Short answer: Two approvals, sometimes three. The Kiawah Island Community Association (KICA) requires an encroachment permit for interior remodels and for electrical, mechanical and plumbing upgrades; it is free and the contractor gets it. The Town of Kiawah Island requires a building permit for remodeling. The Architectural Review Board only comes in if the job changes the exterior or landscape. Every contractor also needs a gate pass, a Town business licence before signing a contract, and has to work inside the island's hours.
The three offices, and which one your kitchen needs
Kiawah has more layers than most of Charleston County, and they do different jobs:
- KICA encroachment permit. KICA says these "are required for home interior, exterior and landscape projects, such as new construction, additions, remodels and upgrades to electrical, mechanical and plumbing systems." There is no fee, and KICA says the contractor doing the work should get it. A contractor who has never pulled one on Kiawah starts at the Livability Office at Beachwalker Center; after that, requests go through the CitizenServe portal.
- Town of Kiawah Island building permit. KICA's own resource page says "Town of Kiawah Island permits are required for home remodeling or construction projects." The Town's Building Services department does plan review, permitting and inspections, and lists the 2021 International Residential Code and the 2020 National Electrical Code among its adopted codes.
- Architectural Review Board. KICA says ARB permits "are required for home exterior and landscape improvements." A kitchen that stays inside the walls does not go to the ARB; if the work changes anything outside, it does. See our Kiawah Island ARB guide.
What you can do before you hire anyone
If your villa has its own association or management company, ask them in writing whether they have rules on interior work, deliveries or elevators. KICA and the Town do not publish villa-level rules, so they will not cover these for you.
Ask every bidder three questions: have they pulled a KICA encroachment permit before, are they registered on the Town's CitizenServe portal, and do they hold a Town of Kiawah Island business licence? The Town requires contractors to "obtain a town business license before entering a contract", so a contractor without one should not be handing you a contract to sign.
Who is allowed to do the work
The Town's contractor licensing policy says every contractor registers on CitizenServe and uploads "a copy of their state license, a copy of their driver's license, and any associated surety bonds." Two rules in the Town's specialty contractor policy catch people out:
- "A specialty contractor license is only valid for $ 5000.00 unless the department has a bond on file provided by the contractor."
- "Licenses that have been grandfathered are prohibited from obtaining permits on the island."
A kitchen remodel with cabinets, counters, plumbing and electrical passes $5,000 quickly. Check that whoever pulls the permit is licensed and bonded for the whole job. Our South Carolina general contractor licence is CLG.127339.
When it gets complicated: gate passes and work hours
KICA says "All commercial businesses, contractors, service providers, vendors, and delivery companies must purchase a gate pass before entering Kiawah Island," as one-day or annual passes, and drivers need vehicle registration, insurance and a driver's licence. That applies to appliance and cabinet deliveries too: KICA says specialty items such as a large appliance need a commercial access pass for the delivery vehicle. An owner can call Security at 843-768-5566 in advance to have a one-day pass charged to their member account.
KICA allows commercial access and on-island work Monday to Friday 7am to 7pm and Saturday 8am to 5pm, with no access or work on Sunday. The Town's amended noise ordinance, in effect since January 6, 2026, bans construction activity between 7:00 p.m. and 7:00 a.m. on weekdays, between 5:00 p.m. and 8:00 a.m. on Saturday, and at any time on Sundays and Town-recognised holidays. KICA's remaining 2026 blackout dates are Veterans Day (Nov. 11), Thanksgiving weekend (Nov. 26 to 28), the Kiawah Island Marathon (Dec. 12) and Christmas (Dec. 24 to 26); plan tile setting and countertop templating around them.
What is left after the trade fix
The plumber and electrician each need their own licence for their scope, a Town business licence and a gate pass. Somebody still has to get the KICA encroachment permit and the Town building permit, keep every sub's CitizenServe registration and bond current, book deliveries for gate hours, work inside the island's window, schedule inspections within the inspectors' hours and close out both permits at the end. That is the general contractor's job, and it is what we do on kitchen remodels. If the villa work includes taking out a fireplace, read what kind of contractor you need for fireplace removal in a condo.
Local notes: Town office hours
The Town of Kiawah Island's Building Services page lists the general building department and permit issuance as Monday to Friday, 8 a.m. to 4 p.m., and inspectors as Monday to Thursday, 7 a.m. to 3 p.m. An older Town work-schedule policy lists inspectors as Monday to Friday, so confirm Friday availability before you count on it. For help with the Town's online services, the Town lists 843-768-9166 ext. 109. KICA's commercial Pass Office is open weekdays 7 am to 3:30 pm, on 843-768-8240.
Sources
- KICA — Livability Services (encroachment permits: scope, no fee, contractor obtains): kica.us/services/livability
- KICA — Home Improvement Resources (encroachment, ARB and Town permits): kica.us/news/home-improvement-resources/
- KICA — Business Services Gate Access (passes, access hours, 2026 blackout dates): kica.us/commercial/
- KICA — Holiday deliveries (delivery passes, member-authorised payment): kica.us/news/make-your-holiday-deliveries-…
- Town of Kiawah Island — Building Services (hours, adopted codes, CitizenServe): kiawahisland.gov/building_services/buildin…
- Town of Kiawah Island — Contractor Licensing Policy: kiawahisland.gov/Contractor%20Licensing.pd…
- Town of Kiawah Island — Specialty Contractors Policy ($5,000 limit without bond): kiawahisland.gov/Speciality%20Contractors.…
- Town of Kiawah Island — Amended Noise Ordinance notice (effective 1/6/26): kiawahisland.gov/Noise%20Ordinance%20email…
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
Does a Kiawah Island kitchen remodel need ARB approval?
Only if it changes the exterior or landscape. KICA says ARB permits are required for home exterior and landscape improvements. Interior remodels need a KICA encroachment permit and a Town of Kiawah Island building permit.
How much is a KICA encroachment permit?
KICA says there is no fee for an encroachment permit, and that the contractor doing the work should obtain it.
What hours can contractors work on Kiawah Island?
KICA allows commercial access and work Monday to Friday 7am to 7pm and Saturday 8am to 5pm, with no access or work on Sundays. The Town noise ordinance also bans construction on Town-recognised holidays.
Do contractors need a gate pass on Kiawah?
Yes. KICA says all commercial businesses, contractors, service providers, vendors and delivery companies must buy a one-day or annual gate pass before entering the island.
Does a contractor need a Town of Kiawah Island business licence?
Yes. The Town requires contractors to register on CitizenServe, upload their state licence, driver's licence and surety bonds, and obtain a town business licence before entering a contract.