It depends on which side of the city line you're on. Inside the City of Aiken, the City's FAQ says re-shingling a roof with no changes to the roof structure does not need a building permit. The roofer still needs a state license and a City business license. In North Augusta, roofing is on the City's list of work that needs a building permit. Everywhere else in the county, Aiken County Planning and Development issues building permits; call it to confirm whether your re-roof needs one.
This guide covers the three offices: who each serves, how to apply, fees and inspections. It also covers historic district rules inside the City of Aiken. Each fact links to the office's own page or document, checked in October 2026.
Which office covers my address?
Aiken County Planning and Development issues building permits for new construction and renovations countywide, excluding the city limits of Aiken and North Augusta. Those two cities run their own building departments. An "Aiken" mailing address doesn't tell you which side of the line a house is on. Check the parcel on the county map or call before anyone applies.
Roof permit offices in Aiken County (checked October 2026)
| Area | Who issues permits | Re-roof rule the office publishes | Contact |
|---|---|---|---|
| Aiken County outside the two cities | Aiken County Planning and Development, 1930 University Parkway, Suite 2800, Aiken | No re-roof rule is published. The county issues permits for all new construction and renovations; call to confirm. | 803-642-1520; inspections 803-642-1518. Source |
| City of Aiken | City of Aiken Building Inspection Division, 111 Chesterfield St. S | Re-shingling with no change to the roof structure doesn't need a building permit. A City business license is still required. | 803-642-7675. Source |
| City of North Augusta | North Augusta Building Standards, Municipal Building, 100 Georgia Avenue | Roofing is listed among the project types that need a Building Permit Application. | 803-441-4223 or 803-441-4227. Source |
Aiken County: homes outside the cities
How to apply
Aiken County takes residential building permits through its Development Services Online Portal, which also posts each permit's application and submission requirements. The county's FAQ says a residential building permit needs the completed application and two sets of drawings. A straight re-roof may not need drawings, so ask Planning and Development what it wants for your job.
The county's Forms and Documents page has the forms that commonly go with a residential permit:
- Building Permit Application.
- Owner Builder Disclosure, if you're pulling the permit yourself.
- Restrictive Covenants Affirmation.
- Floodplain Development Permit, if the parcel is in a mapped flood zone.
Payment can be made by cash, check or card, in person or by phone at 803-642-1518 option 1. Cards carry a 1.49% transaction fee. Payment details
County fees
The county's Fee Schedule dated July 1, 2025 bases renovation and repair permits on the actual value or contract price. That figure is rounded up to the next thousand dollars. The value has to include both material and labor. The lower tiers:
Aiken County building permit fees (July 1, 2025)
| Valuation | Permit fee |
|---|---|
| $1,000 to $50,000 | $20 for the first $1,000, plus $6 for each additional thousand or fraction |
| $50,001 to $100,000 | $345 for the first $50,000, plus $5 for each additional thousand or fraction |
The same schedule lists a plans review fee of 50% of the building permit fee; ask whether it applies to a re-roof. Building without a required permit carries a penalty of 200% of the permit fee, capped at $200. Re-inspections are $50 for the first, $100 for the second and $200 for each one after that. Fee schedule
Inspections, hours and business license
Inspections can be booked in the portal, by calling 803-642-1518 or by emailing codes@aikencountysc.gov. The Government Center at 1930 University Parkway is open Monday through Friday, 8:30 a.m. to 5:00 p.m. County contact page
The county doesn't require a business license in the unincorporated area. A contractor working inside any of the county's towns or cities should check that town's license rules. County FAQ
City of Aiken: permits inside city limits
When a roof needs a permit in the City
The City's Permits and Inspections FAQ answers this directly. Re-shingling a roof with no changes to its structure doesn't require a building permit. Once the job changes the structure, such as rafters, the roof's shape or framing for a new dormer, it moves into permit territory. Sometimes the decking or framing is damaged under the old roof. If so, call the Building Inspection Division before the work goes further.
