Licensing Guides
State Contractor License: How to Become a General Contractor in South Carolina
Contractor, SC
Table of Contents
Why Do You Need a Contractor License in South Carolina?
How Can You Get a Contractor License in South Carolina?
Types of General Contractor Licenses in South Carolina
What Are the Requirements of a South Carolina Contractor License?
How Long Does It Take to Get a Contractor License in South Carolina?
How Much Does It Cost to Get a Contractor License in South Carolina?
South Carolina Contractor License Training Programs and Schools
Does South Carolina Reciprocate Contractor Licenses?
Do I Need to Renew my Contractor License in South Carolina?
Are There Any Penalties for Contracting Without a License in South Carolina?
We all need a place to live and work, and those buildings require upkeep and repair. They’re often the biggest investments we make in our lives, and keeping them in good condition is essential. We count on professionals to know how to fix damage to or wear and tear on our homes and businesses. General contractors are typically the experts we rely on to help us with these repairs, and we need these people to know what they’re doing.
Many states require contractors to be licensed. Others simply require solid insurance to back up the essential work they perform. There are 520,900 construction managers and 1,599,800 construction laborers and helpers nationwide, according to the Bureau of Labor Statistics (BLS). South Carolina employs 4,340 managers and 16,940 laborers and helpers. The national number for managers is projected to grow 9% from 2023 to 2033 and 8% for laborers and helpers. In South Carolina, according to CareerOneStop, the U.S. Department of Labor’s job search website, the projected growth rate for laborers and managers is slightly lower at 7%. If you’re thinking about becoming a contractor or you want a job in the field, you need to know the requirements in your state or local jurisdiction. This guide will help you determine what you need before you get started.
Why Do You Need a Contractor License in South Carolina?
For commercial contractors, a General Contractor’s license is required for performing construction work valued at more than $10,000 in the regulated classifications listed in Title 40, Chapter 11, Section 40-11-410, the law that regulates the practice of general and mechanical contractors in South Carolina. There are also specialty licenses for work like asphalt paving, concrete paving, and structural framing. Licensing and regulation is overseen by the South Carolina Contractor’s Licensing Board.
A license issued by the SC Contractor’s Licensing Board allows an entity to engage in commercial as well as residential construction. If an entity is solely engaged in residential construction, they need to obtain a Residential Builder license from the South Carolina Residential Builders Commission within the South Carolina Department of Labor, Licensing and Regulation. There are also Residential Specialty Contractor licenses for trades like roofing, carpentry, masonry, and painting.
The bottom line is that you need a license to do any kind of initial residential or commercial construction, repair, or maintenance work.
How Can You Get a Contractor License in South Carolina?
Application forms and instructions for applying for the General Contractor license and Residential Home Builder license are available on the South Carolina Labor Licensing Regulation website. The General Contractor license requires passing a Business and Law and Trade exam, applying for a Primary Qualifying Party certificate (requires two years of work experience in the last five years outlined on a work experience affidavit), a surety bond, and paying a $350 licensing fee.
The SC Residential Builder license requires three reference letters that support one year of experience in the last five years, a copy of your credit report, a surety bond, a $135 application fee, and passing an exam.
Types of General Contractor Licenses in South Carolina
There are five different General Contractor groups, each with its own bid and job valuation limit:
Group 1: $100,000
Group 2: $400,000
Group 3: $1,000,000
Group 4: $3,000,000
Group 5: Unlimited
And there are two General Contractor classifications:
Limited Building Contractor: Construction up to three stories in height (Groups 1-3 of job contract limits).
Unlimited General Contractor: Groups 1-5.
While there are specialty residential licenses for specific trades, like insulation roofing, and floor covering, there’s just one Residential Home Builder license, which is required for, “one who constructs, superintends, or offers to construct or superintend the construction, repair, improvement, or reimprovement of a residential building or structure which is not over three floors in height and which does not have more than sixteen units in any single apartment building, when the cost of the undertaking exceeds five thousand dollars,” according to the South Carolina Code of Laws.
Getting a general contractor license
The process to getting a General Contractor license includes the following steps:
PASS EXAMS: PSI exams must be passed prior to submitting an application. Schedule directly with PSI to take the required Business Management and Law for Commercial Contractors exam, as well as either the Limited Building Contractor or NASCLA Unlimited Building Contractor exam. Information on study materials and exams are available through the PSI Information Bulletin.
APPLY FOR PRIMARY QUALIFYING PARTY CERTIFICATION: Applicants must designate a Primary Qualifying Party (PQP) for each classification or subclassification. This requires two years of work experience in the last five years outlined on a work experience affidavit. Include the following in your license application packet:
Exam scores
Work experience affidavit
Copy of driver’s license, passport, state-issued ID, or military ID
Copy of Social Security card
Notarized verification of lawful presence form
APPLY FOR LICENSURE: Apply for a General Contractor license. The application requires:
$350 license fee
Financial statement prepared by a CPA or a surety bond (Requirements, including for net worth, vary based on license Groups 1 through 5. See more here.)
