South Carolina Contractor License Types
| License Type | Application Fee | Annual Renewal | Bond |
|---|---|---|---|
| General Contractor — Building (BD) Primary general contractor classification covering commercial, industrial, institutional, modular, and all other types of building construction, including residential structures. Subclassifications include Wood Frame Structures, Nonstructural Renovation, Masonry, Pre-engineered Metal Buildings, Roofing, Structural Framing, and Miscellaneous Metals. Effective Jan 1, 2025, Nonstructural Renovation requires a PSI technical exam. | $350 initial license fee | $135 biennial renewal (expires Oct 31 of even-numbered years) | Surety bond in lieu of financial statement: $20,000 (Group 1) up to $350,000 (Group 5) |
| General Contractor — Highway (HG) Covers specialized transportation infrastructure work including bridges, concrete paving, asphalt paving, grading, and highway-incidental work. Subclassifications are issued for each specific trade within the Highway classification. | $350 initial license fee | $135 biennial renewal (expires Oct 31 of even-numbered years) | Surety bond in lieu of financial statement: $20,000 (Group 1) up to $350,000 (Group 5) |
| General Contractor — Public Utility (PU) Covers public infrastructure beyond traditional buildings, including pipelines, water and sewer plants, water and sewer lines, and public electrical utility work. A contract that includes electrical work above 50 volts must be performed by a licensed public utility-electrical or mechanical-electrical contractor. | $350 initial license fee | $135 biennial renewal (expires Oct 31 of even-numbered years) | Surety bond in lieu of financial statement: $20,000 (Group 1) up to $350,000 (Group 5) |
| General Contractor — Specialty (SP) Specialty general-contractor classification covering specific trades such as boiler installation, boring and tunneling, concrete, glass and glazing, marine, masonry, miscellaneous metals, nonstructural renovation, pre-engineered metal buildings, railroad lines, roofing, structural framing, swimming pools, and wood frame structures. Some subclassifications do not require a technical exam. | $350 initial license fee | $135 biennial renewal (expires Oct 31 of even-numbered years) | Surety bond in lieu of financial statement: $20,000 (Group 1) up to $350,000 (Group 5) |
| Mechanical Contractor Covers heating, air conditioning, plumbing, electrical, refrigeration, lightning protection systems, pressure and process piping, and packaged equipment. Each mechanical subclassification typically requires a specialized technical examination. Mechanical contractors use a parallel five-group structure with lower dollar thresholds than general contractors (Group 1 up to $35,000 per job through Group 5 unlimited). | $350 initial license fee | $135 biennial renewal (expires Oct 31 of odd-numbered years) | Surety bond in lieu of financial statement: $7,000 (Group 1) up to $300,000 (Group 5) |
| Residential Builder Regulated by the Residential Builders Commission under SC Code Title 40 Chapter 59. Required for anyone who constructs, superintends, repairs, improves, or offers to construct residential structures (up to 3 floors, 16 units) where the total cost exceeds $5,000. Requires 1 year of supervised experience, a two-part PSI exam (Technical + Business Management and Law), and a $15,000 surety bond or proof of acceptable financial responsibility. | $135 application fee | $220 biennial renewal | $15,000 surety bond or acceptable proof of financial responsibility |
| Residential Specialty Contractor Covers skilled residential trades performed independently (not under a residential builder's supervision) when project cost exceeds $500. Registrations cover Vinyl/Aluminum Siding, Floor Covering, Carpenter, Insulation Installer, Masonry, Stucco Installer, Roofing, Drywall Installer, Painter/Wallpaper, and Solar Panel Installer. Licensed categories (with exam) cover Residential Electrical, HVAC, and Plumbing. Applicants may choose up to three classifications. | $100 (registration) or $100 (licensed specialty) application fee | $50-$160 biennial renewal depending on fiscal-year timing and classification | $5,000 surety bond; when project value exceeds $5,000 for a single owner, a larger bond approved by the Commission is required |
| Home Inspector Regulated by the Residential Builders Commission. Requires either (a) 1 year of experience under a supervising home inspector, or (b) proof of performing 50 home inspections with summary reports. Applicants must pass a Technical Exam (100 questions, 70% passing) and the Business Management and Law Exam. South Carolina does not require pre-licensing education or continuing education for home inspectors. | $80 (includes license fee — no separate licensing fee) | $160 biennial renewal | Not specifically bonded — Residential Business Certificate of Authorization requires a $15,000 bond if operating as a firm |
Processing time: Varies by pathway. PSI exam scheduling is applicant-driven. After exam passage, CLB commercial applications typically take 4-8 weeks for review once financial documentation and Primary Qualifying Party materials are complete. Residential Builder applications require 1 year of approved experience before the exam and typically process in 4-6 weeks after exam passage. from application submission to license issuance.
