Building Codes Council
Frequently Asked Questions
How frequently does the Council meet?
Per SC Regulation Section 8-235, "The Council must meet at least one time per year or at the call of the chairman. In addition, the Council must meet not less than one time per building code cycle for the purpose of reviewing modifications requested for the adopted building codes."
Can the public attend Council meetings?
Yes, per SC Regulation Section 8-235, "All meetings shall be open to the public. Notice designating the date, time and place of the meeting shall be posted at the offices of the Council, not later than 24 hours before the meeting starting time."
What can I expect if a complaint is filed against me?
Click here for more information about the complaint process regulated by LLR's Office of Investigations and Enforcement.
What building codes are currently being enforced?
Information about the building code modification and adoption process, to include the codes currently being enforced, can be found on the Council's Building Code Adoption webpage.
Who do I contact if I have a code question, or there is a conflict with the local code enforcement authority?
If you have a question regarding a specific code section or interpretation being applied in your jurisdiction, you must contact the local building official or one of the inspectors for the jurisdiction in which the property is located. South Carolina is a home rule state (detailed in the section below), meaning that each jurisdiction is given the authority to interpret and enforce the adopted building codes and applicable laws for that jurisdiction alone. Council staff cannot quote code or provide interpretations to the public.
In the case of a conflict between the local authority having jurisdiction and the public, you may request a meeting before the local Construction Board of Appeals by contacting the local building code enforcement office. Also, if you believe that a registered individual has violated state law or the adopted building codes, you may file a complaint against the individual with LLR's Office of Investigations and Enforcement.
What does it mean when I'm told that South Carolina is a home rule state?
The Local Government Act of 1975, also known as the Home Rule Act of 1975, gave home rule to all South Carolina cities and counties. Per S.C. Code Ann. §4-9-25, this means that "all counties of the State, in addition to the powers conferred to their specific form of government, have authority to enact regulations, resolutions, ordinances, not inconsistent with the Constitution and general laws of this State, including the exercise of these powers in relation to health and order in counties or respecting any subject as appears to them necessary and proper for the security, general welfare, and convenience of counties or for preserving health, peace, order, and good government in them."
In addition, S.C. Code Ann. §6-9-50 and 6-9-60 give authority to the local jurisdictions to adopt provisions related to the "qualification, removal, dismissal, duties, responsibilities of, and administrative procedures for all building officials, deputy building officials, chief inspectors, other inspectors, and assistants." These functions include, but are not limited to, permitting, fees, required construction documents, and approval of alternate means and methods.
Do I need a Building Codes Enforcement Officer registration to inspect homes?
Individuals practicing the act of building code enforcement as defined in SC Regulation Section 8-105 must be registered with the Council as a code enforcement officer for the practice areas applicable to the position.
Individuals inspecting homes for other purposes, such as real estate transactions, and not acting as a code enforcement officer, are not required to be registered with the Council. Instead, contact the Residential Builders Commission or Contractor's Licensing Board to determine what licenses are required.
What is the difference between my ICC certification and my state registration?
The International Code Council (ICC) provides the necessary training, exams, and certifications for building code enforcement officers, and they also produce the codes which are modified by the Council in accordance in S.C. Code Ann. §6-9-40. LLR is the state agency which regulates professional and occupational state licensing.
You must obtain the proper certifications from ICC based on the classification(s) for which you applying, as noted on the Council's website here, then apply for a state registration which allows you to practice building code enforcement in those certification areas in South Carolina. The ICC and LLR are separate entities, and your ICC certification(s) and state registration must be maintained separately with each organization, to include renewal and continuing education requirements. For questions about ICC certifications visit ICCsafe.org.
What do I do if I can't complete the provisional registration within the allotted maximum times for certification?
If a provisional registrant fails to complete the exams required for certification within the time allotted by SC Regulation Section 8-120, and according to the position description provided with the application, the provisional registration is cancelled and cannot be renewed. At that time, the registrant may be issued a registration only for the certifications which have been submitted to the Council, and shall only practice in those areas for which the registrant is certified and registered.
Applicants may submit a request for extension to be considered by the Council with documentation to support the applicant's position. Any request for extension of a provisional registration must be filed within thirty (30) days prior to the registration's expiration date and heard by the Council in accordance with SC Regulation Section 8-120 C.
What is required to renew my registration?
Registration renewals take place from early April through June 30th of each odd-numbered year. Applications for renewal must be accompanied by the registration fee, and while proof of continuing education hours are not required to be submitted with the renewal application, registrants should keep record of all approved continuing education hours completed for each registration cycle. The Council may audit continuing education at its discretion.
For more information regarding license renewals, see the Renew My Registration page of the Council's website.
Can a provisional code enforcement officer registrant change employment before the provisional registration has been completed?
As long as the provisional registrant continues to meet all requirements necessary to maintain a provisional registration, he or she may change employment to a new jurisdiction, and the expiration date of the provisional registration will remain the same. If employment changes during a registration cycle, the registrant must notify the Council and update the employment information within fifteen (15) days of such a change.
Do I need to register as a Special Inspector if I am already registered in South Carolina as a Professional Engineer or Architect?
