Permitting Process

Navigate the permitting process confidently with our proven approach. Our detailed plans, quick response times, and established relationships with permitting agencies throughout Charleston, Mount Pleasant, and surrounding areas help ensure smooth approvals and timely project progress.

Watch the video below to learn how we make the permitting process more predictable and efficient for your project.

Streamlining Your Permit Approval

Strategic Timing

We recommend submitting for permits while builders prepare their bids, a unique approach that saves valuable time in your construction timeline. The typical permit review process takes 8-10 weeks in the Charleston area, and running this parallel with builder bidding maximizes efficiency. This strategy gives builders adequate time to prepare detailed estimates while permit review progresses, ultimately saving you months in your overall project timeline.

Builder Coordination

Rather than waiting for final builder selection, we recommend choosing one potential builder to submit permit applications while others prepare their bids. A modest fee (typically $500) compensates them for this service if they don’t win the project. This approach maintains project momentum while ensuring you get competitive bids. Since permits can transfer between builders, you maintain full flexibility in your final contractor selection. Most importantly, all bidding builders can plan their schedules knowing when construction might begin.

Agency Relations

Our reputation for thorough, well-documented plans has earned us respect with local permitting agencies. We understand the specific requirements for different municipalities in the Charleston area, from historic district guidelines to flood zone regulations. When questions arise, our prompt responses and detailed documentation help keep your application moving forward. This expertise often results in fewer revision requests and faster approvals.

Clear Documentation

Every permit set includes comprehensive architectural and structural plans that exceed local requirements. We provide detailed site plans, elevations, structural calculations, and all necessary documentation for your specific jurisdiction. Our thorough approach makes the submission process smoother for builders and review process clearer for agencies, reducing delays and preventing common pitfalls that can slow approval.

Ongoing Support

Our involvement extends far beyond initial plan delivery. Throughout the permitting process, we serve as your advocate and guide. We help explain complex submission requirements, address technical questions from builders, and manage communication with review agencies. From initial submission through final approval, we remain actively engaged in getting your permits approved.

Proactive Solutions

We guide you through every aspect of the process, from understanding various permit fees to managing agency feedback. When reviewers request changes or clarification, we typically respond within 24 hours to maintain momentum. Our team’s extensive experience with local building departments helps anticipate and prevent common issues before they arise, ensuring a smoother approval process.

Kind Words from Clients

I loved that Coastal Creek Design does the architectural and structural plans together in the same office. The full permit set which includes the architectural and structural plans – having them produced at the same time makes the process much faster and results in a high-quality set of permit plans. The team was very helpful and proactive during the design stage. They helped us work with the local subcontractors getting early permitting activities completed. We highly recommend Coastal Creek Design.

- B. O'connell

Coastal Creek Design streamlined this process for us. We are not by any means familiar or comfortable with anything related to architecture, design, engineering, or permitting. Brian and his staff made the start of this process incredibly comforting. Their expertise and knowledge of this area made us feel confident in moving forward with our renovations, pool, and detached new build. We would one hundred percent recommend this firm.

- Erica S.

I was very satisfied with Coastal Creek Design throughout the design and structural phase of my home. They were professional, responsive and always available, both during and after permit plans were completed. Certainly a five star experience.

- Kevin S.

The team at CCD did a great job for us on our screened porch addition. They very efficiently came up with a design strategy that fit in perfectly with the current porch. When the combined architectural/ structural drawing package was being completed, Brian reached out personally to the city inspector’s office to smooth the way on permitting for our builder.

- Mike P

Brian gave us a clear understanding of the design, bid and permit process. Still in the early stages of our project it’s evident Coastal Creek, Linda Balzac and Karol Reyes were the perfect choice for our historic Old Village project. My husband & I loved the fact they can do the architectural and structural plans together in the same office.

- Jill L.