Quick answer: South Carolina licenses its construction trades through the Department of Labor, Licensing & Regulation (LLR), split across two boards. The Contractor's Licensing Board licenses commercial general and mechanical contractors on projects costing more than $10,000 (raised from $5,000 in 2023) – with plumbing, electrical and HVAC handled as mechanical subclassifications. The Residential Builders Commission licenses residential builders (new homes over $5,000) and residential specialty contractors: plumbing, electrical and HVAC need a specialty license (with an exam) over $500, while roofing, carpentry, painting and masonry need a specialty registration. Landscapers, handymen and cleaners need no state license.
The table below shows which of the common trades need a South Carolina state license or registration and which do not.
Which trades need a license in South Carolina?
| Trade | State license required? | Licensing body |
|---|---|---|
| Plumber | Yes | Licensed. Residential plumbing over $500 needs a Residential Specialty License (exam) from the Residential Builders Commission; commercial plumbing is a mechanical subclassification under the Contractor's Licensing Board on projects over $10,000. |
| Electrician | Yes | Licensed. Residential electrical work over $500 needs a Residential Specialty License (exam) from the Residential Builders Commission; commercial electrical is a mechanical subclassification under the Contractor's Licensing Board on projects over $10,000. |
| HVAC | Yes | Licensed. Residential heating/air conditioning over $500 needs a Residential Specialty License (exam) from the Residential Builders Commission; commercial HVAC is a mechanical subclassification under the Contractor's Licensing Board on projects over $10,000. |
| General Contractor | Yes | Licensed. New residential building over $5,000 needs a Residential Builder license from the Residential Builders Commission; commercial general construction over $10,000 needs a Contractor's Licensing Board license (Title 40, Ch. 11). |
| Roofer | Registration | Residential roofing over $500 needs a Residential Specialty Contractor registration (no exam) from the Residential Builders Commission. Large commercial roofing scopes fall under the Contractor's Licensing Board. |
| Painter | Registration | No exam license, but residential painting/wallpapering over $500 requires a Residential Specialty Contractor registration with the Residential Builders Commission. Commercial-only painting generally needs no state contractor license. |
| Carpenter | Registration | No exam license, but residential carpentry over $500 requires a Residential Specialty Contractor registration. Structural or mechanical scopes reserved for licensed trades still require the proper license. |
| Landscaper | No | No state contractor license for general landscaping or lawn care. Crossing into a reserved trade (e.g. irrigation plumbing) would require the appropriate license or registration. |
| Handyman | No | No handyman license. Small jobs stay under the thresholds ($500 residential specialty, $5,000 residential builder, $10,000 commercial), but larger reserved-trade work requires the proper license or registration. |
| Cleaner | No | No state occupational or contractor license required for residential or commercial cleaning. |
"Yes" means an LLR-issued license is required; "Registration" means an LLR residential specialty registration is required above $500; unlicensed trades may still need a local business license and must not perform work reserved for a licensed trade.
How South Carolina licenses contractors: two LLR boards
South Carolina regulates construction trades at the state level through the Department of Labor, Licensing & Regulation (LLR). Two boards do most of the work. The Contractor's Licensing Board (Title 40, Chapter 11) licenses commercial general and mechanical contractors – along with construction managers, alarm and fire-sprinkler contractors – for larger projects. The Residential Builders Commission (Title 40, Chapter 59) licenses and registers residential builders, residential specialty contractors and home inspectors for houses of not more than three floors and no more than sixteen units per building.
The most important distinction in South Carolina is commercial versus residential, and each board applies its own dollar threshold. A single trade like plumbing can be regulated by either board depending on whether the work is on a commercial project (Contractor's Licensing Board) or a home (Residential Builders Commission).
Commercial contractors: the Contractor's Licensing Board
Under S.C. Code § 40-11-30, no one may perform or offer to perform general or mechanical contracting where the total cost of construction is greater than $10,000 without a license from the Contractor's Licensing Board. This threshold was raised from $5,000 to $10,000 in 2023 (Act via H.4115), so older guides citing a $5,000 commercial trigger are out of date.
Mechanical contracting is where the specialty trades live. The mechanical subclassifications under § 40-11-410 include air conditioning, heating, packaged equipment, electrical (under 600 volts), lightning protection, plumbing, pressure and process piping, and refrigeration. So on commercial jobs above the threshold, plumbing, electrical and HVAC are all licensed as mechanical subclassifications of the Contractor's Licensing Board rather than as standalone trade licenses. Commercial applicants must show experience and a financial statement, with bond or net-worth tiers setting the license group.
