Contractor licensing by state
How to Get a Contractor License in South Carolina
South Carolina requires a state license for every trade we track except landscape irrigation. The official sources do not settle the state rule for landscape irrigation. The main contractor license is the Residential Builder license, which costs $135 to start and needs two exams, Business Management and Law plus Residential Builder technical. Of the 6 trades we could rate, roofing is the easiest to get licensed for and general contracting the hardest.
The South Carolina contractor license
| License | Residential Builder license (SC Residential Builders Commission), for residential work over $5,000 |
|---|---|
| Covers | Foundation repair, general contracting, roofing, concrete flatwork, and demolition |
| Fee | $135 (application processing fee, then a $220 license fee; licenses expire June 30 of even numbered years) |
| Exam | Business Management and Law exam; Residential Builder technical exam. Given by PSI. |
| Experience | At least one year of residential building experience within the past five years. |
| Bond | $15,000. Source |
| Renewal | Licenses expire June 30 of every even numbered year. |
How to apply
- Document one year of residential building experience from the last five years.
- Apply to the Residential Builders Commission ($135).
- Pass the Business Management and Law exam and the Residential Builder exam at PSI (three tries in 12 months).
- File the $15,000 bond and pay the $220 license fee.
A residential builder is anyone who builds, repairs or improves a residential structure (up to three floors) when the job exceeds $5,000. Residential specialty contractors register for up to three trades for jobs over $500, with no exam. Commercial general and mechanical contractors are licensed by the SC Contractor's Licensing Board when a job exceeds $10,000 (raised from $5,000 in 2023).
State license requirements for each trade in South Carolina
| Foundation repair | Residential Builder license | $135 | Business Management and Law exam | 1 years | Moderate · 36 |
|---|---|---|---|---|---|
| General contracting | Residential Builder license | $135 | Business Management and Law exam | 1 years | Moderate · 36 |
| Roofing | Residential Specialty Contractor registration, Roofers classification | $100 | None listed | 1 years | Easy · 15 |
| Plumbing | Residential Plumbing Contractor license | Business Management and Law exam | None listed | Not rated | |
| Electrical | Residential Electrical Contractor license | Business Management and Law exam | None listed | Not rated | |
| HVAC | Residential HVAC Contractor license | Business Management and Law exam | None listed | Moderate or harder · 28+ | |
| Irrigation | Not settled | Not rated | |||
| Concrete flatwork | Residential Specialty registration | $135 | Business Management and Law exam | 1 years | Moderate · 36 |
| Drainage and detention | Grading subclassification | None listed | None listed | Not rated | |
| Demolition | SCDES demolition notification and permit | $135 | Business Management and Law exam | 1 years | Moderate · 36 |
Tap a column to sort. Difficulty covers the state license only. Checked October 18, 2026.
Trades ranked from easiest to hardest in South Carolina
- Roofing, easy (15)
- HVAC, moderate or harder (28+)
- Concrete flatwork, moderate (36)
- Demolition, moderate (36)
- Foundation repair, moderate (36)
- General contracting, moderate (36)
Plumbing, electrical work, landscape irrigation, and drainage and detention work are not rated because their rules are not fully published.
Details for each trade
Foundation repair
| License | Residential Builder license (jobs over $5,000); the Residential Specialty Contractor 'Masons' classification covers poured-in-place concrete foundations |
|---|---|
| Board | SC Residential Builders Commission |
A foundation repair on a house over $5,000 is a repair or improvement of a residential structure, which is residential builder work. The Masons specialty covers installing, altering and repairing poured-in-place concrete foundations such as footings and reinforced slabs, for jobs over $500. Commercial foundation work over $10,000 needs a Contractor's Licensing Board license (the Masonry subclassification includes poured-in-place concrete foundations).
The county or city building official issues the permit and decides whether an engineer's design is needed.
- For house jobs over $5,000, get the Residential Builder license.
- For concrete foundation work only, a Residential Specialty registration with the Masons classification can apply.
- Pull the local permit.
Difficulty 36, moderate (exams 15, business and law exam 5, experience 5, fees 3, bond 8).
Checked October 18, 2026 against SC Code 40-59; Residential Specialty Contractor registration; SC Code 40-11.
General contracting (residential remodels, additions and home improvement)
| License | Residential Builder license; General Contractors-Building for commercial work |
|---|---|
| Board | SC Residential Builders Commission (residential); SC Contractor's Licensing Board (commercial over $10,000) |
A specialty contractor needing more than three trades must become a Residential Builder.
Permits come from the county or city building department.
- Qualify with one year of experience.
- Pass both PSI exams.
- File the bond and pay the license fee.
Difficulty 36, moderate (exams 15, business and law exam 5, experience 5, fees 3, bond 8).
Checked October 18, 2026 against Residential Builder license requirements.
Roofing
| License | Residential Specialty Contractor registration, Roofers classification (jobs over $500); commercial roofing over $10,000 needs the Contractor's Licensing Board Roofing subclassification |
|---|---|
| Board | SC Residential Builders Commission |
| Fee | $100 (registration fee ($50 if issued within 12 months of renewal)) |
| Experience | One year of experience in each classification. |
| Bond | $5,000 surety bond for jobs over $5,000. |
Structural roof changes need a Residential Builder, a specialty contractor with the Carpenters classification, or a general contractor.
