Building permits and zoning in Bluffton

Last checked Oct. 12, 2026. Facts on this page come from the Town of Bluffton’s Growth Management, Building Safety and Zoning pages and its meeting portal.

Building permits, zoning, historic district review and tree removal permits in Bluffton all run through the town’s Growth Management Department at Town Hall, 20 Bridge St. It has three offices: Planning and Community Development, Building Safety and a Customer Service Center that takes every planning and building application.

Who to call

• Applications, permit records, certificates of occupancy, addressing: Customer Service Center, 843-706-4500
• Plan review questions: Sidney Holland, chief plans examiner, 843-540-9478
• Zoning and planning: Dan Frazier, planning and community development manager, 843-706-7802
• Old Town historic district: Glen Umberger, historic preservationist, 843-706-4504
• Department head: Kevin Icard, director of growth management, 843-706-4529
• Online: schedule an inspection or track a permit

In town or in the county?

Many Bluffton addresses sit outside the town limits, in unincorporated Beaufort County, and those permits go to the county, not the town. Check first with Bluffton Explorer: type the address, click the parcel, and the panel shows the zoning district and whether the property is inside the Town of Bluffton. For county parcels, start at Beaufort County’s website.

Building permits

The applications page lists every form. The ones most homeowners need:

• Residential Building Permit Application (PDF) for a new house
• Additions, Remodels and Minor Projects Permit Application (PDF)
• Re-Roof Building Permit Application (PDF)
• HVAC Change-Out Building Permit Application (PDF)
• Generator Affidavit (PDF)
• Owner’s Consent, Residential, when a contractor applies for you

The town reviews plans digitally; its digital plan review requirements explain file formats. Bluffton is in a coastal wind zone, and the permit packets include wind zone, window and door rating and roof fastener forms. Check whether a lot is in a flood zone with the town’s flood zone lookup before you design.

New homes and additions in Beaufort County also pay county impact fees; the town posts the Beaufort County Impact Fee Form and the fee schedule by land use. Town permit fees are in the FY 2027 Master Fee Schedule (PDF). The Permit Application Finder asks a few questions and points you to the right application.

Zoning

The town’s Unified Development Ordinance sets 13 zoning districts, a mix of traditional districts and form-based transect zones. The comprehensive plan, Blueprint Bluffton, was adopted Nov. 8, 2022, and amended in July 2024 with a housing impact analysis, according to the planning page.

Tree removal. A tree removal permit (PDF) is needed for any tree 8 inches or more in diameter at breast height, and from 4 inches for American holly, dogwood, red buckeye, redbud and Southern magnolia, whatever the tree’s health. The town’s FAQ lists the exemptions, including trees under 14 inches on a single-family lot, dead or diseased trees the administrator confirms, and hazardous trees backed by an independent certified arborist’s risk assessment.

Signs. Signs need a sign permit (PDF), except in the historic districts, where they need a site feature permit.

Old Town historic district

The Old Town Bluffton Historic District has five zoning districts of its own. Exterior work there goes to the Historic Preservation Commission, and smaller jobs such as porch screens, uncovered decks, garden structures, lighting and landscaping can be approved by staff through a site feature permit, according to the commission’s page.

Meetings

All meet at Town Hall, 20 Bridge St. Agendas post ahead of each meeting on the meeting portal.

The seven-member Planning Commission approves land development applications and recommends rezonings and annexations to Town Council. The five-member Board of Zoning Appeals hears variances, special exceptions and appeals of staff zoning decisions.

What this means for you

• Confirm your parcel is inside town limits before you file anything.
• Re-roofs, HVAC swaps and generators all need a town permit.
• Ask before you cut: most trees 8 inches and up need a permit.
• Old Town exteriors need historic review; staff can sign off small jobs.

Related: who to call at Town Hall , Beaufort County property taxes and history and landmarks.

Frequently asked questions

Do I need a permit to remove a tree in Bluffton?

Usually. The Town of Bluffton requires a tree removal permit for any tree 8 inches or more in diameter at breast height, and for American holly, dogwood, red buckeye, redbud and Southern magnolia from 4 inches. Trees under 14 inches on a single-family lot are exempt.

How do I find my zoning in Bluffton?

Type your address into Bluffton Explorer, the town’s map, and click the parcel. It shows the zoning district and whether the property is in the Town of Bluffton or unincorporated Beaufort County.

How do I schedule a building inspection in Bluffton?

Through the town’s online self-service permit portal. Customer Service at Town Hall, 843-706-4500, handles permit applications, records and certificates of occupancy.

When does the Bluffton Planning Commission meet?

At 6 p.m. on the fourth Wednesday of each month at Town Hall, 20 Bridge St. The next meeting is Wednesday, Oct. 28.