Building permits and zoning in Rock Hill

Last checked Oct. 12, 2026. Facts on this page come from the City of Rock Hill’s Planning and Development pages.

The City of Rock Hill’s Planning and Development Department handles building permits, inspections, zoning and development review for property inside the city limits. Its office is in City Hall, 155 Johnston St., Suite 300, and is open by appointment only, 8:30 a.m. to 4 p.m. Monday through Friday. Most work is filed online.

Who to call

• Permits and contractor license checks: 803-329-5590, permits@cityofrockhill.com
• Zoning applications (rezonings, annexations, Zoning Board of Appeals, historic review, zoning verification letters): Amy Britz, 803-329-5586
• Residential plan review: Bill Ashley, 803-329-5587
• Addressing, subdivision plats: Diana Fragomeni, 803-326-3893
• Full list: the department’s staff directory

How to apply

Everything runs through the city’s online application portal: submit plans and applications, check status, pay fees and schedule inspections. The city’s Online Services page has a how-to guide and a mobile app. Contractors new to Rock Hill file a New Contractor Application first, and contractors also need a City of Rock Hill business license. Fees are listed on the city’s Development Fees page.

The Residential Building Permits page links the application for each kind of project: accessory structures, fences, driveways and patios, retaining walls, roofs, pools and hot tubs, irrigation, solar panels, demolition and moving a house. Homes in a historic district also need a Certificate of Appropriateness from the Board of Historic Review.

Work that needs a permit

The city lists examples of work that needs a permit and inspection, according to its information for property owners:

• New roof shingles, replacement windows and new siding
• Sheetrock to remodel or finish a room, and new or moved interior walls
• Replacing a water heater, a sewer or water line, or adding plumbing
• New wiring, outlets or lights
• Heating and air units and ductwork, and gas lines

Work that does not

The city’s list of work exempt from building permits includes, among others:

• One-story sheds and playhouses under 200 square feet (a zoning permit is still required)
• Fences up to 7 feet high
• Retaining walls up to 4 feet, unless they hold back a load
• Decks under 200 square feet and no more than 30 inches above the ground
• Painting, wallpaper, tile, carpet, cabinets and countertops
• Swings and playground equipment, and prefabricated pools under 24 inches deep

The city notes that exempt projects can still need zoning, stormwater or other review.

Doing the work yourself

Homeowners can act as their own builder for some work. File the Owner/Builder Disclosure Statement (PDF), have it notarized and recorded at the York County Clerk of Court, and submit a copy with the permit. State law then requires you to live in the home for two years. Electrical, heating and air, plumbing, gas and structural work must be done by a licensed contractor. Check a contractor’s state license with the South Carolina Department of Labor, Licensing and Regulation or by calling 803-329-5590.

Before you dig, call South Carolina 811 to have underground lines marked. For a major electric, water or sewer problem, the city asks you to call Rock Hill Utilities at 803-329-5500 before an electrician or plumber; it assesses the problem at no charge.

Zoning, rezonings and public hearings

The city’s Zoning Ordinance (PDF) sets what can be built where, and a zoning map (PDF) is in the city’s map gallery. A zoning verification letter confirms a property’s zoning in writing. The city’s interactive permit activity map shows where new construction permits have been issued.

Three appointed boards hold public hearings, listed on the city’s Public Hearings page:

All meet in Council Chambers at City Hall, 155 Johnston St. The Zoning Board of Appeals’ decisions can be appealed only through the courts. The Planning Commission’s staff liaison is Shana Marshburn, 803-326-2456; the Zoning Board of Appeals’ contact is Ryan Hammond, 803-329-5674.

Outside the city limits

For a property in unincorporated York County, even with a Rock Hill mailing address, the county’s Building & Codes and Planning & Development Services offices issue permits instead. Check which applies before you apply.

What this means for you

• Ask before you build: roofs, windows, siding and water heaters all need permits.
• Small sheds still need a zoning permit, even without a building permit.
• Want a say on a rezoning near you? Watch the Planning Commission agenda; the next meeting is Nov. 4.

Related guides: property taxes, who to call at City Hall and new businesses in Rock Hill.

Frequently asked questions

How do I get a building permit in Rock Hill?

Apply, upload plans, pay fees and schedule inspections through the city’s online application portal. Questions go to the permits line, 803-329-5590, or permits@cityofrockhill.com.

Do I need a permit for a shed in Rock Hill?

A one-story storage shed or playhouse under 200 square feet does not need a building permit, but the city says it still needs a zoning permit.

Do I need a permit for a fence in Rock Hill?

Fences up to 7 feet high are exempt from a building permit, according to the city’s list of exempt work. Zoning and other standards can still apply, so check with Planning and Development first.

When does the Rock Hill Planning Commission meet?

It normally meets the first Tuesday of each month at 6 p.m. in Council Chambers at City Hall. The November meeting is Wednesday, Nov. 4, 2026.

Can I do my own home repairs in Rock Hill?

Homeowners can act as their own builder for some work after filing a notarized, recorded Owner/Builder Disclosure Statement, and must live in the home for two years. Electrical, plumbing, gas, HVAC and structural work must be done by a licensed contractor.