SOS-CHS:
Ensuring the survival of Charleston's At-Risk historic properties
Why should we care?
At-risk structures characterize many streetscapes in downtown Charleston, S.C., from the Charlestowne Neighborhood to the West Side. Most of these buildings don’t have an important name; some may be smaller than a garage, but each has a story to tell that will be lost forever if these structures are allowed to fall. In a city such as Charleston, where preservation shapes our daily life and economic viability, we have a responsibility to ensure survival of our irreplaceable built heritage.
What is Demolition by Neglect?
Demolition by neglect can be willful or unwilful and is driven by a variety of complex factors. Sometimes, homeowners become overwhelmed by maintenance costs or are entangled in complicated ownership issues, which can slow or prevent timely action. Absentee ownership can be another reason where lack of oversight leads to continued decline—all homes need routine, preventative maintenance, and without proper attention, deterioration is inevitable. The most egregious reason is purposeful neglect to facilitate redevelopment. In some instances, property owners choose to allow a building to deteriorate to the point of no return in hopes of redeveloping the property for larger financial gain.
Demolition by neglect can be willful or unwilful, and there are three primary driving factors:​
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The first, most egregious reason is purposeful neglect to facilitate redevelopment. In some instances, property owners choose to allow a building to deteriorate to the point of no return in hopes of redeveloping the property for larger financial gain.
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In the second instance, homeowners are overwhelmed by maintenance costs or are entangled in complicated ownership issues which can slow or prevent timely action.
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Thirdly, absentee ownership can be another reason where lack of oversight leads to continued decline. All homes need routine, maintenance, and without proper attention, deterioration is inevitable.
How big is this problem?
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In 2014, the City of Charleston Livability Department stated that there were 350 vacant buildings on the peninsula that were considered hazardous. Fortunately, that number is now down to a little over 200. Some are preservation success stories, but some were lost.
wHat is at stake?
Charleston's legacy of craftsmanship and diverse cultural history resides in the walls of these buildings. The loss of this fabric robs our city of its history. Charleston's sense of place is affected by every building lost. Many streetscapes have changed dramatically through the loss of small-scale buildings and addition of more massive structures. Furthermore, neglected or abandoned buildings can present fire hazards and other public safety risks and impact surrounding property values.
What can be done?
Since its founding in 2018, SOS-CHS has undertaken an iterative survey of structures that are considered endangered on the peninsula. With support from the Preservation Society of Charleston (PSC), this survey was made publicly accessible for the first time in 2026 with the goal of strengthening collaboration between City leadership and nonprofit partners to examine trends, evaluate the most pressing risk factors, establish priority areas for intervention, and bolster policy to prevent demolition by neglect.
An expanded local toolkit to prevent demolition by neglect should include not only improved policies, but greater access to educational and financial resources for property owners, as well as technical training opportunities for design and construction professionals.
While demolition-by-neglect is a complex issue that cannot be easily solved, it is one that can be tackled. The oldest historic district in the country should model policy change and community involvement. We can all contribute through volunteering our time, talent, or treasure to local nonprofit organizations, writing letters to our elected officials, or supporting our neighbors. The good news is that this ever-evolving resource profiles numerous examples of dramatic transformations of once-at-risk properties revitalized for continued use, many of which have been honored with a Carolopolis Award by PSC. As we work to see as many buildings saved as possible, this mapping platform enables us to celebrate the many community victories achieved to date and to come.
