Plans Review Division
The Plans Review section oversees plans (blueprints) to ensure standards are met and codes are followed according to the current building codes standards. Richland County has adopted the 2012 International Building, Residential, Mechanical, Plumbing, Fuel Gas and Fire Code, the 2009 ANSI A 117.1 (accessibility) and the 2011 National Electric Code. The 2009 International Energy Code will remain in effect.
Commercial Plans Review
You will need – Two sets of complete construction drawings, signed and sealed by South Carolina registered architects and/or engineers. Site plans must identify the location of the proposed structure, any existing structures, offsets to property lines or other structures, parking facilities and easement locations. Please check with the Land Development Division (contact information below) for all site/landscaping submittal requirements. Please note, if your new construction is less than 5000 square feet (total area) and is NOT an Assembly, Institutional, Educational or Hazardous occupancy classification, the plans do not require an architect or engineer's seal. However, all plans must contain full code summaries and all other specific information required by the building codes.
If your building is a “pre-engineered” structure, you will need a Letter of Certification from the building manufacturer's S.C. registered engineer. If your building requires an alarm or sprinkler system, you will need the Fire Marshal's approval letter (contact information below) . All new construction requires a “Soil Letter” provided with the project, an energy statement for the building envelope, mechanical and electrical portions of the project along with Water, Sewer and Department of Transportation encroachment approval letters.
Addition To An Existing Structure:
All the requirements of “New Construction” (see above) apply to additions except a Dept. of Transportation approval letter will not be required unless new driveways are being added.
The requirements are the same as “New Construction” (see above), except soils, water, sewer and D.O.T. letters may not be required. Minor renovations may have less plan requirements or may not require plans. Contact the Building Codes and Inspections Department for a determination for your specific project prior to submitting your permit application. Check with DHEC, Asbestos Division before starting any commercial renovations to determine if a permit is required from their office.
Complete Guidelines for Commercial Plans Review
Commercial Plans Review Application
Residential Plans Review
The following Items are required for residential plan review:
- Plat of property including proposed location of current building(s) and proposed construction
- Detailed footing and foundation information
- Detailed cross section or full framing details including floor joist, rafters, roof pitch, ceiling joist, floor Joist with all spans, spacing between framing members and method of wall bracing per IRC 602,10
- Floor Plan
- Elevations - Views from all sides
- All electrical information including receptacle locations, GFCI locations, smoke detector locations, and panel box location
- Insulation Information
- Door and Window sizes
Residential Plans Review Application
Additional Online Resources
Commercial Energy Compliance Using COMcheck™
Commercial Energy Compliance Using REScheck™