Outdoor kitchens across the Lowcountry, with the county, the water utility and the permit office for each address.
Water and the sink line in Johns Island
St. John's Water Company, Inc. was chartered in May 1975 as a private non-profit utility for Johns Island and purchases all of its water from Charleston Water System, which draws surface water from the Bushy Park Reservoir and the Edisto River; it serves both City of Charleston and Charleston County areas of Johns Island and also wholesales water to Kiawah and Seabrook islands (https://stjohnswaterco.myruralwater.com/about-us). The company provides water only, not wastewater service (https://stjohnswaterco.myruralwater.com/about-us). Verified: fetched https://stjohnswaterco.myruralwater.com/ — HTTP status 200.
Utility accounts: St. John's Water Company, Inc. · (843) 559-0186
Utility: St. John's Water Company, Inc. — (843) 559-0186
Soil, drainage and the base
Johns Island's inland areas carry the Johns and Charleston series, while the poorly drained Yonges and Stono soils lie near the Stono River, Rantowles Creek and Church Creek floodplains, where the seasonal water table can sit 12-36 inches below the surface from about December to April (https://soilseries.sc.egov.usda.gov/OSD_Docs/Y/YONGES.html; https://soilseries.sc.egov.usda.gov/OSD_Docs/S/STONO.html).
What the local stock means here
Johns Island sits in Charleston County, served by St. John's Water Company, Inc.. Charleston is a humid-subtropical Atlantic port where onshore sea breezes off the harbor and tidal rivers carry airborne chlorides inland, relative humidity runs high year-round (mornings commonly 83-86%), and summer dew points sit near 73 F, so outdoor surfaces are wet almost every night from May through September (https://www.northcharleston.org/visitors/attractions_points_of_interest/weather_and_climate.php; https://www.weather.gov/chs/). Salt deposition is severe within roughly a mile of tidal water and high out to about five miles, with ASTM G92 chloride-deposition rates reported as high as 10x inland baselines, and the National Hurricane Center's June 1 to November 30 Atlantic hurricane season brings wind-driven rain plus salt-laden storm surge across the whole metro (https://sccoastalpools.com/blog/salt-air-corrosion-pool-equipment-charleston-coast/; https://www.nhc.noaa.gov/climo/). On an outdoor kitchen, salt plus constant moisture attacks the fasteners first — standard 304 stainless and uncoated metal pit, tea-stain and seize within a few seasons — so marine-grade 316 stainless hardware, powder-coated aluminum or masonry cabinet shells instead of wood framing, and sealed non-ferrous countertops (granite, quartzite or sintered stone) are the spec that holds up here (https://charlestonoutdoorliving.com/kitchen-corrosion/). Heat cycling compounds it: metal expands and contracts, coatings micro-crack, and chlorides wick into the joints, where corroded connections become the usual point of failure (https://charlestonoutdoorliving.com/kitchen-corrosion/).
What to check in this town
- Because St. John's Water Company is a small private utility serving both the city and county portions of Johns Island, an outdoor-kitchen project there may fall under Charleston County (not City of Charleston) permitting jurisdiction (https://stjohnswaterco.myruralwater.com/about-us).
- Permits: The City of Charleston issues residential structural (building), plumbing, electrical and fuel-gas permits through its Department of Development and Construction Services — Building Inspections Division, i.e. the Permit Center at 2 George Street, Charleston, SC 29401, phone 843-577-5550, with applications accepted in person and via the city's online Customer Self Service portal (https://www.charleston-sc.gov/856/Permit-Center). Properties in unincorporated Charleston County permit instead with Charleston County Building Inspection Services, and Mount Pleasant, Summerville, North Charleston and Goose Creek each operate their own building department — confirm which jurisdiction governs the parcel before filing.
- Call 811 before anyone breaks ground for the island footings, the gas run or a water line — free locate, several days' notice.
- South Carolina's Contractors' Licensing Board interpreted on July 21, 2016 that anyone performing natural-gas piping must hold a South Carolina Mechanical Contractors license with a Plumbing (PB) classification, which covers running a natural-gas line to a residential grill; LP/propane gas work instead requires an SC LP Gas Installer license issued by the State Fire Marshal's Office (https://llr.sc.gov/clb/updates.aspx). Separately, the statewide-adopted South Carolina Fuel Gas Code requires a permit from the local code official before fuel-gas piping is installed, altered or replaced, so a grill gas line needs its own fuel-gas permit and inspection apart from the building permit (https://up.codes/viewer/south_carolina/ifgc-2021/chapter/1/scope-and-administration).
- Three approval layers can apply before an outdoor kitchen is built in the Charleston area. (1) Private HOA covenants and architectural-review-committee rules: most Charleston-area planned communities require design sign-off before a permanent outdoor structure is built, so read the covenants first. (2) Historic-district review: in the City of Charleston's Old and Historic District and other local districts, any exterior work visible from the public right-of-way needs a Certificate of Appropriateness from the Board of Architectural Review before a building permit will issue (https://charleston-sc.gov/BAR). (3) Flood-zone compliance: in the Special Flood Hazard Area the City of Charleston requires new residential construction to be designed 2 feet above Base Flood Elevation and documented with a FEMA Elevation Certificate, and marsh-adjacent lots may also trigger SC OCRM critical-area review (https://www.charleston-sc.gov/1944/Floodplain-Management).
Jobs we can route here
- Outdoor Kitchen Construction
- Pergolas and Patio Covers
- Outdoor Fireplaces
- Outdoor Bar Construction
- Outdoor Kitchen Lighting
- Outdoor Pizza Ovens
Costs in Johns Island
| Job | Published range |
|---|---|
| Typical outdoor kitchen project | 15,000 - 35,000 |
| Basic kitchen, built-in grill and modest counters | 8,000 - 15,000 |
| Custom build, pergola, refrigeration, sink, fireplace | 25,000 - 50,000 |
| Kitchen plus pergola package | 30,000 - 50,000 |
| Outdoor fireplace | 12,000 - 40,000 |
| Pergola add-on (lighting, fans or retractable cover) | 4,000 - 12,000 |
| Masonry block island with stucco finish, per linear foot | $250-450/lf |
| Stone veneer masonry with granite counter, per linear foot | $400-670/lf |
| Modular stainless cabinets with stone top, per linear foot | $350-700/lf |
| Framed island with poured concrete counter, per linear foot | $200-350/lf |
| Kitchen under a pergola or patio cover, per linear foot | $450-900/lf |
| Bar-height counter run only, per linear foot | $180-320/lf |
Outdoor Kitchens services in Johns Island
Charleston Outdoor Kitchen Construction
Outdoor Kitchen Construction in Johns Island, SC - local costs and what the job includes.
Charleston Outdoor Kitchen Pergola And Patio Cover
Pergolas and Patio Covers in Johns Island, SC - local costs and what the job includes.
Charleston Outdoor Kitchen Fireplace
Outdoor Fireplaces in Johns Island, SC - local costs and what the job includes.
Charleston Outdoor Kitchen Bar Construction
Outdoor Bar Construction in Johns Island, SC - local costs and what the job includes.
Charleston Outdoor Kitchen Lighting
Outdoor Kitchen Lighting in Johns Island, SC - local costs and what the job includes.
Charleston Outdoor Kitchen Pizza Oven
Outdoor Pizza Ovens in Johns Island, SC - local costs and what the job includes.