On a new house in the Midlands, the roof is inspected with the framing, before anything is covered, and the house then gets a final. No office we checked publishes a separate roofing inspection for new construction. What differs is the name of the stage and how you request it.
The table below is built from each office's own published inspection list, checked in October 2026. Our permit guides for each office go further into applications, fees and contacts.
Roof-related inspection stages by office
Where the roof appears in Midlands new-home inspections (checked October 2026)
| Office | Stage that covers the roof | Request method | Source |
|---|---|---|---|
| City of Columbia | Rough-in & Frame, made "after the roof, framing, fire blocking, and bracing are in place." Roofing may not be concealed until rough-in and framing are approved. | Access portal; requests by 3:00 pm for next day | Inspections page |
| Richland County (unincorporated) | Pre-rough-in Sheathing Inspection, then House Wrap and Framing Rough. No roofing line item. | (803) 576-2140, option 2; next business day | Residential inspection page |
| Town of Lexington | FRAMING: "Framing & wall bracing; Columns; Sheathing, Vapor barrier, Roofing, Flashing." | Voicemail line (803) 358-7267; next business day | Inspection sheet |
| Lexington County (unincorporated) | No published stage list. Plan review requires exterior wall and roof details or engineered truss documentation. | BluePrince portal | Submittal requirements |
| West Columbia | No published stage list. A certificate of occupancy is issued after final inspection. | EnerGov portal | Building permits page |
| Cayce | No published stage list. | Online inspection request form | Building Services FAQ |
| Irmo and Chapin | No roofing-specific list. All new homes require plan review. | CC&I iWorQ portals | CC&I Irmo page |
City of Columbia
The City's inspections page lists roofing with framing and insulation among the rough-in items. It says: "Do not conceal any of these items until the rough-in and framing inspection is approved." The final for the certificate of occupancy happens only after all subcontract work is approved.
Two rules affect roofing subs directly. Each subcontractor requests its own inspections, and all contractors must display stickers on work vehicles. If a first re-inspection fails, the City charges a $30 fee, and $50 for each later failure on the same request. More in our City of Columbia permit guide.
Richland County
The County's residential inspection page runs in phases: saw pole, foundation, pre-rough-in, rough-in, house conditioning and final. The Sheathing Inspection is the pre-rough-in step. "Framing rough will not be inspected until all other roughs have been completed."
The permit holder schedules each inspection in order and may skip any that don't apply. Visits are made the next business day. Weekends and holidays are off except for emergencies the Building Department approves. See the Richland County permit guide.
Town of Lexington
The Town's inspection sheet is the only list we found that names roofing and flashing outright, under FRAMING. Placards must be posted on site, and a set of approved plans must be accessible to inspectors.
Call the inspection line and leave the permit number, address and inspection type. You may ask for a morning or afternoon slot. Re-inspection fees start at $58.40 per the sheet. More in the Town of Lexington permit guide.
Lexington County, West Columbia, Cayce, Irmo and Chapin
None of these offices names the roof in a published stage list. Lexington County's submittal requirements ask for exterior wall and roof details, and accept engineered truss documentation instead of conventional roof framing details. Its building permits page handles permits and inspection requests through BluePrince.
West Columbia handles inspection requests in its EnerGov portal (building permits page). Cayce requires a current business license for all contractors and sub-contractors before job-site work (FAQ). For Irmo and Chapin, CC&I reviews all new-home plans (CC&I). Ask each office which inspection covers the roof when the permit is issued.
Guides: Lexington County, West Columbia and Cayce, and Irmo and Chapin.
Before you call for the framing inspection
- Truss design drawings and the approved plan set are on site.
- The permit placard is posted where the office requires it.
- Wall-to-roof flashing and penetrations are in place, so the inspector sees finished details rather than open ones.
- Your roofing sub knows which stage covers its work, and who books it.
- Any sheathing or framing defect the roofer reported has been fixed by the right trade.
Truss drawings and the code edition
South Carolina modifies R802.10.1 so truss design drawings ship with the trusses and are approved at the inspection. The modification carries into the 2024 code (2024 Modifications Index). Keep the drawings on site for the framing visit.
The 2024 code takes effect January 1, 2027, and the permit issue date decides which edition a house is inspected under (§6-9-130(A)). See the 2024 code roofing guide, and our builder roofing page for the rest of the roof stage.
