Almost every client who buys a Lowcountry home asks me the same question within a month of closing: who should I call to fix this? A good contractor protects your investment. The wrong one can cost you a season and leave you with work that doesn't pass inspection.
Here is what I tell clients before they sign anything, whether the house is on Lady's Island, in downtown Beaufort or in Port Royal.
1. Check the state license first
In South Carolina, residential work costing more than $5,000 requires a licensed residential builder, licensed through the SC Residential Builders Commission. Trades such as roofing, painting and carpentry are covered by a separate residential specialty card from the same commission.
You can look up any contractor's license on the SC Department of Labor, Licensing and Regulation (LLR) website before you meet. If someone can't give you a license number, keep looking.
2. Know who issues your permit
This is the part out-of-state buyers miss. Beaufort County has several permitting offices, and the right one depends on your address:
- Most of Lady's Island, St. Helena and other unincorporated areas: Beaufort County building codes
- Inside the City of Beaufort: the City of Beaufort
- Inside the Town of Port Royal: the Town of Port Royal
A good local contractor knows which office handles your address and pulls the permit for you. Be wary of anyone who suggests skipping it.
3. Historic homes need an extra step
If the house is inside Beaufort's National Historic Landmark District, exterior changes go through the Historic District Review Board before work starts. That includes windows, roofing materials, fencing, shutters and additions. Ask any contractor how many projects they've taken through that review. We explain the process in In Beaufort's Historic District, the Boundary Line Is the Real Price Tag.
4. Ask about coastal experience
Salt air, humidity, flood zones and termites change how a Lowcountry house should be built and repaired. Ask:
- Have you worked on homes in a flood zone, and do you know the elevation rules?
- What materials do you recommend for salt air exposure?
- How do you handle moisture and termite protection?
5. Get it in writing
Before any work starts, get a written contract with the scope, price, payment schedule, start and finish dates, and who pulls the permits. Avoid large deposits up front, and never pay in full before the final inspection.
6. Ask your agent for names
After years of closings, we know which contractors return calls and finish on time, and which don't. We're always happy to give recommendations, whether you're a past client, under contract, or just starting to plan a project.
Planning to buy a home you'll renovate?
Tell us early. A home that needs work can be a great value, but only if the repairs, permits and review steps fit your budget and timeline. Contact Chambers Helms Group and we'll help you weigh it before you make an offer.
FAQs
Do I need a licensed contractor for a small repair?
State licensing applies to residential work over $5,000, and specialty trades have their own card. Check LLR for the specific trade.
Who issues building permits on Lady's Island?
Most of Lady's Island is unincorporated, so permits usually go through Beaufort County. A few parcels are inside the City of Beaufort, so confirm with your contractor or the county.
Does a historic home in Beaufort need extra approval?
Inside the National Historic Landmark District, most exterior changes need a Certificate of Appropriateness from the Historic District Review Board.
