The message for next year’s advocacy is clear: nothing would be finer than new laws in South Carolina, enabling homebuilders to use vinyl siding and other polymeric exteriors. As Alex Fernandez, PEPA’s Vice President, Government Affairs and Advocacy, will attest, the legislative reform process can take months, sometimes years.
But the effort is worth everything when a new state law is passed to prohibit local government bans on modern homebuilding materials like vinyl siding.
“Each state has its own challenges and way of doing things,” Alex explained. “But we always take the same approach: build relationships with key influencers and connect with leaders who support the homebuilding industry.”
In South Carolina, it started with a lobbyist named Walker Smith.
“We’re in our second year of working with PEPA and looking to cross the finish line,” Walker said. "In the first year, PEPA was new to the community, so building relationships and finding the right person with passion and desire to take this on was essential.”
The right person – thanks to Walker’s research – came in the form of a young freshman House member looking for his first big win. What made Representative Blake Sanders (R-Anderson) an ideal fit to drive the PEPA initiative and serve as the bill’s primary sponsor was his background as a former mayor, city manager and landscape architect.
“As a landscape architect who works with cities and counties from Louisiana to DC, we’re always talking about economic growth and affordability,” Rep. Sanders explained. “This bill reduces construction costs and contributes to local economic development.”
To galvanize more support, Alex had a great idea involving one of the PEPA members with operations in South Carolina.
“Alex recommended a plant tour at [PEPA member company] Cornerstone Building Brands in Gaffney last September,” Walker explained. “It was a brilliant opportunity to bring the issue home about accessible home ownership and employment concerns. South Carolina is a strong manufacturing state, and we need these jobs to support families.”
Joining Rep. Sanders on the Cornerstone site visit were House colleagues Brian Lawson (R-Cherokee), Brandon Guffey (R-York), Melissa Oremus (R-Aiken) and Don Chapman (R-Anderson). The success of the tour inspired greater interest in the form of follow-up meetings that Walker, Rep. Sanders and Alex conducted with Carla Schuessler (R-Horry), Wendall Jones (D-Greenville), Roger Kirby (D-Florence) and Mark Smith (R-Berkley).
“I have spoken to many legislators in the follow-up to the tour. It provided a strategic moment to engage with the proper committee members,” Walker said. “It will pay huge dividends. The new materials on display were beautiful. One rep came from a city that has banned vinyl siding and vinyl shutters. Watching these products come off the line made them appreciate the economic benefits.”
Walker invited the entire House LCI Committee of 18 members, and there was a nice turnout. The individuals who could not attend were grateful to be invited, which, according to Walker, opened up the discussion.
“This is the third most powerful committee in the state,” Walker said. “We have had great conversations, including one with a likely subcommittee chair, so we’re very encouraged.”
These advocacy efforts have shed light on how some counties are overstepping state law and on the additional costs associated with traditional materials.
“We forget the cost of maintenance and not just the cost of the materials drives the house price up,” Walker noted. “With vinyl siding, you don’t have to paint or re-treat it. Just wash it with your garden hose.”
“Affordable housing is extremely essential to our workforce and our economic resilience,” Rep Sanders added. “We have an opportunity to lower the cost of living or maintain market costs with market reality.”
Next Steps
Alex, Walker and the rest of the “team” have worked diligently on a bill this year. They want it to be perfect before presenting and have decided to wait until the 2026 legislative session, which runs until May. It is essential that this draft includes reasonable exceptions for historic preservation and that the focus be on enabling free-market and economic development opportunities.
“We have enough provisions so that this is not a blanket approach,” Rep Sanders explained. “We’re trying to preserve affordable housing. Historic districts and TIFD districts still have the ability to manage growth on their own terms.”
“Rep. Sanders, as the sponsor, was quite helpful in mitigating material size limitations,” Walker said. “Being a former mayor and city administrator has made him a valuable asset to our cause.”
The timeline for moving the bill forward is as follows:
- Checking to see if the LCI’s subcommittee is reconvening in December
- Endeavoring to get a subcommittee hearing in January or the first/second week of February
- Walker is arranging a meeting with a Senator soon to get movement in the State Senate
“We want to get the bill passed in both chambers by the second week in May before the legislature adjourns,” Walker said.
Political Climate Looks Optimistic
Walker feels optimistic about the bill’s chances of passing this year. The approach for this bill is to emphasize personal choices.
“Here in South Carolina, we don’t want people to tell us what to do with our lives,” Walker said. “We are very strong on private rights, especially when it comes to personal property. Builders are still capable of making all brick neighborhoods. We’re more focused on preventing the government from telling us what materials to use or how to build your house. It’s about limiting government.”
According to Walker, the homebuilders have also been supportive of the bill, which is helpful given their influence with the State Legislature. There has also been little or no opposition, which seems manageable.
“The Association of Counties and the Municipal Association may be concerned, but we’ve allowed for purposeful exceptions,” Walker noted. “I’ve had conversations with a county lobbyist who will oppose the bill, but I don’t know how hard they’re going to fight.”
There may be hurdles with installation, but Walker feels that education and training could address that. “I have not had any one person say, ‘I think this is a horrible idea.’”
Rep. Sanders agrees. “Based on my planning experience, I can provide a list as to why a certain type of home doesn’t belong in a neighborhood, and the exterior product is never a factor. Nobody mentions the exterior.”
To learn more about addressing local bans in your state, contact Alex Fernandez at afernandez@polymericexteriors.org.