OWTS) and private well permitting, including for Horry County; the county cannot issue a building permit until SCDES approves the septic system

(803) 898-3432

info@des.sc.gov

2600 Bull St., Columbia, SC 29201

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

Off-grid gear

Going off-grid in Horry 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 Horry County, South Carolina?

Yes. Unincorporated Horry County requires a permit before constructing, enlarging, altering, repairing, moving or demolishing a building, changing its occupancy, or doing regulated electrical, gas, mechanical or plumbing work1. Under the residential-code exemption, certain one-story detached accessory structures of 200 square feet or less are exempt, although zoning compliance may still apply1. Horry County charges residential one- and two-family projects $0.20 per square foot for plan review and $0.50 per square foot for the permit, with a $50 permit minimum plus $25 in zoning fees; revisions cost $2516. Code Enforcement inspects new construction and building improvements in unincorporated Horry County under the locally implemented state building codes1718. A qualifying owner-builder must personally appear to sign the permit application, supervise the work, use licensed contractors where required and record the required notice7.

Who issues building permits in Horry County, and how do you reach them?

Horry County Code Enforcement issues building permits and inspects construction in unincorporated Horry County; call (843) 915-5090 or visit 1301 Second Avenue Ste. 1D09 in Conway1917. Inside Conway, Surfside Beach and Briarcliffe Acres, municipal authorities handle building permits202122. Septic approval remains with SCDES where public or community sewer is unavailable4. The county online portal supports invoice payments and inspection scheduling for listed building-permit types; other types use telephone inspection requests23. Planning & Zoning answers county zoning questions at (843) 915-53409. For a driveway or other work within county road right-of-way, Engineering reviews requests and issues approved encroachment permits at no charge; call (843) 915-516024.

Does Horry County have zoning?

Horry County has been zoned throughout since April 17, 2001, but the county ordinance governs unincorporated land and municipalities may administer their own zoning23. Myrtle Beach, North Myrtle Beach, Surfside Beach and Briarcliffe Acres administer municipal zoning25262728. Septic approval remains with SCDES where sewer is unavailable4. For unincorporated Horry County, identify zoning by tax map number; district standards control uses, density, height, floor-area ratio, setbacks, coverage and parking329. Minimum lot area also varies by district10. Ask Planning & Zoning for the applicable ordinance standards before choosing a house plan or siting improvements59. Subdivision approval is separate: a subdivision plat generally cannot be recorded and a building permit cannot issue until the required plan approval30.

How do septic and well permits work in Horry County?

SCDES approval and a septic installation permit are required for a home or manufactured home on Horry County property without public or community sewer, and Horry County cannot issue the building permit first6. The septic application costs $150, a Permit to Construct is valid for 5 years, and renewal or modification requires a new application and fee6. Before Horry County issues a residential building permit, the applicant must provide sewer-service verification from the appropriate sewer company or environmental agency31. If sewer is accessible, SCDES cannot issue an onsite wastewater permit32. The installer must schedule an SCDES inspection before covering a new system33. Only about 1.8% of Horry County soils rate free of severe limitations for a conventional drain field, so settle septic feasibility before choosing a building location15. Private residential and irrigation wells require a Notice of Intent to SCDES before construction34.

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

Horry County's RV rule for temporary vending locations is narrow: an RV used or stored for vending or overnight purposes must remain on the permitted lot, and the county identifies the Destination Park Zoning District for that use8. The vending rule does not decide whether someone may occupy or store an RV on ordinary private land, and we could not confirm a broader residential or temporary-camping rule; ask Planning & Zoning about the parcel's district before relying on an RV for housing89. We also could not confirm complete tiny-home occupancy rules. A tiny home used as a dwelling must still fit the district's allowed uses, lot size, setbacks, height and coverage standards, and regulated construction requires county permitting5101112131.