Certificate of South Carolina business registration with the Secretary of State
Submit to the Board at PO Box 11329, Columbia, SC 29211, by email to contact.clb@llr.sc.gov, or in person at 110 Centerview Dr., Columbia, SC 29210.
Getting a Residential Builder license
Follow these steps to get a Residential Builder license:
PASS EXAMS: Schedule directly with PSI to take the required Residential Builder Business Management and Law and Residential Builder exams. Information on exam prep study materials and exams are available through the PSI Information Bulletin.
APPLY FOR LICENSE: Fill out the license application, and include the following:
Check or money order for the $135 application processing fee
Copy of your driver’s license, state-issued ID, passport, or military ID
Copy of Social Security card.
Completed and notarized Verification of Lawful Presence Form
Copies of W2s and/or 1099s from employer(s) who will be filling out your affidavit of experience (one year of experience in the last five years)
Copy of your complete credit report
Consent for a background check if you answer yes to any questions regarding criminal convictions
Proof of $150,000 surety bond
You can also consult our guides to getting your HVAC license, plumber license, or electrical contractor license in South Carolina.
What Are the Requirements of a South Carolina Contractor License?
There are knowledge/experience and financial prerequisites.
Must have two years of work experience in the last five years outlined on a work experience affidavit for General Contractor and one year of experience in the last five years for a Residential Builder.
Requires a passing grade on Business and Law and Trade exams.
Obtain the required surety bond.
Pay all applicable fees.
How Long Does It Take to Get a Contractor License in South Carolina?
For the Limited Building or Unlimited General Contractor, you need two years of work experience in the last five years. For the Residential Building Contractor, you need one year of work experience in the last five years.
What Business Owners Need to Know
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ServiceTitan features:
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To learn more, schedule a demo with a product expert today.
How Much Does It Cost to Get a Contractor License in South Carolina?
The General Contractor fees include a $350 license fee, $75 for the Business and Law exam, and $75 for Limited Building license or $106 for Unlimited General Contractor. Residential Builder fees include a $220 license fee, $75 for the Business and Law exam, and $75 for the Residential Builder exam.
South Carolina Contractor License Training Programs and Schools
While there’s no education requirement to become a general contractor in South Carolina, you can pursue a degree in construction management or construction engineering to expand your knowledge and be a more competitive job candidate. There are many higher education options throughout the Palmetto State that offer these types of programs. South Carolina higher education institutions that provide construction training include:
If you don’t attend any formal schooling or training, but want to learn on the job, you may want to consider an apprenticeship. Through an apprenticeship, you work, accumulate necessary experience, and can earn money all at the same time. The length of time to complete an apprenticeship depends on the trade and program. You can search for apprenticeship jobs on any online job board.
The #1 newsletter for the trades.
Does South Carolina Reciprocate Contractor Licenses?
For the South Carolina General Contractor licenses, license holders in good standing in states with reciprocating exams can qualify for a technical exam waiver, though they still have to pass the Business Law Exam.
For the Residential Builder application, South Carolina holds reciprocity agreements with Alabama, Georgia, Louisiana, North Carolina, and Utah, allowing licensed applicants to waive the technical exam.
Do I Need to Renew my Contractor License in South Carolina?
Commercial and residential licenses must be renewed every two years. The commercial renewal fee is $135, and the residential renewal fee is $220.
Are There Any Penalties for Contracting Without a License in South Carolina?
Yes, unlicensed contractors can incur a $500 fee for their first penalty. A second violation in a five-year period can incur a penalty of up to $1,000. The third violation will result in Board action, which could include a cease and desist order, up to a $5,000 fee per violation, and restrictions from certain license categories in the future.
National Certifications
Other certifications can help you demonstrate your proficiency to potential employers and clients. There are many professional organizations that offer certification. These certifications are not required but can add to your marketability and therefore increase your opportunity to make more money.
Some of the top construction certifications are:
Occupational Safety and Health Administration (OSHA) Safety Certificate
Construction Management Association of America Certified Construction Manager (CCM)
National Association of Safety Professionals (NASP) Certified Safety Manager (CSM) certification
National Center for Construction Education & Research (NCCER)
Continuing Education
There are no continuing education requirements for general contractor licenses in South Carolina. However, it’s important to stay informed about emerging technology in the industry.
Resources
You can stay up to date on contracting industry news several ways:
Check top blogs, including ServiceTitan’s blog.
Read about the latest industry trends, and discover ideas on how to grow your business.
Listen to top podcasts like ServiceTitan’s “Toolbox for the Trades” podcast.
ServiceTitan is a comprehensive business software solution built specifically to help service companies streamline their operations, boost revenue, and achieve growth. Our award-winning, cloud-based platform is trusted by more than 100,000 contractors across the country.
Ready to learn more about what ServiceTitan can do for your business? Contact our team to schedule a demo today.
