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Melnickta
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# Posted: 12 Feb 2014 07:20am
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I have some property in the Lowcountry of South Carolina that I hope to put a 12x20 cabin with a 6x20 porch. Have a contractor which will stick build the shell with metal roof for about $6100. Would need to dig a shallow well and septic. May be able to get power run by the electric co-op.
Any pitfalls or money pits that I am about to run into. Want to make this a 4-5 year project as I have an 8 month old.
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OwenChristensen
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# Posted: 12 Feb 2014 08:06am
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That's great news. Yes, there will be a lot of things to watch over. I guess the first is; does you contactor build like this normally? Is you roof pitch high enough for the porch roof? Is it on skids, piers, basement, slab? What about that shallow well? That isn't allowed in most places. Same with a simple leach line septic. Asking could get you in trouble. Can you get away with out asking?
Anyway good luck.
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bldginsp
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# Posted: 12 Feb 2014 08:19am - Edited by: bldginsp
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Have you asked your contractor what the local planning/building/health department requires, and how strict they are with enforcement? If you are somewhere where they enforce the rules strictly, then you build without permits, then they find out, the pitfall is paying higher permit fees or perhaps being forced to vacate the building. If its an area with lax enforcement, where people don't care, perhaps it's less a risk or one you are willing to take.
Could be that the requirements are so easy to meet and permits so cheap that you will want to get one just for peace of mind. But as Owen said, asking the department puts you on their radar. First thing they will ask you is where is your land, then you might get a visit. So it's best to talk to local contractors and, if possible a local architect who can tell you about the rules, and the attitude of the local department toward the rules, before you invest time and money.
Beware of a contractor who says 'to heck with permits' out of hand. Remember that he gets paid whether you get hit by the department or not. You want the best info possible going into it, to protect your investment.
Good luck
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turkeyhunter
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# Posted: 12 Feb 2014 09:15am
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Quoting: bldginsp 'to heck with permits'
gets my VOTE
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toyota_mdt_tech
Member
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# Posted: 12 Feb 2014 10:29am
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When I pulled my permit, it took a total of 20 minutes, this included planning and building dept. They were great people. I suspect they were all to happy to have me on board and my extra, though small amount of annual taxes for the county. I would not of felt right if I dodged the permit process, constantly looking over my shoulders, wondering if I would have to vacate it, tear it down etc.
I had to have a mailing address, I was able to do that online even. Anyway, my permit process went so smooth, it wasn't even worth dodging.
I think too many counties can be like a police state or like to see one squirm, and wiggle and seem to go out of their way to hassle those puling permits. To the point, many avoid them all together. While the more rural counties, just a bunch of good ol folks like the cabins and in fact, my county said the inspectors love doing the inspections for remote cabins, they enjoy seeing them, getting out into the county instead of downtown, large commercial buildings. Its almost like a small paid vacation.
Lots of that info of what is required can be obtained from a webpage too. Just to give you an idea of what to expect.
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Martian
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# Posted: 12 Feb 2014 10:59am
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If by "low-country" you mean close to the coast, where hurricanes are a threat, it would be hard to build a shell for $6100 (labor and materials) that would have much chance of still being there after one came thru. Ask your contractor for details about materials and construction methods. Does he plan on using hurricane ties? What spacing is he going to use for the screws on the roof? Will there be decking under the metal? How thick? Is the wall to be single layer or sheathed and sided? Any cross-bracing? What type of foundation/tie-down is to be used?
There are a lot of questions I'd want answered.
Tom
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Melnickta
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# Posted: 13 Feb 2014 07:47pm
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Thanks for all of the thoughts (and questions). I'm going to get a permit for a storage shed ($25 with my proposed square footage). Since I'm 2 hours away from the coast, hurricanes aren't too much of a concern.
My contractor specializes in this type of construction and is giving me the plans for the county. They are not too strict on codes enforcement as this is a very large rural county and my cabin location is no where near viewable from any paved or unpaved road.
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bldginsp
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# Posted: 13 Feb 2014 08:21pm
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Where my cabin is the department does all they can to help us vacationing types. But, they insisted on a permitted septic, done through the Health Dept. so I dug a big hole. As my neighbor said, "My hole in the ground to s**t into cost $5000". Mine was a bit more cause I oversized it.
What do they require there in lowland SC?
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toyota_mdt_tech
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# Posted: 13 Feb 2014 08:55pm
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Quoting: Melnickta Thanks for all of the thoughts (and questions). I'm going to get a permit for a storage shed ($25 with my proposed square footage). Since I'm 2 hours away from the coast, hurricanes aren't too much of a concern.
Well, if you ever plan on converting it into a cabin, then built it to specs. ie 2X6 stud walls if your area requires R19-21ish wall insulation etc. You can start out as a storage shed, but being able to have the option to convert it to an actual cabin would be to your advantage.
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Melnickta
Member
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# Posted: 15 Feb 2014 06:21am
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The well and septic are the only items that really require a lot of oversight. As I see it, there is very little difference between having a storage shed with a bathroom and a building for residency. I don't need a mailing address. Just water, power and septic.
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toyota_mdt_tech
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# Posted: 15 Feb 2014 01:53pm
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Melnickta, the mailing address was a requirement for the permit. It was a snap. It may be the same for you. If its just storage and under 200 sq feet, no permanent foundation, you could build your shed with no address, no permit and all legal to boot. 
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