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

  1. Ask Planning & Zoning to identify the parcel's district by tax map number and confirm its allowed use, minimum lot area, setbacks, height and coverage limits335.
  2. Verify sewer availability; if public or community sewer is unavailable, obtain SCDES approval and a septic installation permit before seeking the county building permit316.
  3. Confirm flood status with Code Enforcement: buildings or additions in an identified 100-year floodplain require additional information, and flood-zone elevation rules vary by designation361437.
  4. Arrange road access with Horry County Engineering for a county right-of-way or SCDOT for a state highway2438.
  5. Submit plans and pay the applicable plan-review, permit and zoning fees to Code Enforcement1619.
  6. Complete required inspections as construction proceeds, including the septic inspection before the system is covered1733.

What to check before you buy land in Horry County

Start with sewer and soils: only 1.8% of Horry County soils rate free of severe limitations for a conventional drain field, and sewer availability determines whether SCDES may issue an onsite wastewater permit1532. Confirm the zoning district by tax map number and check its allowed use, lot-area, setback, height and coverage standards before relying on a listing description335. Ask Code Enforcement about the parcel's flood-zone designation because flood-zone construction and improvements can trigger permits and elevation requirements1437. Verify legal access and any county right-of-way permit with Engineering24. Horry County is largely gentle terrain, with 100% of land at 15% slope or less, but 69.6% is wooded, so inspect drainage and clearing needs on the actual parcel3940.

Watch-outs

  • A permit-exempt accessory structure may still require Horry County zoning compliance1.
  • Horry County residential permit charges include separate plan-review, building-permit and zoning fees16.
  • The Destination Park rule for RVs at temporary vending locations does not answer general residential RV occupancy; ask Planning & Zoning before planning to live in an RV on a private parcel89.

Sources

  1. How to know if you need a building Permit, quoted and re-checked
  2. Current Planning & Zoning, quoted and re-checked
  3. Current Planning & Zoning, quoted and re-checked
  4. Septic Tanks - Residential, Single Home Builder, quoted and re-checked
  5. Current Planning & Zoning, quoted and re-checked
  6. Septic Tanks - Residential, Single Home Builder, quoted and re-checked
  7. South Carolina Code § 40-59-260, quoted and re-checked
  8. horrycountysc.gov, quoted and re-checked
  9. Horry County Planning & Zoning Department (horrycountysc.gov)
  10. Current Planning & Zoning, quoted and re-checked
  11. Current Planning & Zoning, quoted and re-checked
  12. Current Planning & Zoning, quoted and re-checked
  13. Current Planning & Zoning, quoted and re-checked
  14. Build Responsibly, quoted and re-checked
  15. 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
  16. Cost of Building Permit, quoted and re-checked
  17. Code Enforcement, quoted and re-checked
  18. South Carolina Code Adoptions, quoted and re-checked
  19. Horry County Code Enforcement (horrycountysc.gov)
  20. Conway: Sec. 5-1-32 - Building code (Horry County), quoted and re-checked
  21. Town of Surfside Beach: Town building and zoning ordinance (Horry County), quoted and re-checked
  22. Town of Briarcliffe Acres: Code of Ordinances, § 32-136, Building permit required (Horry County), quoted and re-checked
  23. How to know if you need a building Permit, quoted and re-checked
  24. Horry County Engineering Department (horrycountysc.gov)
  25. Myrtle Beach: official source (Horry County), quoted and re-checked
  26. North Myrtle Beach: Chapter 23 - Zoning | Code of Ordinances | North Myrtle Beach, SC (Horry County), quoted and re-checked
  27. Town of Surfside Beach: Ordinances (Horry County), quoted and re-checked
  28. Town of Briarcliffe Acres: Code of Ordinances, § 32-25, Establishment of zoning districts; boundaries (Horry County), quoted and re-checked
  29. Current Planning & Zoning - Horry County SC.Gov, quoted and re-checked
  30. South Carolina Local Land Development Regulation Provisions (South Carolina statewide rule), quoted and re-checked
  31. What you need for a Building Permit, quoted and re-checked
  32. Professional Soil Classifiers - Sewer Accessibility Verification (South Carolina statewide rule), quoted and re-checked
  33. Septic Tanks - Residential, Single Home Builder, quoted and re-checked
  34. Private Drinking Water Wells, quoted and re-checked
  35. Current Planning & Zoning, quoted and re-checked
  36. What you need for a Building Permit, quoted and re-checked
  37. Horry County Code Enforcement, Building Inspection Branch (horrycountysc.gov)
  38. Engineering Directive ED-16: Driveway Entrances (South Carolina statewide rule), quoted and re-checked
  39. Share of land at 15% slope or less: Bolthole Index county data
  40. Wooded share of land: Bolthole Index county data

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, Horry County requires a building permit for a home.

