General contractor · State license
How to get a contractor license in South Carolina
State law and licensing-board sources · Last reviewed October 11, 2026
South Carolina has two contractor licenses. The Residential Builders Commission licenses residential builders, needed to build or improve homes (up to three floors and sixteen units) when the job costs more than $5,000. The Contractor's Licensing Board licenses general contractors for commercial work over $10,000, in license groups that cap the size of each job. Both need experience and PSI (a testing company) exams; workers employed by a licensee don't need their own license. [1][2][3][4]
New to the trade?
Starting from zero in South Carolina
You don't need a license to work in construction in South Carolina: the licenses cover those who contract for or supervise building jobs. Your first step is getting hired by a licensed builder or contractor, or joining a construction pre-apprenticeship or registered apprenticeship through Apprenticeship Carolina. Keep W-2s and a record of who supervised you: the residential builder license later needs one year of experience in residential building. [1][4][7][14][15]
High school diploma or GED
No state rule for construction workers. Apprenticeship Carolina says a diploma or GED (General Educational Development test) is required for some adult registered apprenticeships Employers set their own rules. [14]
Minimum age
Apprenticeship Carolina says people 16 and older can join a registered apprenticeship A high school student who is 16 needs a parent's or guardian's permission. [14]
Register before you start work
Nothing to register with the state. Apprenticeship Carolina says apprenticeships are applied for and hired by the employer just as with other jobs. [14]
Pre-apprenticeship
Apprenticeship Carolina's provider list includes Basic Residential Construction (Homes of Hope) and Construction Craft Laborer (Midlands Technical College). [15]
Pay while you learn
Registered apprenticeships are paid, with at least one guaranteed raise as you progress. Apprenticeship Carolina offers scholarships of up to $4,000 toward apprenticeship education costs. [14]
Experience that counts later
The Commission looks for one year of hands-on experience across fields such as estimating and plan reading, project management, carpentry, concrete, masonry, roofing, site work and the mechanical trades. A college degree is considered but doesn't replace it. [8]
Still in high school?
Youth apprenticeships let high school juniors and seniors combine school with paid on-the-job training from a local employer, and high school completion is a program requirement (Apprenticeship Carolina youth apprenticeship). The SC Department of Education's Architecture & Construction cluster includes Building Construction Technology, Carpentry and Masonry programs (SC CTE cluster framework). Through dual enrollment at your local technical college, eligible high school students can take college courses, including technical courses, for both high school and college credit (SC Technical College System dual enrollment). We found no South Carolina rule that counts high school CTE (career and technical education) hours toward a contractor license. [14][17][18][19]
Where to apply in South CarolinaHow to get an apprenticeshipHelper jobs
Licensing office South Carolina Residential Builders Commission and Contractor's Licensing Board (SC Department of Labor, Licensing and Regulation) · (803) 896-4696 [2][4]
South Carolina contractor license at a glance
- Residential builder experience
- At least one year of residential building experience within the past five years [7]
- Residential builder fees and bond
- $135 application, $220 license, $15,000 surety bond Renews every two years [2][8]
- Commercial experience
- At least 2 years of work experience within the past 5 years in the classification [3][11]
- Commercial fees
- $350 initial license $135 renewal every two years (expires October 31 of even years) [13]
- Minimum age
- 16 for a registered apprenticeship (Apprenticeship Carolina) A 16-year-old high school student needs a parent's or guardian's permission [14]
On this page
- At a glance
- Starting from zero
- The license pathway
- Residential builder or general contractor?
- The residential builder license
- The commercial general contractor license
- Getting started in construction
- If you're licensed in another state
- Steps to get licensed
- Where to get the hours
- Licensed in another state?
- Questions people ask
The license pathway in South Carolina
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1
Construction worker or apprentice (no license)
No state license or registration for workers. The residential and commercial licenses cover those who contract for or supervise the work; you can learn by working for a licensed builder or contractor. [1][4]
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2
Residential Builder
- 1 year of experience
- Yes: Residential Builder (110 questions, 70% to pass, 360 minutes) plus Business Management and Law (50 questions), open book, PSI; $98 for both parts
- $135 application, $220 license, $15,000 bond
- Every 2 years by June 30 of even years; $220
Needed to build, repair or improve a residential building up to three floors (and up to sixteen units per apartment building) when the job costs more than $5,000. You need at least one year of experience in residential building, supervised by a licensed builder or other appropriately licensed professional. [1][2][7][8][9][10]
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3
General Contractor: Limited Building (Groups 1 to 3)
- 2 years of experience
- Yes: Limited Building Contractor (80 questions, 56 correct, 5 hours, $75) plus Business Management and Law for Commercial Contractors ($75), open book, PSI
- $350 initial license
- Every 2 years (expires October 31 of even years); $135
A qualifying party who passes the limited building exam can qualify a Group 1, 2 or 3 general contractor (jobs up to $1,000,000), and buildings are limited to three stories. The business names a Primary Qualifying Party with at least two years of full-time experience within the past five. [3][11][12][13]
-
4
General Contractor: Unlimited Building (Groups 4 and 5)
- 2 years of experience
- Yes: unlimited general contractor exam plus Business Management and Law for Commercial Contractors, PSI
- $350 initial license
- Every 2 years (expires October 31 of even years); $135
Group 4 (jobs up to $3,000,000) and Group 5 (unlimited) need a qualifying party who passed the unlimited general contractor exam. The group also depends on the business's net worth, working capital or surety bond (from $250,000 to $350,000 in net worth for Groups 4 and 5). [3][11][13]
Residential builder or general contractor?
