How to get a General Contractor license in South Carolina

South Carolina general contractor licenses

South Carolina issues 3 general contractor credentials. Each has its own section below; the table shows what each one covers and its headline requirements.

Applies to every license level

These rules are the same for several of the South Carolina general contractor licenses on this page, so they are shown once here, with the licenses they apply to. Each license's own section lists only what differs.

1. Every license level (all 3)

From another state

2. Every license level except Registered Residential Specialty Contractor

Fees

The board's pages we cite do not list the exam fee.

Who needs a General Contractor license

General construction: installing, replacing or repairing a building, structure, highway, sewer, grading, asphalt or concrete paving, or any improvement to real property. Licensees are limited to their license group (job size) and classification/subclassification.¹

Exemptions and dollar thresholds:

• License required when the total cost of construction is over $10,000.¹
• Owner-builder exemption for residential property the owner will occupy (not for sale or rent; sale or rent within two years is prima facie evidence of violation).¹
• Exemption for farm buildings or portable storage buildings under 5,000 sq ft used only for livestock or storage.¹

Other rules on who may do this work:

• Work may not be split into smaller contracts to avoid licensing; the total cost of construction sets the license group.¹
• Residential building (up to three floors, up to 16 units per apartment building) is licensed separately by the Residential Builders Commission under S.C. Code ch. 40-59; the General Contractors-Building classification also covers residential structures.⁴

Requirements for a General Contractor license

More rules for this license are shared with other levels: group 1 and group 2 under Applies to every license level.

Experience

At least 2 years¹
The primary qualifying party must show at least two years of full-time employment within the previous five years in the classification applied for (or other proof approved by the board), and must hold a management role with the applicant.¹
Supervision: The primary qualifying party must be in management, actively involved in management, supervision and operations, and an integral part of the applicant's business.¹

Exam

Technical examination for the classification (Building: limited building contractor exam for groups 1-3; unlimited general / commercial building contractor exam for groups 4-5) plus an examination on South Carolina contracting law¹
Building classification, groups 1-3: limited building contractor examination (structures limited to three stories).¹
Building classification, groups 4-5: Reg. 29-1 calls it the commercial building contractor examination; S.C. Code 40-11-230(B) calls it the unlimited general contractor examination.¹
South Carolina law examination (S.C. Code 40-11-290 names it the South Carolina Commercial Contractors Business, Law and Project Management examination).¹
Retakes: At most two attempts per classification in 12 months, then one every six months.¹
Time limit: Anyone not certified as a qualifying party for four or more consecutive years must retake the technical and/or law exam as required by the board.¹
Exam waived: Technical exam may be waived if the applicant passed an essentially equivalent exam in another state; the board may license holders of licenses from states with an exam-waiver agreement.¹

Background check

A license may be denied based on a prior criminal record only as provided in S.C. Code 40-1-140 / 40-1-150; boards may not deny solely for a conviction unless it directly relates to the occupation.³

Business requirements

The license is issued to an entity (sole proprietorship, partnership, LLC, corporation, etc.; out-of-state entities must register with the S.C. Secretary of State) that has a certified qualifying party in a responsible management position.¹

Business requirements

Financial statement (or bond) proving the license group's net worth or working capital, with a balance sheet dated within 12 months.¹

Business requirements

Name, organization or FEIN changes must be reported within 15 days or the license is canceled.¹

Business requirements

A qualifying party may serve only one licensee (two only if both share a location and he owns at least 50% of one).¹

Also required

Licensed classifications under General Contractors include Building, Highway (Bridges, Concrete Paving, Asphalt Paving, Grading, Highway Incidental), Public Utility and Specialty subclassifications (e.g. Roofing, Masonry, Concrete, Nonstructural Renovation, Swimming Pools, Glass and Glazing).¹

How much a General Contractor license costs

Each line is a separate charge as the board lists it. The board does not publish a combined total, so none is shown here.

How to apply

1. The individual who will qualify the business applies to take the technical exam for the classification and the South Carolina law exam, and pays the exam fees to the exam provider. A score of 70% or better on each earns a qualifying party certificate.¹
2. Choose the license group by the largest job you will bid, and prepare a financial statement (owner-prepared for groups 1-2, CPA-compiled for 3-4, audited for 5) or a surety bond equal to the group's net worth.¹
3. The business (registered with the S.C. Secretary of State if it is an LLC, corporation or partnership) files the license application with the board, names the primary qualifying party for each classification, proves that person's management role, and pays the $350 initial license fee.¹
4. Before pulling a building permit, show the permit office your license; permits are pulled in the name on the license.¹

Renewal and continuing education

How often

Every 2 years¹

When it expires

Renew every two years by the expiration date; renewals not postmarked by then lapse. Renewal also needs a current financial statement for the group.¹

Renewal fee

$135²

Late renewal

Late renewal fee: $100² (up to 30 days late)
Late renewal fee: $150² (31-60 days late)
Late renewal fee: $200² (61-90 days late)
Reinstatement fee: $350²

If it expires

A lapsed license can be renewed within 90 days with renewal and late fees, retroactive to the expiration date; after that the entity must apply as a new applicant.¹

Moving to South Carolina with a license from another state

These are the routes the South Carolina Contractors' Licensing Board publishes for the General Contractor license. The other general contractor licenses have their own routes in their sections below.