Residential builders and specialty contractors
For homes, the Residential Builders Commission governs. Under S.C. Code § 40-59-20, a Residential Builder license is required when the cost of the undertaking (new residential construction) exceeds $5,000. A Residential Specialty Contractor credential is required for specialized trade work when the undertaking exceeds $500.
Residential specialty credentials come in two forms. Trades that require an examination and a license are plumbing, electrical, and heating/air conditioning. Trades that require only a registration (no exam) include roofing, carpentry, masonry, drywall, painting and wallpapering, stucco, siding, floor covering, insulation and solar panel installation. When a residential specialty job exceeds $5,000, the licensee must also carry a surety bond of at least $10,000.
How plumbing, electrical and HVAC are licensed
These three trades are always regulated in South Carolina, but which board depends on the project. On a commercial job costing more than $10,000, plumbing, electrical and HVAC are mechanical subclassifications under the Contractor's Licensing Board. On residential work over $500, they are Residential Specialty Licenses issued by the Residential Builders Commission after passing the required examination.
In both cases an examination is involved, which sets plumbing, electrical and HVAC apart from registration-only trades like painting and carpentry. A contractor working both markets may need credentials from both boards.
Trades with no state license, and local rules
Several common home-service trades are not licensed by either state board. Landscaping and lawn care, general handyman work, and cleaning have no South Carolina contractor license or registration (separate rules can apply to specialized work such as pesticide application or irrigation plumbing). Painting and carpentry sit in between: they need a residential specialty registration only when residential work exceeds $500.
Unlicensed does not mean unregulated. These businesses still typically need a local business license from the city or county, must carry appropriate insurance, and cannot cross into a reserved trade. A handyman or landscaper cannot legally perform licensed plumbing, electrical, HVAC or structural work. Because local permit and business-license rules vary, always confirm requirements with your municipality before starting a job.
How to get licensed in South Carolina
- Decide whether your work is commercial (Contractor's Licensing Board, Title 40 Ch. 11) or residential (Residential Builders Commission, Title 40 Ch. 59), and identify your classification or mechanical subclassification.
- Confirm you cross the dollar threshold: more than $10,000 for commercial general or mechanical contracting, more than $5,000 for a residential builder, or more than $500 for residential specialty work.
- Meet the qualifications – experience plus a financial statement (with bond or net-worth tiers) for commercial general/mechanical, and pass the trade and business exams where required (residential plumbing, electrical, HVAC and the residential builder license all require exams).
- Apply to LLR through the appropriate board with your exam results, financial documentation, surety bond where required, and fees via the LLR online portal.
- Keep the credential active by renewing on LLR's cycle and meeting any continuing-education, bond or business-certificate requirements.
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Frequently asked questions
What is the dollar threshold for needing a contractor license in South Carolina?
It depends on the board. For commercial general or mechanical contracting, a Contractor's Licensing Board license is required when the total cost of construction is greater than $10,000 (raised from $5,000 in 2023). For residential work, a Residential Builder license is required when the undertaking exceeds $5,000, and a Residential Specialty credential is required when specialized trade work exceeds $500.
Do plumbers, electricians and HVAC contractors need a license in South Carolina?
Yes. On commercial projects over $10,000 they are licensed as mechanical subclassifications (plumbing, electrical, air conditioning/heating) under the Contractor's Licensing Board. On residential work over $500 they need a Residential Specialty License from the Residential Builders Commission, which requires passing an examination.
Does a handyman or painter need a license in South Carolina?
A general handyman has no state license, and cleaning and landscaping are likewise unlicensed. A painter (and carpenter, roofer, mason and similar trades) needs a Residential Specialty Contractor registration – no exam – when residential work exceeds $500. None of these trades may perform work reserved for a licensed plumber, electrician, HVAC or structural contractor.
What is the difference between the Contractor's Licensing Board and the Residential Builders Commission?
Both are part of South Carolina LLR. The Contractor's Licensing Board (Title 40, Ch. 11) licenses commercial general and mechanical contractors on projects over $10,000. The Residential Builders Commission (Title 40, Ch. 59) licenses residential builders (homes over $5,000) and residential specialty contractors (trade work over $500). The same trade can fall under either board depending on whether the job is commercial or residential.
Sources: SC LLR – Contractor's Licensing Board, SC LLR – Residential Builders Commission, SC LLR – Residential Specialty Contractor Registration, S.C. Code Title 40, Chapter 11 – Contractors, S.C. Code Title 40, Chapter 59 – Residential Builders, 2025. Licensing rules change — always confirm current requirements with the relevant state board and your local city before you work.