In most cases, yes. Florence County and the City of Florence require a building permit for structures 200 square feet and up, including metal garages, workshops, and storage buildings, and smaller structures still need zoning approval. A local dealer who knows the area can walk you through the process before you order.

If you are planning to put up a metal building in Florence, SC, and you are not sure whether you need a permit, you are not alone. It is one of the most common questions buyers ask before they order, and it is a smart one. The short answer is that most metal buildings in Florence County and the City of Florence do require a building permit. The longer answer depends on what you are building, where it is going, and how it will be used. Getting this right before you pour a slab or place an order saves you from fines, delays, and the very real headache of having to tear down or relocate a structure that was built without the required metal building permit in Florence, SC.

The permit process sounds more complicated than it actually is, especially when you work with a dealer who has been through it many times. At Martin Buildings, permit assistance is part of the service we offer, and we cover the full process in detail on our customer care and permitting assistance page. Before you call anyone, though, read through what follows. It will help you walk into that conversation knowing exactly what to expect and what questions to ask.

Why Permits Exist and Why They Matter for Metal Buildings

A building permit is not just a fee the county collects. It is a formal confirmation that your structure meets the structural, zoning, and safety requirements for where it is going. In South Carolina, that means wind load ratings, setback distances, and in some cases, fire separation requirements. For a metal building, having the proper permit on file also protects your property value and your ability to sell or insure the structure later. Skipping this step to save time almost always costs more time and money in the end.

Florence County vs. City of Florence: Two Different Jurisdictions

Where your property sits determines which office you are dealing with, and the two are not the same. Knowing your jurisdiction before you pick up the phone saves a wasted call.

If Your Property Is Inside the City of Florence

The City of Florence Building and Permitting Department at 324 West Evans Street handles permits for properties within city limits. Applications can be submitted in person or by email, since the city’s online portal is temporarily unavailable. Check the department’s site for current submission options, as this can change. Review timelines vary by project type, with commercial projects allowing up to 14 days. You can reach the department at (843) 665-3151.

If Your Property Is in Florence County (Outside City Limits)

Florence County’s Building Inspection Division handles permits for unincorporated areas and can be reached at (843) 676-8600. You will need to submit three complete sets of plans along with a plan review fee. Zoning compliance must be confirmed before a permit is issued, and the Planning and Zoning Division can assist with that step.

Which One Applies to You

If you are unsure whether your property falls inside city limits or within the unincorporated county, a quick call to either office with your property address will clear that up in about two minutes. Your county tax records or parcel map will also show you the jurisdiction.

What Triggers a Permit Requirement in South Carolina

Not every structure automatically requires a permit, but the factors that determine whether yours does are pretty consistent.

Permanent vs. Portable Structures

A key factor is whether the building is considered permanent. In South Carolina, a structure attached to a permanent foundation, tied to utilities, or intended for long-term use is generally treated as a permanent structure requiring a permit. Many portable metal buildings and carports fall into a gray area, but the safest approach is always to verify with the local building department before installing anything.

Size and Use

Larger footprints and enclosed structures are more likely to require permits than small, open-sided carports. A commercial workshop or storage building used for a business almost always requires a permit. A small personal carport may not, depending on local ordinance thresholds. When in doubt, ask before you order.

Zoning Setbacks and HOA Restrictions

Even if a permit is not required, your property’s zoning classification may dictate where the building can sit relative to property lines, roads, and neighboring structures. If your property is in an HOA, their rules run alongside county and city codes and may be stricter. Your dealer can flag what to look for, but the final check is yours to complete.

What You Need to Apply for a Metal Building Permit in Florence

Getting organized before you apply makes the process faster and prevents back-and-forth with the building department.

Documents and Drawings

Florence County requires three complete sets of plans. For simpler residential structures, this may be a basic site plan showing where the building will sit on your property, its dimensions, and how it meets setback requirements. For commercial projects, more detailed architectural and engineering drawings are typically required.

Licensed Contractor Requirement

South Carolina requires that whoever pulls the permit for your project holds the appropriate state license. Florence County specifically cautions property owners not to pull permits at a contractor’s request if the contractor will not pull it themselves. A reputable dealer handles this correctly from the start.

