Short answer: Usually no permit, but in an older house the lead rule may matter more. In the City of Charleston, painting, papering, tiling and carpeting are exempt from a building permit unless the property is in a BAR district or in flood zone AE or VE, where the City requires permits for all work on buildings. Separately, in a home built before 1978, EPA requires anyone paid to disturb painted surfaces to be lead-safe certified. A lead test is not required, but unless there is documentation that the paint is not lead-based, the rule applies. Homeowners painting their own home are generally not covered.
What the City of Charleston exempts
The City publishes its permit exemptions. If the property is not in a BAR district or in flood zones AE and VE, this work is exempt: "Painting, papering, tiling, carpeting, and plug-in portable appliances." Cabinets and countertops are exempt only when there is no plumbing, gas or electrical work. Two conditions come with it:
- Flood zones AE and VE. "Building permits are required for all work on buildings" in these zones, and the City's list includes walls and drywall. Check your flood zone before you assume a paint job is exempt.
- BAR districts and exterior paint. The City has its own Exterior Painting permit application and a BAR Color Change Form, and paint permits are on its list of "Express" permits that can sometimes be approved over the counter.
What the Town of Summerville says
The Town's Building Permit Guidelines do not list exempt work, so ask the Building Department before assuming a job needs nothing. What the guidelines do include is an EPA item: "The EPA regulates all activities disturbing more than 6 square feet of interior or 20 square feet of exterior painted surfaces in a pre-1978 residence (single or multi-family) or child-occupied facility (daycare facilities) for lead paint." They also require every contractor and subcontractor to hold a South Carolina licence for their scope and a Town of Summerville business licence. If painting is part of a larger room remodel, see do I need a permit for a bathroom remodel in Summerville.
The lead rule: who it covers and when
EPA's Renovation, Repair and Painting (RRP) Rule "requires workers to be certified and trained in the use of lead-safe work practices, and requires renovation, repair, and painting firms to be EPA-certified." EPA says about three-quarters of U.S. homes built before 1978 still contain some lead-based paint.
- Who is covered. In general, anyone paid to disturb paint in housing built before 1978, including "painters, plumbers, carpenters and electricians." Painting preparation is listed as a covered activity.
- Small jobs. Minor repair and maintenance that disturbs six square feet or less of paint per room inside, or 20 square feet or less outside, is not covered. EPA adds that "Window replacement and demolition of painted surfaces are always covered regardless of square footage."
- Testing. "Paint testing is not required by the RRP Rule, but unless you have documentation that the paint is not lead-based, then the requirements of the RRP Rule apply."
- Homeowners. In general the rule does not apply to homeowners working on their own pre-1978 home. It does apply if you rent out all or part of the home, run a childcare center in it, or buy, renovate and sell homes for profit.
South Carolina is not on EPA's list of states authorized to run their own RRP program, so EPA runs it here.
What you can do without hiring anyone
Find out what year your house was built. EPA says that if you cannot find out, "it's safest to assume the area you are renovating has lead-based paint," and for a definite answer it recommends a certified lead inspector or risk assessor. If you paint an older house yourself, EPA's DIY steps include clearing the room and covering floors with plastic sheeting; turning off forced-air heating and air conditioning and covering the vents; misting surfaces before sanding or scraping and using wet-dry sandpaper; using a low-temperature heat gun (under 1,100 degrees Fahrenheit) to strip paint; and cleaning up with a HEPA vacuum. If you hire a painter, EPA says to ask whether they are lead-safe certified, or look them up with EPA's search tool.
When it becomes serious
EPA warns that old or worn lead-based paint, "especially on surfaces subject to constant friction like doors or window sills," can produce chips and dust. Peeling paint on window sills and door jambs in an older Charleston or Summerville house is where to be careful. A paint job also changes category quickly: once trim is coming off, a window is being replaced or damaged drywall is being cut out, it is no longer just painting. EPA says window replacement and demolition of painted surfaces are always covered, and in flood zones AE and VE the City requires a permit for drywall work.
What is left after the trade fix
A painter can paint. Before that, somebody has to repair cracked plaster and drywall, replace rotted trim, and deal with any lead-paint surfaces that will be disturbed, and in a pre-1978 house that work falls under the same lead rule. When painting is the last step of a larger job, the general contractor sequences it and handles any permits. That is our work in Summerville and across Charleston on whole-home renovations. If you are also taking down a textured ceiling, read popcorn ceiling removal in Charleston first.
Sources
- City of Charleston — Benefits of Building Permits (exemptions, flood-zone permits): charleston-sc.gov/DocumentCenter/View/4036…
- City of Charleston — Applications & Guidelines (exterior painting permit, BAR color change form): charleston-sc.gov/2483/Applications-Guidel…
- Town of Summerville — Building Permit Guidelines (EPA lead item, licensing): summervillesc.gov/173/Building-Permit-Guid…
- U.S. EPA — Lead Renovation, Repair and Painting Program Rules: epa.gov/lead/lead-renovation-repair-and-pa…
- U.S. EPA — Lead Renovation, Repair and Painting Program (homeowners, authorized states): epa.gov/lead/lead-renovation-repair-and-pa…
- U.S. EPA — RRP Program: Contractors (covered activities, minor repair exception, paint testing): epa.gov/lead/renovation-repair-and-paintin…
- U.S. EPA — Lead-Safe Renovations for DIYers: epa.gov/lead/lead-safe-renovations-diyers…
General guidance for homeowners in Charleston and York County, South Carolina, written from what we see on jobs. Conditions vary house to house; anything structural, gas or electrical is licensed work in South Carolina and should be looked at in person.
Frequently Asked Questions
Do I need a permit to paint the inside of my house in Charleston?
Not usually. The City of Charleston exempts painting, papering, tiling and carpeting from a building permit unless the property is in a BAR district or in flood zones AE or VE, where permits are required for all work on buildings.
Does a painter need to be lead-certified for a pre-1978 house?
In general, yes. EPA's RRP Rule requires anyone paid to disturb paint in housing built before 1978 to be certified, including painters, unless the paint is documented as not lead-based or the job falls under the minor repair exception.
Is a lead test required before painting?
No. EPA says paint testing is not required by the RRP Rule, but unless there is documentation that the paint is not lead-based, the rule's requirements apply.
Does the lead rule apply if I paint my own house?
Generally not. EPA says the RRP Rule does not apply to homeowners working on their own pre-1978 home, unless they rent it out, run a childcare center in it, or renovate it to sell for profit.
What is the 6 square foot lead rule?
EPA's RRP Rule does not cover minor repair and maintenance that disturbs six square feet or less of paint per room inside, or 20 square feet or less outside. Window replacement and demolition are always covered.