Commercial Construction

Commercial Project Information

Commercial New Construction or Upfit of Shell Spaces

Codes Currently In Effect:

Lancaster County has adopted the 2018 International Codes with South Carolina Modifications( Building, Plumbing, Mechanical, Fuel Gas and Fire) , the 2009 International Energy Conservation Code, 2017 International A117.1 Accessible and Usable Buildings and Facilities Code and the 2014 National Electrical Code

Documents Required For Submittal :

Two (2) Sets of Scaled Plans and a CD in pdf format . One set of paper scaled plans will be stamped and returned to the contractor to be retained at the job site.

  • Appendix B Architectural Summary Sheet
  • Site plan
  • Foundation plan
  • Floor plan
  • Framing plan
  • Building and wall sections
  • HVAC , plumbing and electrical system drawings
  • Life Safety page
  • Accessibility requirements
  • Chapter 17 Special Inspection requirements

If your building is classified as an Assembly, Educational, Institutional, or Hazardous by the Building Code or the total building area is over five thousand (5,000) square feet, the plans must be prepared and sealed by a licensed architect, structural engineer for structural plans and engineer for Electrical, mechanical and plumbing plans. All design professionals must be licensed to practice in the state of South Carolina.

Fee Calculation:

A construction valuation is determined using the latest version of the ICC Building Valuation data chart which is found on the ICC website www.icccsafe.org . Occupancy class and type of construction will yield a per square foot cost. This cost is multiplied by the square footage in the product and a valuation is assigned. This may be higher or lower than the actual contract cost. The calculated valuation derived from the ICC Building valuation Data table will be used in all cases. Once a valuation is assigned, the valuation is multiplied by a factor on three-fourths of one percent or .0075. The result is the cost of the permit. Plan review fees are calculated at 10% of the permit fee cost and are payable along with the permit fee. Shell buildings will be calculated at at eighty (80) percent of the total building value. Upfit valuation is the remaining twenty (20) per cent of total building valuation. Again, upfit permit contract cost may be higher or lower than calculated building valuation.

Information for Commercial Renovation of Existing Spaces

Documents Required For Submittal :

Two (2) Sets of Scaled Plans and a CD in pdf format. One set of paper scaled plans will be stamped and returned to the contractor to be retained at the job site.

  • Appendix B Architectural Summary Sheet
  • Site plan
  • Foundation plan
  • Floor plan
  • Framing plan
  • Building and wall sections
  • HVAC , plumbing and electrical system drawings
  • Life Safety page
  • Accessibility requirements
  • Chapter 17 Special Inspection requirements

If your building is classified as an Assembly, Educational, Institutional, or Hazardous by the Building Code or the total building area is over five thousand (5,000) square feet, the plans must be prepared and sealed by a licensed architect, structural engineer for structural plans and engineer for Electrical, mechanical and plumbing plans. All design professionals must be licensed to practice in the state of South Carolina.

Fee Calculation:

Permit price will be determined from the contract cost for the renovation. Please include a copy of the contract with your plan review application. Permit fee will be cost x .0075. Plan review fee is ten (10) percent of permit cost.

Estimated Review Time:

Every effort will be made to complete your review within 4-6 weeks. 

Wind and Seismic Zone Information

Lancaster Wind and Seismic zone information is mandated by the State of SC.  Click Here to be taken to the SC Building Codes Council website. Click on the link for wind and seismic information.  After opening the link, click on Lancaster County.  Our county has multiple wind zones and seismic.  A map will be displayed which shows the dividing line for each zone.

How do I calculate the Building Valuation

County Council has mandated the use of the ICC Building Valuation Data table as produced by the International Code Council.  We adopt the February edition to be implemented in April each year.   It provides a per square foot price for each Occupancy class and each Construction type.  We have provided it in both pdf and excel formats for your convenience.  You simply look up your project , find the applicable cost per square foot and multiply it by your building square footage.  This gives you the building valuation.

To calculate your permit, take the valuation and multiply by .0075. This is your permit fee.  Plan review fee is 10% of the permit fee.  Zoning fees are separate.
Building valuation data for website(1).pdf Building valuation per square foot by Occupancy and Construction type

What codes do you use?

The state of South Carolina mandates the use of certain codes for every jurisdiction in the state. 
Lancaster County does not sell copies of the code nor are we able to provide copied sections for your use due to copyright laws.  You may visit the SC Building Codes Council webpage by clicking here.  You may view the codes by clicking this link.

Lancaster County has adopted the following:

  • 2018 International Building Code                    
  • 2018 International Residential Code
  • 2018 International Mechanical Code                           
  • 2018 International Fuel Gas Code
  • 2018 International Plumbing Code                              
  • 2018 International Fire Code
  • 2018 International Existing Buildings Code               
  • 2009 International Energy Conservation Code
  • 2018 International Swimming Pool and Spa Code     
  • 2017 ANSI 117.1 Standard for Accessible and Usable Building and Facilities
  • 2017 National Electrical Code                                      
  • 2018 International Property Maintenance Code

 Please note that all codes have amendments mandated by the state of South Carolina. 

2009 International Energy Conservation Code Requirements

In compliance with state of SC law, the 2009 edition of the International Energy Conservation Code took effect on January 1, 2013.  The handout provides information concerning new requirements for this code.
2009_Energy_Code_Requirements(4).pdf

Where do I find Comcheck software?

Click here to access the comcheck website.  Comchek and Reschek are products of the US Department of Energy and are free to download or use.  Please make sure you reference the correct edition of the International Energy Conservation Code as adopted by Lancaster County to correctly calculate your energy compliance.