It depends; if you are registered as a Professional Engineer or Architect in South Carolina, you are qualified to perform special inspections without obtaining a Special Inspector registration through the Council in accordance with S.C. Code Ann. §6-8-40. However, local jurisdictions may impose additional requirements, to include obtaining a Special Inspector Registration in addition to the Professional Engineer or Architect registration. If this is the case, then you must comply with the requirements set forth by the local jurisdiction in which you will be performing work.
Do I need a registration with the Building Codes Council if the special inspections that I perform are not listed in the Special Inspector Manual?
A Special Inspection registration from the Council is not required for those inspections not listed in the Special Inspector Manual; however, the local building official appointed to administer the code enforcement department for the jurisdiction where the inspection is taking place may set qualification requirements as the authority having jurisdiction.
What license is required to sell modular units?
According to SC Regulation Section 8-621, "(1) Only South Carolina licensed manufacturer's representatives or South Carolina licensed homebuilders or South Carolina licensed general contractors in the building classification within the group limitations of the license are permitted to sell modular buildings or components to consumers on a retail basis, provided that;
(a) if the modular building is purchased by a residential builder operating as a firm, the firm must meet the requirements of Sections 40-59-400 and 40-59-410, including, when applicable, the requirement to hold a residential business certificate of authorization issued by the Residential Builders Commission, or
(b) if the modular building is purchased by a company operating as a licensed general contractor, the company must meet the definition of an entity in Section 40-11-20 (7) and have a designated primary qualifying party, as required under Section 40-11-230. The primary qualifying party shall serve as the principal individual responsible for directing or reviewing work performed by the licensee in a particular license classification or subclassification; and
(c) the general contractor or residential builder must sell the modular building directly to the consumer and perform, and take responsibility for, erection of the structure and all its related systems and site work or must contract to have this work performed by a properly licensed general contractor or residential builder. A sales contract is required and must identify the seller and buyer by name."
Manufacturer's Representative is defined in SC Regulation Section 8-602(17) as "any person employed by a modular building manufacturer who sells, or offers for sale, modular building or components." To apply for licensure as a manufacturer's representative, see the Initial Licensure portion of the Council's website under the Modular Building Program.
To apply for licensure as a Residential Home Builder license please contact the Residential Builders Commission; or, to apply for licensure as a General Contractor please contact the Contractor's Licensing Board.
Who can install a modular unit?
Per SC Regulation Section 8-626, "(1) Modular buildings shall be erected by South Carolina licensed general contractors or residential builders within the limitations of their license classifications in accordance with the manufacturer's recommended erection procedures and the building codes adopted in these regulations. Upon completion of erection, modular buildings shall be considered equal to structures constructed on site in a conventional manner."
It continues, "The general contractor or residential builder must assume the same responsibilities and liabilities for the work which they perform, as if the buildings were constructed onsite. All manufacturers, general contractors and residential builders to the extent of their work, shall be subject to the provisions of Section 15-3-630. (2) All warranty periods offered by the manufacturers of modular buildings, building systems, building components and appliances will begin at the time the consumer takes possession of the building."
To find a South Carolina licensed General Contractor or Residential Home Builder, use the Licensee Lookup tool.
Are modular plans designed for single- and two-family dwellings required to be sealed by the SC Modular Building Program?
No; modular plans designed for single- and two-family dwellings are filed with the Modular Building Program, but they are not approved and affixed with a state seal as all other occupancy types and uses are. Should a jurisdiction have concerns as to whether the plans for a modular single- or two-family dwelling have been filed and are compliant with the Modular Building Program, please contact staff at contact.bcc@llr.sc.gov with the manufacturer's name, model number, serial number, and approximate date of manufacture.
How do I submit modular plan review and/or label applications online?
To submit a plan review or certification label application online, visit the Plan Review & Label Applications portion of the Council's website under the Modular Building Program, and login to the portal using the modular building manufacturer's assigned user ID and password. If you do not know the assigned user ID and you have not reset the password, use the prompts above the login box to first retrieve the user ID and then reset the password. When asked to select the appropriate licensing board and provide the last five digits of the FEIN or SSN, select the Building Codes Council and enter the last five digits of the modular building manufacturer's FEIN.
Once a plan review application has been submitted through the portal, the manufacturer's approved inspection agency may submit the plans for review via email to Maggie Smith. Modular plans will not be placed on the schedule for review until the plans, plan review application, and fee have all been received. Plans are reviewed approximately two weeks from the date of submission; however, review times may vary due to the volume of plans received by staff.
Once the plans have been approved and/or filed by the Program, the manufacturer may visit the Plan Review & Label Applications portion of the Council's website under the Modular Building Program to login to the portal using the manufacturer's user ID and password. If the label application is for a single- or two-family dwelling, the installing contractor must complete the Modular Unit Sale and Installation Information form, also found under Plan Review & Label Applications, and email it to Program staff at contact.bcc@llr.sc.gov before the application will be approved. Once the label application is approved (usually within 48 hours) the manufacturer may login to print the label(s) on Avery 8164 label paper or an equivalent.
What is required to become a licensed modular building manufacturer?
For more information on the licensing requirements for the Modular Building Program, visit the Initial Licensure portion of the Council's website, under the Modular Building Program.
Can a manufacturer work with more than one approved inspection agency?
Yes; however, the manufacturer and contracted approved inspection agency are responsible for ensuring separation of individual projects so that more than one approved inspection agency is not taking responsibility for the same project.