South Carolina (SC) licenses contractors through two separate state bodies, both housed within the Department of Labor, Licensing and Regulation (LLR). Commercial general and mechanical contractors are regulated by the South Carolina Contractor's Licensing Board under Title 40 Chapter 11 — licensing is required once the total cost of construction exceeds $10,000 (SC Code 40-11-30; threshold raised from $5,000 effective May 19, 2023 under H.4115). Residential builders, residential specialty contractors, and home inspectors are regulated separately by the South Carolina Residential Builders Commission under Title 40 Chapter 59; the residential threshold is $5,000 for residential building and $500 for residential specialty work. Commercial contractors are sorted into five license groups based on net worth or working capital (or a surety bond in lieu of a financial statement), ranging from Group 1 (jobs up to $100,000) to Group 5 (unlimited). Residential builders must either post a $15,000 surety bond or provide proof of financial responsibility acceptable to the Commission. Licenses are verified at verify.llronline.com.
Step 1: Get the Contractor's SC License Number
Ask the contractor for their South Carolina license or registration number. Commercial contractors are licensed by the Contractor's Licensing Board (CLB). Residential builders, residential specialty contractors, and home inspectors are licensed or registered by the Residential Builders Commission (RBC). The two agencies maintain separate verification portals, so you need to know which category your contractor falls into.
Step 2: Look Up the License on LLR's Verification Portal
Use LLR's official online lookup at verify.llronline.com. Commercial general and mechanical contractors are at verify.llronline.com/LicLookup/Contractors/Contractor.aspx?div=69. Residential builders, specialty contractors, and home inspectors are at verify.llronline.com/LicLookup/Resbu/Resbu.aspx?div=46. The records are updated nightly from the LLR licensing database.
Step 3: Confirm Classification and Group Match Your Project
A South Carolina commercial contractor is restricted by both classification (Building, Highway, Public Utility, Specialty, or Mechanical) and license group. License groups cap the contractor's maximum per-job value. Group 1 generals top out at $100,000 per job; Group 5 is unlimited. Working outside the licensed classification or above the group cap is a violation of Chapter 11.
- Classification matches the work (e.g., GC-BD for building, MC for HVAC/plumbing)
- License group covers your project's total cost
- License is active, not expired, suspended, or revoked
- Primary Qualifying Party (PQP) is current
Step 4: Verify Bond or Financial Responsibility Status
Commercial contractors satisfy financial requirements through either a CPA-prepared financial statement (group-dependent) or a surety bond. Residential builders must maintain a $15,000 surety bond unless they supply a financial statement meeting net-worth requirements. Residential specialty contractors carry a $5,000 bond, with larger bonds required when any single project exceeds $5,000.
Step 5: Check Complaint and Disciplinary History
LLR publishes disciplinary actions on each board's site. The CLB accepts complaints at llr.sc.gov/clb/complaint.aspx or (803) 896-4686. The RBC accepts complaints at llr.sc.gov/res/complaint.aspx or (803) 896-4696 / (803) 896-4470. Neither board resolves contractual or monetary disputes — those require civil court or arbitration — but both can discipline licensees for code violations, gross negligence, incompetence, or misconduct.