RuleHorry CountyMarion CountyGeorgetown CountyDillon CountyFlorence CountyWilliamsburg CountyMarlboro County
Building permitRequiredRequiredRequiredRequiredRequiredRequiredRequired
County zoningYesYesYesYesYesNoYes
Septic permitsSCDESSCDESSC Dept. of Env. ServicesSCDESSCDESSCDESSC Dept. of Env. Services

County locator

Horry County in South Carolina

57
County map
Horry County highlighted among the South Carolina counties · colored by Index score

How Horry County scores

Seclusion36100% ev.
Self-Sufficiency63100% ev.
Admin Boringness45100% ev.
Durability53100% ev.
Property Autonomy46100% ev.
Carry Cost76100% 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 →

$320kTypical home
0.3%Property tax
$4,912Land / acre
51.3"Annual rain
2.5% of yrsSevere drought
6.6 / yr (+5.7)Mid-century 100°F days
13.1 daysMid-century dry spell
2.54" (+9.1%)Mid-century 1-day rain
1.22×Wildfire change factor
100%Forward climate coverage
$1,880Home insurance / yr
-1.1% / yrInsurance growth
10.07%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
198,882People within 30 min
1,927,967People within 2 hr
112,157Radius comparison (15 mi)
350.7People / sq mi
1.4%Federal land
100%Land at 15% slope or less
1.8%Soils rated "not limited" for septic (strict USDA rating)
13,135 acWorkable land screen
69.6%Wooded land
45.8 tonsBiomass / forest ac
63.8°FAvg temp

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Cities and towns in Horry 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 Atlantic Beach · Town of Aynor · Loris

Answers from the rulebook for Horry County

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

Horry County rules

  • Building permitRequired

    Construction, enlargement, alteration, repair, movement, demolition, occupancy changes, and regulated electrical, gas, mechanical, or plumbing work in unincorporated Horry County.

    • An owner or authorized agent must apply to the building official and obtain the required permit before covered work.
    • Exceptions include listed work exempt under the 2021 International Residential Building Code and 2021 International Building Code.
    • One-story detached accessory structures are exempt at 200 square feet or less under the residential-code exemption, and tool/storage sheds, playhouses, and similar structures are exempt at 120 square feet or less under the commercial-code exemption.
    • Zoning Compliance may still be required for exempt work.
    • Replacing shingles or finished flooring is excluded unless structural sheathing is replaced.
    “shall first make application to the building official and obtain the required permit.”
    One more reviewed finding on this topic
    • Required — Construction, enlargement, alteration, repair, moving, demolition, occupancy changes, and regulated electrical, gas, mechanical, or plumbing work in unincorporated Horry County.
      “Any owner or owner’s authorized agent who intends to construct, enlarge, alter, repair, move, demolish or change the occupancy of a building or structure, or to erect, install, enlarge, alter, repair, remove, convert or replace any electrical, gas, mechanical or plumbing system, the installation of which is regulated by this code, or to cause any such work to be performed, shall first make application to the building official and obtain the required permit.”
  • InspectionsRequired

    New construction and improvements to buildings in unincorporated Horry County.

    • The Code Enforcement Department issues permits and inspects new construction and improvements.
    • Inspection scheduling is available for listed permit types through the county online portal; other permit types use the phone request process.
    “inspect new construction and improvements to all buildings located within the unincorporated area of Horry County.”
    One more reviewed finding on this topic
    • Required — New construction and improvements to buildings in unincorporated Horry County.
      “The major function of code enforcement is to issue building permits and inspect new construction and improvements to all buildings located within the unincorporated area of Horry County.”
  • County-wide zoningPresent

    Countywide zoning in Horry County.

