Key Developments & Ongoing Challenges in South Carolina Regulatory Efforts
Last November, we published a blog highlighting South Carolina as a top priority for the Polymeric Exterior Products Association’s (PEPA) advocacy efforts in passing state legislation that eliminates local bans on modern materials like vinyl siding. Led by the diligent work of South Carolina-based lobbyist Walker Smith, PEPA was successful in:
- Finding an enthusiastic state representative – Blake Sanders, R-Anderson – to sponsor the bill, and
- Organizing a tour of PEPA member company Cornerstone Building Brands’ operations in Gaffney, SC, that impressed a lot of stakeholders on the economic benefits of polymeric claddings.
After two years of work in the Palmetto State, most indications pointed to a bill being introduced to the legislature this spring for passage. This would make South Carolina the ninth U.S. state to pass legislation opening local markets for vinyl siding and other polymeric exterior claddings.
While the outlook remains positive, PEPA has faced a few hiccups so far in 2026.
Supporters Change Minds (including an architect’s ‘meltdown’)
According to Walker, many legislators who have been ardent supporters since last September have recently addressed concerns. “It’s frustrating that they are not sure or in opposition now when we had several months to discuss issues and answer questions,” Walker said.
One state representative who had long been a key advocate for legislative reform recently raised concerns about vinyl siding’s potential to melt during a fire.
“We emphasized that vinyl siding is an industry leader among exteriors when it comes to fire safety,” Walker explained. “But this one rep who is also an architect argued that, while vinyl siding does not burn like other exteriors do (or takes longer to burn), if it melts during a fire, the melting could catch nearby elements and still start a fire at other houses.”
PEPA is prepared to address this concern with experts from its own team, including the association’s Senior Vice President Matt Dobson, who has led the way in advocating for building codes and product certification to enhance building safety.
Walker mentioned another legislator who attended the plant tour in Gaffney and had no complaints, only to later say he had an issue with vinyl siding and believed there were “preferential” installers.
This confusion is an opportunity for PEPA to promote its Certified Installer Program, which offers positive career development for the local workforce and ensures quality installation and the overall performance of the product on South Carolina homes.
Odd Subcommittee Assignment
Walker aspired to introduce this bill through the Business & Commerce subcommittee of the Labor, Commerce & Industry Committee (LCI). “We had good discussions with the (Business & Commerce) subcommittee chair, and he was agreeable to moving the bill in his committee,” Walker explained. “But we ended up in the LCI’s Real Estate Subcommittee.”
Walker noted that some pivots were required to work with this subcommittee, and a focus on South Carolina’s housing crisis that addresses how vinyl siding can be a solution should help win members over.
Opposition from the “Usual Suspects”
As expected, the Association of Counties (a.k.a. “the counties”) and the Municipal Association spoke out against legislative reform for “home rule” reasons.
“South Carolina is similar to Georgia in that home rule is very important to the local municipalities,” said Alex Fernandez, Vice President, Government Affairs and Advocacy, PEPA. “They don’t like being told what to do by higher levels of government.”
The good news, according to Walker, is that the counties are willing to work on resolutions. “The counties and I met with the bill sponsor and the supporters from the subcommittee,” Walker said. “We’re working with the sponsor to approach it with more of an affordable housing platform.”
Walker mentioned that the sponsor could compel the municipalities to support the PEPA initiative as part of a larger piece of legislation “Larger bills have hearings in the same code section, so we might try to get on some of these to attach and get things moving,” Walker noted.
Pushback also came from the brick industry, but when one of its representatives was asked about pricing during a recent legislative hearing, he admitted that its products were 8% more expensive than vinyl siding.
The Weather Has Slowed Everything Down
Like many coastal states, South Carolina endured a harsh winter with ice, sleet, snow and freezing temperatures – the kind of weather that cancels or postpones legislative sessions. Walker said the weather delays have pushed everything closer to budget season, which could lengthen the legislative reform process.
Still a Good Spring Forecast (especially if affordable housing can win the day)
Despite the bumps in the road, Walker, Alex and other advocates for PEPA’s reform efforts remain cautiously optimistic that a bill could move to a vote in both state houses starting this spring.
“We have two to three subcommittee members on our side and two to three who we thought were on our side but aren’t,” Walker said. “There are eight total members, so we need just a few more to move the bill forward. There is a ‘pro-county’ rep who might come on board if the counties do. We think we can convince the architect-member of vinyl siding’s fire safety benefits and convert him. Another member is a realtor, and another is running for governor, so if we can sell them both on affordable housing, they’re in.”
Walker is also trying to get more realtors involved in the PEPA reform efforts, as well as larger home builders who use vinyl siding.
“She's doing a great job dealing with a lot of the same issues that we confronted in Georgia – especially the pushback from municipalities,” Alex said. “Her committee work has been very strong in shoring up the necessary support.”
If the PEPA team can make it happen in South Carolina, they could have language written up so that a bill is introduced in March.
“Rep. Sanders (the sponsor) has provided a rough, very broad framework on affordable housing, which includes a limit on mandates with exceptions like building codes, overlays and historic districts,” Walker said. “He’s going to the Municipal Association and I’m going to the counties to see what they would like to include to help spur affordable housing discussion. With South Carolina’s rapid growth, affordability is an issue and it’s an election year for the House; so hopefully we can gain traction with the House and anyone running for statewide office.”