South Carolina contractor license requirements

Licenses and registrations

Residential Builder License (RBC)

Anyone who constructs, repairs or improves a residential building not over three floors in height and with no more than sixteen units.

• When it applies: When the cost of the undertaking exceeds five thousand dollars (S.C. Code 40-59-20).
• Good to know: Requires an exam (technical plus Business Management and Law), verified experience, and a bond of not less than $15,000 or proof of financial responsibility. Waiver holders get a limited license and must subcontract mechanical trades.

Residential Specialty Contractor Registration (RBC)

Independent contractors hired for specialized work: vinyl and aluminum siding, insulation, roofing, floor covering, masonry, drywall, carpentry, stucco, painting/wallpapering, solar panel installation.

• When it applies: Undertakings that exceed five hundred dollars ($500). A bond is required when work for an individual owner exceeds $5,000.
• Good to know: No exam. Limited to three trade classifications; more than three requires a Residential Builder license. Specialty contractors cannot build additions without supervision by a residential builder.

Residential Electrical, Plumbing and HVAC Contractor licenses (RBC)

Residential electricians, plumbers and heating and air conditioning installers and repairers.

• When it applies: Undertakings that exceed $500.
• Good to know: Issued after passing the required exam.

General Contractor and Mechanical Contractor licenses (Contractor's Licensing Board)

Commercial general and mechanical contractors.

• When it applies: Total cost of construction greater than $10,000 (raised from $5,000 in 2023).
• Good to know: General contractor groups by bid/job limit: Group 1 $100,000; Group 2 $400,000; Group 3 $1,000,000; Group 4 $3,000,000; Group 5 unlimited.

What you need to qualify

• Exams: Residential Builder: technical exam plus Business Management and Law exam; the technical portion can be waived for some applicants (for example an active SC General Contractor BD or LB license held one year or more and obtained by exam, or a NASCLA Commercial General Building exam passed within 3 years). Residential Specialty Contractor registration: no exam.
• Experience: Residential Builder: work experience must be verified and approved before exam eligibility (required years not stated on the RBC page).
• Bond: Residential Builder: bond of not less than $15,000 or proof of financial responsibility acceptable to the Commission (S.C. Code 40-59-220(C)). Residential specialty contractors: bond in an amount approved by the Commission when work for an individual owner exceeds $5,000. Firms (Certificate of Authorization): $15,000 surety bond.
• Financial: Commercial general contractors (Contractor's Licensing Board) must meet working capital or net worth by group, or post a surety bond equal to the net worth amount: Group 1 $10,000 working capital / $20,000 net worth; Group 2 $40,000 / $60,000; Group 3 $100,000 / $150,000; Group 4 $175,000 / $250,000; Group 5 $250,000 / $350,000 (audited statement for initial Group 5).
• Business registration: The RBC issues residential business Certificates of Authorization (COA) to qualified firms.
• Also required: Licensees must notify the Commission in writing within thirty days of any change in information.

Fees, renewal and continuing education

• Fees: Residential Builder: $135 application, $220 license, $220 renewal, $50 late renewal fee, $480 reinstatement. Residential Specialty Contractor: $100 application, $100 renewal, $20 late fee, $290 reinstatement.
• Renewal: The statute says the Commission renews licenses annually (S.C. Code 40-59-230); the RBC set June 30, 2026 as the latest renewal deadline for Residential Builder, Home Inspector and COA licenses. A license inactive more than three years requires a new application and exam.
• Continuing education: The Commission may require continuing education by regulation as a condition of renewal (S.C. Code 40-59-230). Specific hours were not confirmed.

Contracts and homeowner protections

Roofing contracts paid from insurance proceeds: the homeowner may cancel before midnight on the fifth business day after receiving written notice that the insurer denied coverage, and the contractor may not require payment until that period ends. The contract must include a boldface notice and a detachable Notice of Cancellation form (S.C. Code 40-59-25). No recovery fund was found in the statute.

Electrical, plumbing and HVAC work

Residential electrical, plumbing and HVAC contractors are licensed by the Residential Builders Commission after passing an exam. Commercial mechanical contractors (including electrical, plumbing and HVAC) are licensed by the Contractor's Licensing Board for jobs over $10,000.

Working without a license

Working without a required license or registration is a misdemeanor with a fine of not less than $500 or more than $10,000, imprisonment of not less than thirty days, or both. An unlicensed person may not file a mechanics' lien or sue to enforce the contract (S.C. Code 40-59-30). The Commission can also impose administrative and civil penalties.

What to confirm with the state

We couldn't confirm these on an official page when we checked. Ask the licensing office before you rely on them:

• Continuing education hours for residential builders (set by regulation, not checked).
• Insurance requirements for residential builders or specialty contractors.
• Required years of experience for the Residential Builder license.
• Specialty contractor bond amount (set by the Commission).
• Contractor's Licensing Board fees and exam names.
• City or county business license requirements.
• Any general written-contract or 3-day cancellation rule for home improvement sales outside the roofing insurance rule.

Sources

1. Residential Builders Commission - SC LLR
2. Residential Builder License - SC LLR
3. Residential Specialty Contractor Registration - SC LLR
4. Residential Builders Commission FAQ - SC LLR
5. S.C. Code Title 40 Chapter 59 - Residential Builders
6. Contractor's Licensing Board FAQ - SC LLR