Licensed Residential Builder

Building, repairing or improving residential buildings up to three floors and up to 16 units per apartment building, where the job costs more than $5,000. A builder licensed by exam may also do any residential specialty trade work without a separate specialty license.⁴

Requirements

Experience

At least 1 year⁴
At least one year of actual experience under a licensed residential builder (or another licensed professional in residential construction), or other education/experience the commission approves, before taking the exam.⁴
Supervision: Under a licensed residential builder or other appropriately licensed professional in residential construction⁴
Substitute: Other education or experience approved by the commission⁴

Exam

Residential builder licensing examination⁴
Retakes: Retakes allowed on paying another exam fee; after three failures, wait 12 months.⁴
Exam waived: Exam may be waived for applicants licensed in good standing in a state the commission finds has a comparable exam.⁴

Background check

Commission may consider character; boards may not deny solely for a conviction unless it directly relates to the occupation (S.C. Code 40-1-140).³

Surety bond

$15,000⁴ (Residential builder license (or proof of financial responsibility acceptable to the commission))

Insurance

The commission may consider workers' compensation insurance when examining an applicant.⁴

Business requirements

A firm (or anyone using a fictitious name) needs a Residential Business Certificate of Authorization, a resident licensee in charge, and a $15,000 surety bond. Not needed when the individual licensee works in his own name or owns at least 51% and is the firm's sole resident licensee.⁴

Also required

Applicants must submit to a credit report and list outstanding judgments from the past five years.⁴

Fees

Each line is a separate charge as the board lists it. The board does not publish a combined total, so none is shown here.

How to apply

1. Get at least one year of supervised residential building experience (or commission-approved education/experience).⁴
2. File the application with the Residential Builders Commission with the $135 application fee; a credit report is part of the review.⁴
3. Pass the residential builder exam.⁴
4. Submit a surety bond of at least $15,000 (or acceptable proof of financial responsibility) and pay the $220 license fee. Firms also obtain a certificate of authorization ($100).⁴

Temporary or provisional license

After a governor-declared emergency, out-of-state builders licensed by exam at home can get an emergency license ($100; $15,000 bond; projects up to $100,000; valid only in the emergency area).⁵

Renewal

When it expires

Renewal requires a renewal application, proof of bond or financial responsibility, and fees; a license inactive more than three years requires a new application and exam.⁴

Renewal fee

$220²

Exemptions

No CE while on active military duty (S.C. Code 40-1-610).³

Late renewal

Late renewal fee: $50²
Reinstatement fee: $260² (after 12 months but not later than 3 years)

If it expires

Inactive more than three years: new application and exam.⁴

From another state

More rules for this license are shared with other levels: group 1 and group 2 under Applies to every license level.

Registered Residential Specialty Contractor

Specialty trade work on homes over $500 not covered by ch. 40-11 (registered classes include siding, masonry, drywall, carpentry, stucco, painting/wallpaper, solar panels; S.C. Code 40-59-20(7) and Reg. 106-1 also list insulation installers, roofers and floor covering installers, available for registration or licensure as the commission determines). Cannot build additions without supervision by a residential builder; no more than three classifications. Plumbers, electricians and HVAC need a specialty license by exam instead.⁴

Requirements

Experience

Must be qualified and experienced in the specialty; no hour or year figure is set in statute or regulation.⁴

Background check

Boards may not deny solely for a conviction unless it directly relates to the occupation.³

Business requirements

Firms practicing through an entity or under a fictitious name need a Residential Business Certificate of Authorization.⁴

Also required

Credit report required with the application.⁴

Also required

More than three classifications requires the residential builder exam and license.⁴

Fees

How to apply

1. Apply to the Residential Builders Commission for registration in up to three classifications, submit to a credit report and pay the $100 registration fee.⁴
2. For jobs over $5,000 for an individual homeowner, file a surety bond with the commission.⁴
3. Get any county or city business license where you work.⁴

Renewal

Renewal fee

$100²

Late renewal

Late renewal fee: $20²
Reinstatement fee: $90² (after 12 months but not later than 3 years)

From another state

More rules for this license are shared with other levels: group 1 under Applies to every license level.

Laws and rules

The requirements above come from these laws and board rules.

• S.C. Code Ann. Title 40, ch. 11 (Contractors)
• S.C. Code Ann. Title 40, ch. 1 (Professions and Occupations, general)
• S.C. Code Regs. ch. 29 (Contractor's Licensing Board)
• S.C. Code Regs. 10-10
• S.C. Code Ann. Title 40, ch. 59 (Residential Home Builders)
• S.C. Code Ann. Title 40, ch. 1
• S.C. Code Regs. ch. 106 (Residential Builders Commission)
• S.C. Code Regs. 10-38
• S.C. Code Ann. Title 40, ch. 59
• S.C. Code Regs. 106-1, 106-5
• S.C. Code Regs. 10-38 C

Common questions

General contractor licenses in other states

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