Barndominiums are widely accepted across most counties.
The SC Building Codes Council (under LLR) adopts state codes. All counties and municipalities must enforce them. 2024 codes are in process.
Primary Code
SC Building Codes
Code Version
2021 IBC / 2021 IRC with SC amendments (effective Jan 2023)
Adoption Level
Statewide
Statewide Enforcement
Yes
Counties handle permitting. Rural counties have streamlined processes.
Residential
Required
Commercial
Required
Agricultural
Not Required
Size threshold: structures under 200 sq ft may be exempt.
SC law provides that counties and municipalities may not enforce building codes for farm structures. The owner must file an affidavit stating the structure is for farm purposes. FEMA flood standards still apply.
Small structures under 200 sq ft may be exempt.
Coastal counties have high wind requirements up to 160 mph. Charleston area has moderate seismic risk (SDC D). Upstate has minimal concerns.
Wind Load
100–160 mph
high zone
Snow Load
0–15 psf
Seismic
A–D
Category
Flood
FEMA Regulated
Energy Code
IECC with SC amendments
Version
2015 IECC
Energy code enforced statewide.
License Type
SC Licensing Board for General and Mechanical Contractors
Project Threshold
$5,000
SC requires general contractor licensing for projects over $5,000.
Front
25–35 ft
Side
5–15 ft
Rear
15–25 ft
Varies by county.
Sandy soils in lowcountry. Clay soils in upstate.
Standard permitting.
Farm structure exemption available with affidavit.
Growing popularity in upstate and midlands. Good acceptance in rural counties.
Standard permits.
Full SC building code compliance.
HOAs common in coastal communities and Charlotte-area suburbs. Upstate and midlands rural areas more unrestricted.
Coastal flood zones. FEMA flood standards apply even to exempt farm structures.
Key counties with specific permit information for South Carolina.
Coastal wind and seismic requirements. Full enforcement.
Typical fees: $400 – $3,500
Upstate. Active building department.
Typical fees: $300 – $2,500
State capital. Full enforcement.
Typical fees: $300 – $2,500
Upstate rural county. More flexible.
Typical fees: $200 – $1,500
Ag Exemption AvailableMidlands rural county. Good for barndominiums.
Typical fees: $200 – $1,500
Ag Exemption AvailableVerify the information above directly from these official sources. Regulations change — always confirm with your local building department before starting construction.
Disclaimer: This guide is for informational purposes only and does not constitute legal or professional advice. Building codes, permit requirements, and zoning regulations change frequently. Always verify current requirements with your local building department, planning office, or a licensed professional before starting construction. Homestead Steel Structures & Design is not a legal authority on building codes or zoning regulations. Last updated February 2026.