South Carolina Contractor Insurance Requirements
| Insurance Type | Requirement |
|---|---|
| General Liability | Not mandated statewide by either the Contractor's Licensing Board or the Residential Builders Commission. Most owners, lenders, and general contractors require proof of coverage before work begins, and many municipalities require it as a condition of a business license. |
| Workers' Compensation | Required under South Carolina workers' compensation law for employers with four or more employees (regular or seasonal), administered by the SC Workers' Compensation Commission. Not a contractor-licensing condition, but a separate compliance obligation verified during business licensing at the local level. |
| Surety Bond (commercial) | Commercial contractors may satisfy financial-responsibility requirements with a surety bond in lieu of a financial statement — $20,000 (Group 1) to $350,000 (Group 5) for general contractors, $7,000 to $300,000 for mechanical contractors. |
| Surety Bond (residential) | Residential Builders: $15,000 surety bond unless an acceptable financial statement is provided. Residential Specialty Contractors: $5,000 surety bond (larger when single-project value exceeds $5,000). Residential Business Certificate of Authorization: $15,000 bond. |
South Carolina Contractor Bond Requirements
South Carolina does not impose a single universal contractor bond. Commercial general and mechanical contractors may satisfy Chapter 11 financial requirements with either a CPA-prepared financial statement showing required net worth or working capital OR a surety bond sized to the license group. Residential builders must post a $15,000 bond (or supply an acceptable financial statement); residential specialty contractors post a $5,000 bond, with a larger Commission-approved bond required when any single-owner project exceeds $5,000.
South Carolina Consumer Protections for Home Improvement
South Carolina law provides several important protections for homeowners hiring contractors:
- Contractor's Licensing Board may impose civil penalties up to $5,000 per violation and order unlicensed contractors to cease and desist (SC Code 40-11-30).
- Awarding authorities, owners, contractors, or agents may not consider a bid, sign a contract, or allow work to begin unless the bidder or contractor has obtained the required license — and a bid submitted without a license may not be reconsidered even if the contractor later obtains the license (SC Code 40-11-30).
- Residential Builder surety bonds list the State of South Carolina as obligee and secure damages from breach of construction contract, breach of a labor/materials contract, or unlawful acts in performing construction (SC Code 40-59-220).
- Pending legislation H.4748 (2025-2026 session, prefiled December 16, 2025, currently in the House Labor, Commerce and Industry Committee) would require residential builders and residential specialty contractors to hold client funds received before project completion in a dedicated escrow or trust account at a federally insured institution, maintain itemized records, and provide detailed accounting within 15 days of a written request by the client or LLR. The bill has not been enacted.
- LLR's online lookup is updated nightly so consumers can verify license status, classification, group, Primary Qualifying Party, and expiration before hiring.
What Happens if You Hire an Unlicensed Contractor?
Hiring an unlicensed contractor in South Carolina puts you at risk:
- Commercial unlicensed contracting is a misdemeanor under SC Code 40-11-200 — up to 1 year in jail or a $5,000 fine.
- Residential unlicensed contracting is a misdemeanor under SC Code 40-59-200 — up to 2 years imprisonment and up to $1,000 in fines.
- The Contractor's Licensing Board may impose civil penalties up to $5,000 per violation and order cease-and-desist (SC Code 40-11-30).
- A bid or contract submitted while unlicensed may not be reconsidered even if the contractor later obtains a license (SC Code 40-11-30).
- Local building officials should not issue permits to unlicensed contractors when a license is required.
- Unlicensed contractors face difficulty enforcing their contracts and collecting payment for work performed.
How to Report an Unlicensed Contractor in South Carolina
Report unlicensed contracting to whichever LLR board regulates the activity. The Contractor's Licensing Board handles general and mechanical contractors; the Residential Builders Commission handles residential builders, residential specialty contractors, and home inspectors. Both boards investigate reports of unlicensed activity and can refer cases for criminal prosecution.