    • The official county page states that the entire county has been zoned as of April 17, 2001.
    “The entire county has been zoned as of April 17, 2001.”
    One more reviewed finding on this topic
    • Present — Zoning throughout Horry County.
      “The entire county has been zoned as of April 17, 2001.”
  • Local zoningPresent (with conditions)

    Land-use regulation under Horry County's Zoning Ordinance throughout Horry County.

    • The entire county has been zoned as of April 17, 2001.
    • Zoning differs by individual property and must be determined using the property's tax map number.
    • The zoning ordinance regulates activities, density, building height, floor area ratio, setbacks, lot coverage, and parking requirements.
    • The county states that a complete description of each zoning district is in the Horry County Zoning Ordinance.
    “Zoning regulates the activities that are acceptable for each particular property, the densities at which those activities can be performed, the height of buildings, the amount of space structures may occupy (Floor Area Ratio), the location of a building on the lot (Setbacks), the proportions of the types of space on a lot (pervious and impervious coverage) and parking requirements. The entire county has been zoned as of April 17, 2001.”
    3 more reviewed findings on this topic
    • Varies (with conditions) — Countywide aggregate conclusion for properties whose zoning classifications differ by parcel and may be administered by county or incorporated-municipality authorities.
      “Property throughout Horry County is zoned differently and the zoning can only be determined using your tax map number.”
    • Varies (with conditions) — Aggregate of zoning rules across Horry County; parcel zoning and applicable district standards vary by property.
      “Property throughout Horry County is zoned differently”
    • Present (with conditions) — Horry County zoning regulation and administration.
      “Zoning regulates the activities that are acceptable for each particular property, the densities at which those activities can be performed, the height of buildings, the amount of space structures may occupy (Floor Area Ratio), the location of a building on the lot (Setbacks), the proportions of the types of space on a lot (pervious and impervious coverage) and parking requirements. The entire county has been zoned as of April 17, 2001.”
  • Zoning districtsPublished

    Horry County zoning districts and district-specific land-use controls.

    • The county directs users to the Horry County Zoning Ordinance for a complete description of each zoning district.
    • The county page identifies 24 new commercial and agriculture zoning districts established for future rezoning requests in 2005 and describes PDD and TND districts.

    commercial and agriculture districts established: 24 districts (for future rezoning requests)

    “For a complete description of each zoning district, please consult the Horry County Zoning Ordinance, or call the Planning Department to speak with a planner.”
    One more reviewed finding on this topic
    • Published — Horry County zoning districts and district-specific standards.
      “complete description of each zoning district”
  • Minimum lot sizeSpecified

    Minimum lot-size standards under Horry County zoning classifications.

    • Minimum lot standards vary by zoning classification and property.
    • The county states that residential zoning classifications are based on minimum square footage of lots and that some minimum lot square footage may have been lowered while some remained the same.
    “This re-titling is based on the minimum square-footage of lots and does NOT affect property setbacks or allowable land uses. However the minimum square-footage of the lots may have lowered, while some have remained the same.”
  • SetbacksSpecified

    Building setbacks under Horry County zoning districts.

    • Setbacks are property- and district-specific.
    “Zoning regulates the activities that are acceptable for each particular property, the densities at which those activities can be performed, the height of buildings, the amount of space structures may occupy (Floor Area Ratio), the location of a building on the lot (Setbacks), the proportions of the types of space on a lot (pervious and impervious coverage) and parking requirements.”
  • Lot coverageSpecified

    Lot coverage under Horry County zoning districts.

    • Coverage requirements vary by zoning district and property.
    “Zoning regulates the activities that are acceptable for each particular property, the densities at which those activities can be performed, the height of buildings, the amount of space structures may occupy (Floor Area Ratio), the location of a building on the lot (Setbacks), the proportions of the types of space on a lot (pervious and impervious coverage) and parking requirements.”
  • Building heightSpecified

    Building height under Horry County zoning districts.

    • Height requirements vary by zoning district and property.
    “Zoning regulates the activities that are acceptable for each particular property, the densities at which those activities can be performed, the height of buildings, the amount of space structures may occupy (Floor Area Ratio), the location of a building on the lot (Setbacks), the proportions of the types of space on a lot (pervious and impervious coverage) and parking requirements.”
  • Living in an RVLimited

    Use or storage of a recreational vehicle for vending or overnight purposes at a Horry County vending location.