What to Expect on Fees and Timeline

Permit fees in Florence County are based on the total cost of construction, and the plan review fee is typically half the permit fee. To estimate that construction cost before you apply, see how much a metal building costs per square foot in Florence, SC. Residential reviews take approximately two business days. Commercial reviews allow up to 14 days. Budget and schedule accordingly so the permit process does not delay your build.

The Permit Process, Step by Step

Here is the sequence most projects in Florence County follow from application to completion.

1. Complete the zoning and permitting application
2. Obtain zoning approval and the building permit
3. Post the building permit at the site before any work begins
4. Prep the foundation and schedule an inspection
5. Get a passed inspection report
6. Pour the concrete
7. Schedule a final building inspection
8. Get a passed inspection report
9. Request a Certificate of Completion

Each step builds on the one before it, so missing a piece of paperwork early on can hold up everything that follows. Knowing this sequence going in is what turns permitting from a guessing game into a checklist you can actually work through.

How a Local Dealer Can Simplify the Permit Process

Working with a dealer who knows the local market makes a real difference here. Martin Buildings has helped customers navigate the permit process in Florence County and the surrounding Pee Dee for years. We can help you understand what documents are needed, what size and configuration of building is appropriate for your parcel, and whether your intended use will require a commercial or residential permit classification. This kind of pre-purchase consultation is part of how we work, not an add-on.

To understand the full cost picture before you get into permitting, it also helps to review what is included in the base price of a metal building so you are budgeting for the whole project, not just the structure itself.

Frequently Asked Questions

Do I need a permit to build a metal building in Florence, SC?

In most cases, yes. Both Florence County and the City of Florence require building permits for permanent metal structures including garages, workshops, and storage buildings. Requirements vary by size, use, and jurisdiction. The safest first step is to call your local building department with the building’s dimensions and intended use before you order anything.

What size metal building requires a permit in South Carolina?

In Florence City and County, a building permit is required for structures 200 square feet and up. Structures under 200 square feet still need zoning approval before you build. South Carolina does not set one statewide threshold, so always confirm with your local building department first.

How long does it take to get a building permit in Florence County?

Review timelines vary by project type and current workload, so it’s best to confirm directly with Florence County or the City of Florence for an estimated timeframe. Having your site plan, contractor license information, and sub-contractor list ready when you apply prevents back-and-forth delays and keeps your project on schedule.

Who pulls the building permit, the dealer or the property owner?

The licensed contractor who installs the building should pull the permit, and Florence County cautions owners not to pull permits on a contractor’s behalf. Martin Buildings customers have two paths: TOL’s dedicated permitting contact can handle the process for you, or TOL’s South Carolina licensed contractor can authorize you to submit the paperwork yourself.

What happens if you build a metal building without a permit in SC?

Building without a required permit in South Carolina can result in stop-work orders, fines, and in some cases, a requirement to remove or substantially alter the structure at your own expense. It can also create title and insurance complications when you sell or refinance your property. The permit process exists to protect you, not just the county.

Does a metal carport require a permit in Florence, SC?

Small open-sided carports may or may not need a building permit depending on size and permanence, but any construction still requires a zoning review. A carport attached to a foundation or tied to utilities is more likely to need a full permit. Check with the building department before starting, even if you believe the structure is exempt.

The Permit Process Is Manageable When You Know the Steps

The permit question should not be the thing that stalls your project. Most metal building buyers in Florence and the Pee Dee navigate the process without major issues once they know what jurisdiction they are in, what documents to prepare, and who to call. The key is doing that groundwork before you order, not after.

At Martin Buildings, we help our customers think through the full process from day one. Whether you are working through the total project cost or figuring out what the building department needs from you, we walk through it with you. Start by reviewing our lineup of TOL metal buildings in Florence, SC and when you are ready to talk specifics, reach out to our team. We will help you get from question to answer to build as smoothly as possible.

This guide breaks down the typical workflow, which departments are involved, and what to prepare so your project doesn’t stall. If you’re still deciding what you need, review our metal building options first so your permit details match the intended use.

Quick Answer: Yes – Most Metal Buildings Need Permits (Here’s Why)

In most cases, you will need a permit to build a metal building because local governments are responsible for protecting public safety, enforcing building codes, and ensuring structures align with zoning regulations. Permits also trigger required inspections, helping confirm that construction meets structural and life-safety standards.