- CLB Online: llr.sc.gov/clb/complaint.aspx
- CLB Phone: (803) 896-4686
- CLB Email: Contact.CLB@llr.sc.gov
- RBC Online: llr.sc.gov/res/complaint.aspx
- RBC Phone: (803) 896-4696 or (803) 896-4470
- RBC Email: Contact.RBC@llr.sc.gov
- Mail: PO Box 11329, Columbia, SC 29211-1329
- Office: 110 Centerview Drive, Columbia, SC 29210
How to File a Complaint Against a Registered Contractor in South Carolina
South Carolina routes complaints to whichever board regulates the contractor. The Contractor's Licensing Board investigates general and mechanical contractors; the Residential Builders Commission investigates residential builders, residential specialty contractors, and home inspectors. Neither board resolves contract or monetary disputes directly — those belong in civil court or arbitration — but both can discipline licensees for code violations, gross negligence, incompetence, misconduct, or licensing-law violations.
You can file a complaint by:
- Online (Commercial): https://eservice.llr.sc.gov/Complaints/ or llr.sc.gov/clb/complaint.aspx
- Online (Residential): llr.sc.gov/res/complaint.aspx
- Phone (CLB): (803) 896-4686
- Phone (RBC): (803) 896-4696 or (803) 896-4470
- Email (CLB): Contact.CLB@llr.sc.gov
- Email (RBC): Contact.RBC@llr.sc.gov
- Mail: PO Box 11329, Columbia, SC 29211-1329
Complaints must be notarized and accompanied by supporting documentation (contract, permit, photos). The Board assigns a case number, inspects the site, and — if violations are found — refers the case to an Investigative Review Conference (IRC) for possible consent agreement, citation, or a contested case hearing.
South Carolina Contractor Bond Schedule
SC bond requirements vary by board and by license tier. Commercial contractors only post a bond if they choose not to file a financial statement; residential builders and specialty contractors face a baseline bond requirement.
| License Type | Bond Amount | Notes |
|---|---|---|
| Commercial GC — Group 1 Bond | $20,000 | Surety bond alternative in lieu of financial statement showing $20,000 net worth or $10,000 working capital. Jobs capped at $100,000. |
| Commercial GC — Group 2 Bond | $60,000 | Jobs capped at $400,000. |
| Commercial GC — Group 3 Bond | $150,000 | Jobs capped at $1,000,000. CPA-compiled GAAP financial statement required if no bond. |
| Commercial GC — Group 4 Bond | $250,000 | Jobs capped at $3,000,000. |
| Commercial GC — Group 5 Bond | $350,000 | Unlimited jobs. CPA-audited balance sheet required if no bond. |
| Mechanical Contractor Bond | $7,000 (Group 1) to $300,000 (Group 5) | Group 1 caps at $35,000/job; Group 5 is unlimited. Surety bond alternative to financial statement. |
| Residential Builder Bond | $15,000 | Required under SC Code 40-59 unless the applicant provides a financial statement meeting the Commission's net-worth requirements. Bond must list the State of South Carolina as obligee. |
| Residential Specialty Contractor Bond | $5,000 (base); larger when single-project cost exceeds $5,000 | Required for registered and licensed specialty contractors. A larger Commission-approved bond is required when the cost of an undertaking for an individual property owner exceeds $5,000. |
| Residential Business Certificate of Authorization Bond | $15,000 | Required when residential home building, specialty contracting, or home inspecting is practiced through a firm (unless the individual licensee owns at least 51% and is the sole resident licensee). |
What Makes South Carolina Contractor Licensing Unique
Threshold Raised from $5,000 to $10,000 in 2023
House Bill 4115, enacted May 19, 2023, increased the commercial-contractor licensing threshold from $5,000 to more than $10,000 for both general and mechanical contracting under SC Code 40-11-30. The $5,000 threshold had been in place since 1998.
Two Separate State Boards
Unlike most states, South Carolina runs two distinct contractor-licensing bodies within LLR: the Contractor's Licensing Board (Title 40 Ch. 11) for commercial general and mechanical work, and the Residential Builders Commission (Title 40 Ch. 59) for residential work. They have different thresholds, different exams, different fees, different bond rules, and separate verification portals.