    • The RV must be limited to the lot where it is otherwise permitted.
    • The RV may not be used or stored at another location.
    • The applicable zoning district is the Destination Park Zoning District.
    • The source provision addresses vending locations and does not establish a general rule for all private-land RV occupancy.
    • The county states that the entire county has been zoned; incorporated municipalities may have separate zoning authority and rules.

    allowed zoning district: Destination Park Zoning District

    “Any vending location that occupies houses or stores a recreation vehicle for vending or overnight purposes shall be limited to the lot on which they are permitted otherwise; RV's shall not be used or stored on any other location other than in the zoning district that they are allowed (Destination Park Zoning District).”
    One more reviewed finding on this topic
    • Limited — Recreational vehicles used or stored for vending or overnight purposes at temporary vending locations in Horry County.
      “Any vending location that occupies houses or stores a recreation vehicle for vending or overnight purposes shall be limited to the lot on which they are permitted otherwise; RV's shall not be used or stored on any other location other than in the zoning district that they are allowed (Destination Park Zoning District).”
  • Mandatory utility hookupConditional

    Residential one- and two-family building permits in unincorporated Horry County.

    • Verification of sewer service from DHEC or the appropriate sewer company must be submitted before permit issuance.
    • The source does not establish that every property must connect to public sewer; septic permitting applies where public or community sewer is unavailable.
    “Verification of sewer service from DHEC or appropriate Sewer Company”
  • Building in a floodplainRequired

    Construction and improvements in unincorporated Horry County flood zones.

    • A permit is required when construction or improvement cost exceeds $500, including materials and labor.
    • In AE zones, the lowest floor must be at least 3 feet above base flood and verified by a finished-construction elevation certificate.
    • In VE zones, the bottom of the lowest supporting horizontal member must be at least 3 feet above base flood and verified by a finished-construction elevation certificate.
    • In A zones without an established base flood elevation, the lowest floor must be at least 24 inches above highest adjacent grade; verification is by the building inspector and an elevation certificate completed by the homeowner or licensed surveyor/engineer.
    • Mobile homes in flood zones need an elevated air-conditioner-condenser platform for inspection passage.
    • If reconstruction, additions, or improvements equal or exceed 50% of market value, NFIP new-construction requirements apply.

    permit cost threshold: > 500 USD (including materials and labor) · AE and VE elevation threshold: >= 3 ft (above base flood) · A-zone elevation threshold without established base flood elevation: >= 24 in (above highest adjacent grade) · substantial improvement threshold: >= 50 percent of market value (NFIP new-construction standards apply)

    “A permit is required in the unincorporated areas of the county when the construction or improvement to any building is at a cost in excess of five hundred dollars ($500.00) (including materials and labor)”
    One more reviewed finding on this topic
    • Required — Buildings or additions located within a 100-year floodplain identified by the National Flood Insurance Program in unincorporated Horry County.
      “Regardless of building type, if the building is located within a 100 year floodplain as identified by the National Flood Insurance Program, additional information will be required. Contact the Horry County Floodplain Manager for additional information.”
  • Permit feesPublished

    Horry County building permits for new commercial buildings, new residential one- and two-family buildings, mobile homes, and alterations.

    • Residential plan review is $0.20 per square foot.
    • Residential building permit cost is $0.50 per square foot, minimum $50, plus $25 zoning fees.
    • Residential plan revisions cost $25.
    • Mobile-home building permits cost $150 plus zoning fees when issuable.
    • Commercial and alteration fees differ as stated on the official page.

    residential plan review fee: 0.2 USD per square foot · residential building permit fee: 0.5 USD per square foot (minimum $50 plus $25 zoning fees) · residential plan revision fee: 25 USD · mobile home permit fee: 150 USD (plus zoning fees)

    “the building permit will cost fifty (.50) cents per square foot”
    One more reviewed finding on this topic
    • Published — Horry County building permits in unincorporated areas.
      “A plan review fee of twenty (.20) cents per square foot must be paid when plans are submitted for review. If the plans can be approved, the building permit will cost fifty (.50) cents per square foot when the permit is issued and will be a minimum of fifty dollars ($50) plus ($25) Zoning fees. Plan revisions will cost twenty-five dollars ($25).”
  • Permit processPublished

    Horry County building-permit application and inspection process.