- Residential builder: someone who builds, repairs or improves a residential building that is not over three floors and has no more than sixteen units in any apartment building, when the job costs more than $5,000. Licensed by the Residential Builders Commission.
- General contractor: a business that performs or supervises general construction (buildings, highways, sewers, grading, paving and other improvements) where the total cost is over $10,000. Licensed by the Contractor's Licensing Board.
A licensed residential builder doesn't need a general contractor license for residential building. A residential builder licensed by exam may also do the residential specialty trades (such as plumbing, electrical and HVAC) without a separate license, but one licensed by exam waiver must subcontract the mechanical trades.
Recent change: a 2023 law (Act 69, H.4115) raised the commercial threshold from $5,000 to more than $10,000, raised the job limits for each license group and added working capital as a way to qualify. Residential thresholds didn't change. [1][2][3][5][6]
The residential builder license
State law requires at least one year of experience under a licensed residential builder or other appropriately licensed professional. The Commission's instructions ask for at least one year of residential building experience within the past five years, verified by Experience Affidavits from your supervisors. Its FAQ (frequently asked questions) says it looks for hands-on experience in fields such as estimating and plan reading, project management, carpentry, concrete, masonry, roofing, site work, electrical, plumbing and HVAC (heating, ventilation and air conditioning). For approval at staff level, the affidavits must show at least 12 months in each field on the form, with W-2s or 1099s.
The Residential Builder exam has 110 questions; you need 77 correct (70%) and get 360 minutes. You also pass the 50-question Business Management and Law exam. Both are open book at PSI, which charges $98 for both parts.
After passing, you send the $220 license fee and a $15,000 surety bond. Licenses expire June 30 of even-numbered years and renew every two years. State law (S.C. Code § 40-59-230) still says the Commission renews licenses annually, while the Commission's current FAQ describes two-year renewals; confirm with the Commission. [1][7][8][9][10]
The commercial general contractor license
Commercial licenses belong to the business. Each classification needs a Primary Qualifying Party (PQP), who passed the exams, has at least 2 years of full-time work experience within the past 5 years in the classification, and serves in a management role for the business.
For the Building classification, a PQP who passes the limited building exam can qualify Groups 1 to 3, and those buildings are limited to three stories. Groups 4 and 5 need the unlimited general contractor exam. The PSI Limited Building Contractor exam has 80 questions (56 correct to pass, 5 hours, $75). The Business Management and Law for Commercial Contractors exam takes 125 minutes ($75). Commercial exams are open book.
The license group sets the most you can bid on one job, and you qualify for it with a minimum net worth (or working capital, or a surety bond in the same amount as the net worth):
- Group 1: jobs up to $100,000; net worth $20,000.
- Group 2: up to $400,000; net worth $60,000.
- Group 3: up to $1,000,000; net worth $150,000.
- Group 4: up to $3,000,000; net worth $250,000.
- Group 5: unlimited; net worth $350,000.
The initial license fee is $350. General contractor licenses expire October 31 of even-numbered years and renew for $135. [3][11][12][13]
Getting started in construction
Apprenticeship Carolina, part of the SC Technical College System, helps employers register apprenticeships, and its pre-apprenticeship list includes construction programs. Registered apprentices are paid and earn a U.S. Department of Labor Journeyworker credential when they finish.
See how to get an apprenticeship, pre-apprenticeship programs and carpenter apprenticeships. [14][15]
If you're licensed in another state
Residential: the Commission's residential builder page lists exam waivers for Alabama, Georgia, Mississippi and North Carolina licenses obtained by exam and held at least a year; its exam information page also lists Louisiana. Passing the NASCLA (National Association of State Contractors Licensing Agencies) exam within 3 years or holding an SC general contractor license with a Building or Limited Building classification also qualifies. A builder licensed by waiver gets a limited license and must subcontract the mechanical trades.
Commercial: the Board's waiver list (as of May 2026) accepts Louisiana Building Construction, Mississippi Building, North Carolina Building and Tennessee BC exams, Utah building exams passed before May 2019, and the NASCLA Commercial General Building exam. You must pass the SC business and law exam.