License Groups Cap Per-Job Value
Commercial contractors are slotted into one of five license groups based on net worth or working capital (or a surety bond). Each group caps the maximum per-job value — Group 1 generals are limited to $100,000 per job, while Group 5 is unlimited. Moving up a group requires documenting higher financial capacity.
H.4748 Pending — Escrow Requirement for Residential Contractors
H.4748 (2025-2026 session, prefiled December 16, 2025, currently in the House Labor, Commerce and Industry Committee — NOT enacted) would require residential builders and residential specialty contractors to hold client funds received before project completion in a dedicated escrow or trust account separate from all operating and personal accounts. As proposed, violations involving less than $10,000 would be misdemeanors; $10,000 or more would be a felony with up to 10 years imprisonment and a $10,000 fine.
Reciprocity via Exam Waiver
Commercial reciprocity with Alabama, Georgia, Louisiana, North Carolina, and Utah (plus NASCLA accreditation) waives the technical exam only — applicants must still pass the SC Commercial Contractors Business, Law and Project Management exam. Residential reciprocity covers Alabama, Georgia, Louisiana, Mississippi, and North Carolina. Licenses obtained by grandfathering in the originating state do not qualify for waiver.
South Carolina Contractor License Fees
Frequently Asked Questions: South Carolina Contractor Licensing
How do I check a contractor's license in South Carolina?
Use LLR's verification portal at verify.llronline.com. Commercial general and mechanical contractors appear at verify.llronline.com/LicLookup/Contractors, and residential builders, specialty contractors, and home inspectors appear at verify.llronline.com/LicLookup/Resbu. Records update nightly. You can also call the Contractor's Licensing Board at (803) 896-4686 or the Residential Builders Commission at (803) 896-4696.
What's the licensing threshold in South Carolina?
Commercial general and mechanical contractors must be licensed once the total cost of construction exceeds $10,000 (SC Code 40-11-30; threshold raised from $5,000 effective May 19, 2023 under H.4115). Residential building requires a Residential Builder license when the project exceeds $5,000. Residential specialty contracting requires registration or licensing when the work exceeds $500 (SC Code 40-59).
What are the SC contractor license groups?
Commercial contractors fall into five groups based on net worth, working capital, or a surety bond. For general contractors: Group 1 up to $100,000/job ($20K net worth); Group 2 up to $400,000 ($60K); Group 3 up to $1M ($150K); Group 4 up to $3M ($250K); Group 5 unlimited ($350K net worth or a $350K bond). Mechanical contractors follow a parallel structure with lower thresholds ($35K to unlimited).
Do South Carolina contractors need a bond?
It depends on the license type. Commercial contractors may provide either a CPA-prepared financial statement OR a surety bond sized to their license group (ranging from $7,000 to $350,000). Residential builders must post a $15,000 surety bond unless they provide an acceptable financial statement. Residential specialty contractors carry a $5,000 bond, with a larger Commission-approved bond required when a single-owner project exceeds $5,000.
What happens if I hire an unlicensed contractor in South Carolina?
Operating as a commercial contractor without a license is a misdemeanor under SC Code 40-11-200, punishable by up to one year imprisonment or a fine of up to $5,000. Unlicensed residential contracting is a misdemeanor under SC Code 40-59-200, punishable by up to two years imprisonment and up to $1,000 in fines. The Board can also impose civil penalties up to $5,000 per violation and order cease-and-desist action. Unlicensed contractors cannot enforce their contracts, and local building officials should not issue permits to them.
Does South Carolina offer contractor license reciprocity?
Yes, through technical-exam waivers. Commercial contractors licensed in good standing in Alabama, Georgia, Louisiana, North Carolina, or Utah may waive the SC technical exam (but must still pass the Commercial Contractors Business, Law and Project Management exam). NASCLA accreditation is also accepted for commercial. Residential Builders licensed in Alabama, Georgia, Louisiana, Mississippi, or North Carolina for one year or more via exam may waive the SC technical exam (Business and Law still required). Licenses obtained by grandfathering or waiver in the originating state do not qualify.
How do I file a complaint against a South Carolina contractor?