    • Applicants must apply to the building official and obtain the required permit before covered work.
    • The county online portal supports inspection scheduling for listed permit types and online invoice payments.
    • Other permit types use the phone inspection-request process.
    “The Online Portal provides access for inspection scheduling for listed permit types, online invoice payments”

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.”
    2 more reviewed findings on this topic
    • Conditional — Qualifying owner-builder residential construction in Horry County under South Carolina law.
      “To qualify for exemption under this section, an owner must personally appear and sign the building permit application.”
    • 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:”
  • Building code adoptedAdopted

    Statewide adoption and enforcement framework for building, residential, gas, plumbing, mechanical, fire, energy, electrical, and related construction codes, including residential construction in county unincorporated areas.

    • The South Carolina Building Codes Council must adopt by reference and amend only the latest editions of the listed nationally recognized codes.
    • Code appendices may be adopted as needed, but the specific appendix or appendices must be referenced by name or letter designation at adoption.
    • Provisions concerning the qualification, removal, dismissal, duties, responsibilities, and administrative procedures of building officials and inspectors do not apply unless adopted by the municipal or county governing body.
    • Counties and municipalities must enforce only the national building and safety codes provided in Chapter 9.
    • The Council must promulgate regulations for building-code provisions affecting one-family or two-family dwellings, and those provisions are not enforceable until the required regulations become effective.
    • A regulation mandating automatic residential fire sprinklers in one-family or two-family dwellings could not become effective before July 1, 2015.
    • Section 501.3 of the 2012 International Residential Code must not be enforced.
    • A county may not enforce the portion of an adopted nationally recognized fire-prevention code regulating outdoor burning for forestry, wildlife, and agricultural purposes as regulated by the South Carolina Forestry Commission.

    residential fire sprinkler regulation earliest effective date: >= 2015-07-01 (One-family and two-family dwellings)

    “The council shall adopt by reference and amend only the latest editions of the following nationally recognized codes and the standards referenced in those codes for regulation of construction within this State: building, residential, gas, plumbing, mechanical, fire, and energy codes as promulgated, published, or made available by the International Code Council, Inc. and the National Electrical Code as published by the National Fire Protection Association.”
    3 more reviewed findings on this topic
    • Adopted — Mandatory South Carolina building codes enforced by municipalities and counties, including Horry County.
      “The Council established the implementation date for local jurisdictions as January 1,2023.”
    • Adopted (with conditions) — Mandatory South Carolina building codes and statewide modifications enforced by South Carolina counties and municipalities.
      “The South Carolina Building Codes Council adopted the 2021 South Carolina Building Codes at their meeting on October 6, 2021. The Council approved an effective date of January 1, 2023.”
    • Adopted (with conditions) — The 2024 editions of the mandatory South Carolina building, residential, fire, plumbing, mechanical, fuel gas, and electrical codes adopted for statewide use.
      “On August 26, 2025, the South Carolina Building Codes Council (the “Council”) adopted the latest editions of the mandatory codes and select appendices with modifications, as referenced in S.C. Code Ann. §6-9-50 (1976, as amended), to be enforced by all municipalities and counties in South Carolina. [...] The Council established the implementation date for local jurisdictions as January 1, 2027.”
  • Who permits septicState (with conditions)

    Onsite wastewater permitting and inspection for properties in Horry County not served by public or community sewer.

    • SCDES approval and permitting apply to septic systems.
    • Local inspection ordinances may add requirements.
    “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 — On-site wastewater permitting and inspection by the South Carolina Department of Environmental Services.
      “South Carolina law requires site approvals”
    • 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

    Homes and manufactured homes on property not served by a public or community sewer system.

    • SCDES approval and a permit to install are required before construction.
    • Without the septic permit, the county cannot issue a building permit.
    • The application fee is $150.
    • Permits to Construct are valid for five years; renewal or modification requires a new application and fee.

    application fee: 150 USD · permit validity: 5 years

    “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.”
    2 more reviewed findings on this topic
    • Required — A home or manufactured home on Horry County property not served by public or community sewer.
      “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-system installation in Horry County where SCDES permitting applies.