For buyers new to the process, assistance with building permits can make planning significantly smoother especially when coordinating zoning, site preparation, and inspections at the same time. Martin Buildings also offers a permit processing service to assist if preferred

City vs. County: Which Rules Apply to Your Property?

Before starting any building project, it’s important to understand which governing authority has jurisdiction over your property. Requirements can vary depending on location, and knowing the correct authority ensures your plans move forward without unnecessary setbacks.

Properties located within city limits are typically reviewed by city departments responsible for zoning, permitting, and inspections. Properties outside city limits generally fall under county oversight.

Because jurisdiction can impact permitting requirements and timelines, Martin Buildings works directly with customers to clarify the correct process for each project. Addressing this early helps keep construction on schedule and prevents avoidable delays.

Step-by-Step: Florence Permit Workflow 

While every project has nuances, most metal building projects follow a predictable sequence.

Step 1: Zoning compliance
Step 2: Building permit application
Step 3: Required inspections

Understanding this order helps you build a more accurate timeline and avoid scheduling construction before approvals are in place.

Zoning Compliance in Florence: What It Is and Why It Comes First

In the City of Florence, the Planning Department is considered the first stop for construction projects, and a zoning compliance permit must be obtained before a building permit can be issued.

This permit confirms that the proposed structure is allowed within the property’s zoning district and meets the requirements of the Unified Development Ordinance.

Because zoning determines how land can be used, it’s typically reviewed before structural plans move forward. Skipping this step can lead to redesigns or even prevent a project from proceeding altogether.

Building Permit Submission: Where to Apply + What to Prepare

Once zoning is confirmed, the next step is submitting your building permit application. The City of Florence’s Building & Permitting Department is responsible for issuing permits and inspecting new construction, with a primary mission centered on public safety and code enforcement.

The city also offers a citizen self-service online portal that allows applicants to apply for permits and inspections digitally.

Preparation typically includes project plans, contractor information, and supporting documentation. For first-time builders or new property owners, having a contractor who can guide you through these requirements often reduces friction and keeps timelines predictable. Martin Buildings frequently helps customers navigate this stage so nothing important gets overlooked before installation day.

Inspections: What Happens During Installation and After

Permits don’t just authorize construction; they initiate a series of inspections designed to verify code compliance at critical stages.

Florence County explains that inspections are performed upon request by the permit holder and that officials will notify the contractor of any code violations that must be corrected before the next phase begins.

Examples may include foundation inspections after trenches are excavated and forms are set, along with additional checkpoints throughout construction.

Planning ahead for these visits helps prevent scheduling gaps that could slow progress.

Common Permit Delays (and How to Avoid Them)

Most permitting setbacks aren’t caused by the department; they stem from incomplete information or unclear project details.

Common issues include missing site plans, undefined building use, incomplete contractor documentation, or failing to confirm zoning before submitting building plans. In some cases, buyers also underestimate the time needed for plan review or inspections.

A proactive approach clarifying your building purpose, confirming jurisdiction, and preparing documentation early can help your project move forward with fewer interruptions.

FAQ

Do I need zoning approval before a building permit in Florence, SC?

Yes. The City of Florence states that a zoning compliance permit must be obtained before a building permit or business license can be issued.

What documents are typically required for a Florence metal building permit?

Requirements vary, but Florence County lists items such as zoning compliance, proof of licensing when required, contractor details, building plans, and applicable fees as part of the permitting process.

How long does the permit process take in Florence, SC?

Timelines can vary based on project complexity, documentation readiness, and review volume. Contacting the appropriate department early is the best way to set realistic expectations.

Do inspections happen during or after installation?

Both. Required inspections occur at designated stages of construction, and any violations must typically be corrected before work can continue.

Understand the Process. Build Without Surprises.

Permits aren’t the most exciting part of a project, but they are what keep construction moving safely and legally. When you understand the Florence workflow zoning first, then building permits, followed by inspections, you can plan your timeline and budget with far fewer unexpected hurdles.

If your next step is figuring out a permit to build a metal building in Florence, SC, Martin Buildings can help you pressure-test the plan based on your site and intended use, then point you toward the right next steps before installation begins.

Book a consultation today. Martin Buildings are local building experts in the Pee Dee, ready to help you move forward cleanly and confidently.

*Please note these guidelines also apply to most other cities and counties in our region. Always check closely with your local authorities in the Planning and Building Department.