See our license reciprocity guide and reciprocity map. [2][10][16]
Steps to get licensed in South Carolina
Get hired and document your experience
Work for a licensed residential builder or general contractor. Keep W-2s or 1099s and the names of your licensed supervisors; they fill out Experience Affidavits for your application. [7]
Apply for the residential builder license
With one year of residential building experience in the past five years, apply on the Commission's residential builder page with the $135 fee and a credit report. Experience must be approved before you can test. [2][7][8]
Pass both PSI exams
After approval you have one year and three attempts to pass the Residential Builder exam and the Business Management and Law exam, booked through PSI. [7]
Get licensed and renew
Send your PSI results, the $220 license fee and a $15,000 surety bond. Residential builder licenses expire June 30 of even-numbered years and renew every two years. [8]
For commercial work, qualify a general contractor license
With 2 years of experience in the past 5, pass the PSI Limited or Unlimited Building exam and the commercial business and law exam, then apply to the Contractor's Licensing Board with the $350 fee and a financial statement or bond for your group. [3][11][13]
Where to get the hours
Programs that train general contractors in or for South Carolina, from their own official pages. Listed by type, not ranked.
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State program
Apprenticeship Carolina registered apprenticeships
Apprenticeship Carolina, a division of the SC Technical College System, helps employers register apprenticeships. You apply to and are hired by the employer; programs typically last one to four years. [14]
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Other
Construction pre-apprenticeships
Apprenticeship Carolina lists pre-apprenticeship providers across the state, including Basic Residential Construction and Construction Craft Laborer programs. [15]
Licensed in another state?
Residential Builder: AL, GA, MS, NC
If you've held a license obtained by exam in Alabama, Georgia, Mississippi or North Carolina for at least a year, the Commission waives the technical exam (the Commission's exam page also lists Louisiana). You still need the experience and the Business Management and Law exam, and a waiver license doesn't cover the mechanical trades. [2][10]
General Contractor, Building or Limited Building: LA, MS, NC, TN
The Contractor's Licensing Board accepts Louisiana Building Construction, Mississippi Building, North Carolina Building and Tennessee BC exams in place of the SC Building exams, plus the NASCLA Commercial General Building exam. You must pass the SC business and law exam. [3][16]
Also listed by: Georgia, Mississippi, North Carolina, Nevada, Tennessee, Utah (their own boards list South Carolina as a partner; check both sides before you move).
Questions people ask
When do I need a contractor license in South Carolina?
For residential building or improvement work over $5,000 you need a residential builder license. For commercial general construction over $10,000 you need a general contractor license from the Contractor's Licensing Board. [1][3]
Sources (19)
- South Carolina Code of Laws Title 40, Chapter 59: Residential Builders, South Carolina Legislature. Accessed October 11, 2026.
- Residential Builder License, SC Residential Builders Commission (SC LLR). Accessed October 11, 2026.
- South Carolina Code of Laws Title 40, Chapter 11: Contractors, South Carolina Legislature. Accessed October 11, 2026.
- General Information (General and Mechanical Contractors), SC Contractor's Licensing Board (SC LLR). Accessed October 11, 2026.
- Frequently Asked Questions, SC Contractor's Licensing Board (SC LLR). Accessed October 11, 2026.
- 2023 Legislative Update, SC Contractor's Licensing Board (SC LLR). Accessed October 11, 2026.
- Residential Builder License Application Requirements and Instructions (Rev. 01/2026), SC Residential Builders Commission (SC LLR). Accessed October 11, 2026.
- Frequently asked questions to become licensed as a Residential Builder, SC Residential Builders Commission (SC LLR). Accessed October 11, 2026.
- South Carolina Residential Builders and Residential Specialty Examinations Candidate Information Bulletin, PSI Services LLC. Accessed October 11, 2026.
- Examination Information, SC Residential Builders Commission (SC LLR). Accessed October 11, 2026.
- Licensure with the Board, SC Contractor's Licensing Board (SC LLR). Accessed October 11, 2026.
- South Carolina Contractor's Licensing Board Commercial Contractor Candidate Information Bulletin, PSI Services LLC. Accessed October 11, 2026.
- Fees, SC Contractor's Licensing Board (SC LLR). Accessed October 11, 2026.
- Apprentices (with Frequently Asked Questions), Apprenticeship Carolina, SC Technical College System. Accessed October 11, 2026.
- Pre-apprenticeship, Apprenticeship Carolina, SC Technical College System. Accessed October 11, 2026.
- Technical Exam Waiver Agreements (as of May 2026), SC Contractor's Licensing Board (SC LLR). Accessed October 11, 2026.
- Youth Apprenticeship, Apprenticeship Carolina, SC Technical College System. Accessed October 11, 2026.
- CTE New Cluster Framework, South Carolina Department of Education. Accessed October 11, 2026.
- Dual Enrollment, SC Technical College System. Accessed October 11, 2026.