    • Before the septic 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.
    • Self-inspection documentation must be submitted on SCDES-approved form D-4432.

    inspector arrival grace period: 30 minutes (licensed installer may proceed with self-inspection if inspector does not arrive)

    “installer must contact SCDES to schedule”
    2 more reviewed findings on this topic
    • Required — New septic-system installations in Horry County subject to SCDES permitting.
      “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 wells and irrigation wells in Horry 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”
  • 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.”
    2 more reviewed findings on this topic
    • 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.”
  • Subdividing landRegulated (with conditions)

    Subdivision and land-development plans in South Carolina jurisdictions that have adopted land-development regulations under Title 6, Chapter 29.

    • The statutory definition covers divisions of a tract or parcel into two or more lots, building sites, or other divisions for sale, lease, or building development, including divisions involving new streets or changes to existing streets.
    • The combination or recombination of previously platted lots with no increase in total lots and resultant lots meeting governing-authority standards is included only for notice and record purposes.
    • Division into parcels of five acres or more where no new street is involved is included only for notice and record purposes; plats must be received as information by the planning agency and marked accordingly.
    • Combination or recombination of entire lots of record with no new street or change in existing streets is included only for notice and record purposes.
    • Local regulations must require that land-development plans, including subdivision plats, are not approved unless building sites can be used safely without danger from flood, inundation, or other threats to health, safety, or public welfare.
    • Local regulations may require streets, water, sewers, septic tanks, and other utilities or facilities as conditions precedent to plan approval.
    • After local land-development regulations are adopted, no subdivision plat or land-development plan may be filed or recorded, and no building permit may be issued, until the plan or plat bears the required approval stamp and signature.
    • The governing authority may adopt or amend land-development regulations only after a public hearing with at least thirty days' published notice.
    “the local planning commission may prepare and recommend to the governing body or bodies for adoption regulations governing the development of land within the jurisdiction.”
    2 more reviewed findings on this topic
    • Regulated (with conditions) — Subdivision and land-development approval within municipalities or counties that have adopted land-development regulations under South Carolina law.
      “no subdivision plat or other land development plan within the jurisdiction of the regulations may be filed or recorded”
    • Regulated (with conditions) — Subdivision plats and other land-development plans in South Carolina jurisdictions that have adopted local land-development regulations under the state statutory framework.
      “After the local governing authority has adopted land development regulations, no subdivision plat or other land development plan”
  • 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 in unincorporated Horry County.
  • Minimum dwelling size — Minimum dwelling floor area for residential dwellings under Horry County zoning regulations.
  • Camping on your land — Temporary camping on private land in Horry County.
  • Tiny homes — Tiny-home occupancy in Horry County.
  • Manufactured homes — Manufactured-home occupancy in Horry 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 Horry 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 Horry County, South Carolina

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

Horry County scores 57/100 on the Bolthole Index, a solid county profile. Its strengths: manageable long-term carry cost and strong self-sufficiency basics: 51.3″/yr rainfall plus 69.6% wooded land. Watch-outs: about 198,882 people within a 30-minute drive.

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

Horry 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 Horry County?

Living in an RV on your own land in Horry County is limited to specific cases: Use or storage of a recreational vehicle for vending or overnight purposes at a Horry County vending location. The RV must be limited to the lot where it is otherwise permitted. The RV may not be used or stored at another location. Confirm with the county before relying on it.

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

Land in Horry County runs about $4,912 per acre, based on the latest county data.

What is the water situation in Horry County?

Horry County gets about 51.3" of rain a year, with severe drought in roughly 2.5% of years. On water rights, Horry County lies in the Waccamaw Capacity Use Area — SC's first CUA (1979) over a stressed coastal aquifer; withdrawals >=3 MG/month require a permit. A new single-family domestic well is exempt..

How remote is Horry County?

A representative private-land location has about 198,882 people within a 30-minute drive and 1,927,967 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 Horry compares in South Carolina

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