Reroof permits come from the county or city.
- Register with the Roofers classification ($100).
- File the $5,000 bond if jobs exceed $5,000.
Difficulty 15, easy (experience 5, fees 2, bond 8).
Checked October 18, 2026 against Residential Specialty Contractor registration; Residential Specialty FAQ.
Plumbing
| License | Residential Plumbing Contractor license; Mechanical Contractor license with the Plumbing subclassification for commercial |
|---|---|
| Board | SC Residential Builders Commission (residential); SC Contractor's Licensing Board (commercial over $10,000) |
| Exam | Business Management and Law exam; Residential plumbing exam. Given by PSI. |
Residential plumbing, electrical and HVAC licenses each need the business and law exam plus the trade exam. Fee figures differ between Commission documents and were not confirmed.
Plumbing permits come from the county or city.
- Apply to the Residential Builders Commission.
- Pass both PSI exams and pay the license fee.
Checked October 18, 2026 against SC Residential Builders Commission, licensure; SC Code 40-11.
Electrical
| License | Residential Electrical Contractor license; Mechanical Contractor license with the Electrical subclassification for commercial |
|---|---|
| Board | SC Residential Builders Commission (residential); SC Contractor's Licensing Board (commercial over $10,000) |
| Exam | Business Management and Law exam; Residential electrical exam. Given by PSI. |
Fees were not confirmed.
Electrical permits come from the county or city.
- Apply to the Residential Builders Commission.
- Pass both PSI exams and pay the license fee.
Checked October 18, 2026 against SC Residential Builders Commission, licensure.
HVAC
| License | Residential HVAC Contractor license; Mechanical Contractor license with the Air Conditioning or Heating subclassification for commercial |
|---|---|
| Board | SC Residential Builders Commission (residential); SC Contractor's Licensing Board (commercial over $10,000) |
| Exam | Business Management and Law exam; Residential HVAC exam. Given by PSI. |
| Bond | $10,000 surety bond for jobs over $5,000 (per the Commission's HVAC FAQ). |
License fee figures differ between Commission documents and were not confirmed.
Mechanical permits come from the county or city.
- Apply to the Residential Builders Commission.
- Pass both PSI exams.
- File the bond if jobs exceed $5,000.
Difficulty 28+, moderate or harder (exams 15, business and law exam 5, bond 8).
Checked October 18, 2026 against SC Residential HVAC FAQ.
Irrigation
We could not confirm from official sources whether South Carolina requires a state license for landscape irrigation.
Ask the county or city and water system about irrigation and backflow rules.
Ask the local building office about irrigation and backflow rules.
Checked October 18, 2026 against SC Residential Builders Commission, licensure.
Concrete flatwork (driveways, sidewalks and work in the public right-of-way)
| License | Residential Specialty registration (Masons) or Residential Builder for house jobs; Concrete or Concrete Paving subclassification for commercial |
|---|---|
| Board | SC Residential Builders Commission (residential); SC Contractor's Licensing Board (commercial over $10,000) |
The commercial Concrete subclassification includes sidewalks, driveways and curbs; Concrete Paving covers concrete streets, driveways and parking lots.
Ask the county, city or road owner what permit work at the street needs.
- Pick the registration or license that fits job type and size.
- Ask the road owner about a right of way permit.
Difficulty 36, moderate (exams 15, business and law exam 5, experience 5, fees 3, bond 8).
Checked October 18, 2026 against SC Code 40-11.
Drainage and detention (grading, drainage, stormwater and detention ponds)
| License | Grading subclassification (commercial jobs over $10,000) |
|---|---|
| Board | SC Contractor's Licensing Board |
Grading covers soil preparation of streets, building sites, parking lots and storm sewers. Stormwater permit rules are not covered here.
Grading and stormwater approvals come from the county or city.
- Get the Grading subclassification for jobs over $10,000.
- Check local stormwater approvals.
Checked October 18, 2026 against SC Code 40-11.
Demolition
| License | SCDES demolition notification and permit (for regulated facilities) |
|---|---|
| Board | SC Department of Environmental Services, asbestos section |
An ePermitting application must reach SCDES at least 10 working days before a regulated facility is demolished, even when a building inspector finds no asbestos, and a permit is required before demolition. Required fees and a copy of the building inspector's report go with the notification. Demolition of a private residence with four or fewer units is exempt unless conditions apply, such as being part of a larger commercial or public project.
Demolition of a regulated facility needs the SCDES notification and permit, filed at least 10 working days ahead, plus the local demolition permit.
- Have the building surveyed for asbestos.
- File the SCDES demolition notification at least 10 working days ahead.
- Get the local demolition permit.
Difficulty 36, moderate (exams 15, business and law exam 5, experience 5, fees 3, bond 8).
Checked October 18, 2026 against SC DES, renovations and demolitions.
Official sources
- SC Code chapter 40-59, residential builders
- SC Code chapter 40-11, contractors (commercial)
- SC Residential Builders Commission, licensure
- Residential Builder license requirements and instructions
- Residential Specialty Contractor registration requirements
- SC DES, renovations and demolitions (asbestos)
Licensing pages for nearby states cover North Carolina.
Rules and fees change, and this is not legal advice. Confirm with the licensing board before you apply or bid.