For commercial general or mechanical contractors, file with the Contractor's Licensing Board at llr.sc.gov/clb/complaint.aspx, Contact.CLB@llr.sc.gov, or (803) 896-4686. For residential builders, specialty contractors, or home inspectors, file with the Residential Builders Commission at llr.sc.gov/res/complaint.aspx, Contact.RBC@llr.sc.gov, or (803) 896-4696. The complaint must be notarized and accompanied by the contract, permits, and supporting documentation. Mail for both boards: PO Box 11329, Columbia, SC 29211-1329.
How often do SC contractor licenses renew?
Commercial licenses renew biennially: general contractor licenses expire October 31 of even-numbered years; mechanical contractor licenses expire October 31 of odd-numbered years. Renewal fee is $135 if submitted by October 31. Residential Builder licenses renew on a two-year cycle at $220. Home Inspector licenses renew on a two-year cycle at $160.
Sources
Facts on this page were verified against the following primary sources on April 20, 2026. Licensing laws, fees, and bond amounts change — always confirm with the official board before acting.
- SC Contractor's Licensing Board (CLB) — home — Primary regulator for commercial general and mechanical contractors under SC Code Title 40 Chapter 11. (retrieved 2026-04-20)
- SC Contractor's Licensing Board — General Information — Classifications, Primary Qualifying Party rules, exam pathways, PSI contact. (retrieved 2026-04-20)
- SC Contractor's Licensing Board — Licensure Instructions — Application documents, PQP examination, exam waiver / reciprocity rules. (retrieved 2026-04-20)
- SC Contractor's Licensing Board — Fee Schedule — $350 initial license; $135 biennial renewal; late-renewal penalties. (retrieved 2026-04-20)
- SC Contractor's Licensing Board — Complaint Process — Notarized complaint, inspection, Investigative Review Conference, possible sanctions. (retrieved 2026-04-20)
- SC Residential Builders Commission — Residential Builder Info — Residential Builder license requirements, $15,000 bond, experience, exam. (retrieved 2026-04-20)
- SC Residential Builders Commission — Home Inspectors — Home Inspector experience and exam requirements. (retrieved 2026-04-20)
- SC Residential Builders Commission — Exam Info — PSI exams for Residential Builder, specialty contractors, home inspectors. (retrieved 2026-04-20)
- SC Residential Builders Commission — Complaint Process — Residential complaint filing procedure, investigation, hearings. (retrieved 2026-04-20)
- LLR License Lookup — Commercial Contractors — Official verification portal for CLB-licensed contractors; updated nightly. (retrieved 2026-04-20)
- LLR License Lookup — Residential Builders / Specialty / Home Inspectors — Official verification portal for RBC licensees; updated nightly. (retrieved 2026-04-20)
- SC Code Title 40 Chapter 11 — Contractors — $10,000 threshold (40-11-30); license groups (40-11-260); classifications (40-11-410); unlicensed penalty (40-11-200); reciprocity (40-11-290). (retrieved 2026-04-20)
- SC Code Title 40 Chapter 59 — Residential Builders — Residential builder licensing, $15,000 bond (40-59-220), specialty contractor registration, unlicensed penalty (40-59-200), Business Certificate of Authorization (40-59-410). (retrieved 2026-04-20)
- SC H.4115 (2023-2024) — Contractor Licensing Amendments — Raised commercial licensing threshold from $5,000 to $10,000 effective May 19, 2023; PQP exam rules for groups 1-3 vs. 4-5. (retrieved 2026-04-20)
- SC H.4748 (2025-2026) — Client Fund Escrow (PENDING, not enacted) — Prefiled December 16, 2025; in House Labor, Commerce and Industry Committee. Would require residential builders and specialty contractors to hold client funds in dedicated escrow/trust accounts; proposed misdemeanor/felony penalties for misuse. Not yet law. (retrieved 2026-04-20)
- LLR Contact Information — CLB (803) 896-4686 / Contact.CLB@llr.sc.gov; RBC (803) 896-4696 / Contact.RBC@llr.sc.gov; PO Box 11329, Columbia, SC 29211-1329. (retrieved 2026-04-20)
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