Even with no permit, the City's rules for the roofer still apply. Roofing contractors must hold a valid state license and a current City of Aiken business license to do any re-roofing inside city limits. The City also asks owners to call Planning at 803-642-7608. Planning can tell you whether the house is in a historic or overlay district that needs its own approval. Source
Who pulls a permit when one is needed
The City is clear that obtaining a permit is the responsibility of the contractor, not the homeowner. A contractor must show proof of City and State licenses when applying. The City lists registration as a Residential Specialty Contractor for jobs over $500. The residential permit application won't be processed without the contractor's SC license number.
Homeowners may do their own work on their own home. Rental property is different: the City treats it as income property, so work there must be done by licensed contractors. The City also warns about contractors who ask you to get the permit. You take on all the responsibility, and the contractor may not be licensed or qualified.
Business license and vehicle decal
Anyone doing construction for profit inside the City needs a City business license before starting work. The Business License Division is at 803-642-7642. The City also requires a City of Aiken decal on the windshield of every vehicle a contractor uses on jobs in Aiken. A roofing crew without a decal is worth asking about.
City fees, applications and inspections
When a roof job does need a permit, the fee follows the City's Building Permit Fee Schedule (revised July 27, 2018). Work of $1,000 or less is $35. Up to $50,000, it's $35 for the first $1,000 plus $5.50 for each additional thousand. Plan check fees are half the permit fee on remodel and repair projects, and a re-inspection is $50.
Applications and plans go to buildingpermits@cityofaikensc.gov. The City's FAQ puts average processing for a residential building permit at about 5 to 7 business days. A permit is void if work doesn't start within 6 months of issue. Source
Inspection requests go to the request line at 803-642-7784 or birequest@cityofaikensc.gov by 4:00 p.m. Inspections normally run Monday through Friday between 10:00 a.m. and 4:00 p.m., and in most cases within two business days. Results can be checked in the Click2Gov portal with the permit number. Building Inspection Division
Aiken's historic districts and roofs
The City's Design Review Board reviews Certificates of Appropriateness for work in the Historic Overlay District and the Old Aiken Overlay District. Its decisions on certificates are final; the only appeal is to a court.
The Historic Overlay District application packet explains when a roof is caught. A certificate is needed before any exterior alteration on a property in an Aiken Historic Register district or a designated Historic Site. In a district, changing a material's color, texture or composition needs a certificate where the work is visible from a public street. That holds even when the difference couldn't be seen from the street. For a Historic Site, every exterior change needs approval. Roof work appears on the packet's project checklist.
For the process:
- Turn in the completed application and all submittals to the Planning Department, 111 Chesterfield Street S, at least 14 days before the Board meeting. Phone 803-642-7608.
- For exterior alterations, describe the proposed materials and textures and include photographs of the house and street. Scaled drawings are needed where the work changes the building, and samples may be required.
- The Board normally meets on the first Tuesday of each month in City Council Chambers. The applicant or an agent must attend.
So a like-for-like shingle replacement may not need a City building permit. A material or color change on a historic property can still need a certificate. Settle that with Planning before you choose materials.
North Augusta
North Augusta's Building Standards Department lists roofing among the project types that need a Building Permit Application. Single-family permits go to contractors licensed by the Residential Builders Commission or the Contractor's Licensing Board. A homeowner can get one for a home they own and currently occupy.
Every contractor needs a City business license, which Building Standards issues and verifies at 803-441-4227 or 803-441-4223, or permits@northaugustasc.gov. Contractor licensing The office is in the Municipal Building, 100 Georgia Avenue, open Monday through Friday, 8:30 a.m. to 5:00 p.m.
Inspection requests go to binspections@northaugustasc.gov or 803-442-5731. The permit placard must be posted where it's visible from the street. If work isn't ready, there's no access or corrections aren't made, a $25 re-inspection fee is due before the next inspection. Inspections page
Pulling a permit as the owner
Where a permit is required, state law lets an owner act as their own builder on a home for their own use, under S.C. Code Section 40-59-260. You must supervise the work and can't hire unlicensed contractors. Selling or renting within two years after completion is treated as evidence the work was for sale or rent. When the work is done, the owner files a notice with the register of deeds.
New roofs in all three jurisdictions are built to the 2021 International Residential Code with South Carolina modifications, effective January 1, 2023. Our Midlands roof permit guide covers how permits and inspections protect you in a sale or an insurance review.
Cola City Roofing works in Aiken and across the county. If you'd like an inspection or a second opinion, you can reach us here.