DEFINITIONS *
-
"Residential
builder" means one who constructs, superintends, or offers to
construct or superintend the construction, repair, improvement, or
reimprovement of a residential building or structure…when the cost
of the undertaking exceeds $5,000.
-
"Residential
specialty contractor" means an independent contractor who is
not a licensed residential builder, who contracts with a licensed
residential builder, general contractor, or individual property
owner to do construction work, repairs, improvement, or
reimprovement which requires special skills and involves the use
of specialized construction trades or craft, when the undertakings
exceed
$200.
Residential specialty contracting includes the following areas of
contracting and other areas as the commission may recognize by
regulation:
(a) plumbers;
(b) electricians;
(c) heating and air conditioning installers and repairers;
(d) vinyl and aluminum siding installers;
(e) insulation installers;
(f) roofers;
(g) floor covering installers;
(h) masons (includes poured concrete work)
(i) dry wall installers;
(j) carpenters;
(k) stucco installers;
(l) painters/wall paperers."
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“Commercial
mechanical construction" means the installation,
replacement, or repair of plumbing, heating, air conditioning,
process piping, refrigeration, lightning protection equipment,
or electrical components, fixtures, or devices of any kind,
excluding burglar alarm work.
-
“Commercial
general contractor" means a person or business which
performs or supervises general construction.
Residential BUILDER WORK LIMITATIONS
-
A Residential Builder's license alone is an inadequate
qualification for performing mechanical, electrical, or plumbing
(MEP) work requiring a license.
Any contractor
performing any MEP work which requires a license is
required to have a current license appropriate for the trade
issued by exam from the State of South Carolina. Residential
Builders without additional licenses appropriate for the trade are
prohibited from performing MEP work requiring a license.
Residential Work Requiring a SC License or Registration
*
For general residential work exceeding $200 but less than
$5000, one of the following State of South Carolina
certifications or licenses is required:
-
SC Registered Residential Specialty Contractor
-
SC Residential Builder License
-
SC General Contractor License
Plus
Note: General Contractors may use unlicensed sub-contractors in
residential construction with the exception of electricians,
plumbers, HVAC contractors, specialty glazing, and specialty
roofing.
For general residential
construction over $5000,
one of the
following State of South Carolina certifications or licenses is
required:
-
SC Residential Builders License
-
SC General Contractors License
-
or a Residential Specialty Registration that includes a bond
with the Residential Builders Commission as the
bond holder.
Plus
Note: General Contractors may use unlicensed sub-contractors in
residential construction with the exception of electricians,
plumbers, HVAC contractors, specialty glazing, and specialty
roofing.
SC State Law for Residential Construction
STATE
laws Regarding Specialty Contractors *
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Residential
Specialty Contractors are
authorized to do RESIDENTIAL work only (no commercial!).
-
Specialty
Contractors may not Sub-contract.
-
They can do
work valued at > $5,000, but must have a bond on file with the
State.
-
Plumbers,
electricians, and HVAC contractors are required to take a
written exam (for a license).
-
Other Specialty
Contractors are required to pay the registration fee, pass a
background check, and prove US citizenship. License/registration
is good for 2 years. (Current fee is $50/year. Approval process
takes 2 – 3 weeks by mail.)
-
They can
have up to three classifications under one license (for example,
one person could be a carpenter, insulator, and floor
installer).
SC State Law for Residential
Construction
Commercial Work Requiring a License or Registration *
-
Any company or
individual practicing as a general contractor or
mechanical contractor for which the total cost of
construction is greater than $5,000.
Note: Commercial jobs whose total value is < $5,000 are not regulated at all.
SC State Law for Commercial Contractors
EXEMPTION FROM STATE LICENSING LAWS
-
An exemption
from the State licensing requirements may be granted to the property owner who does the work
himself, with his own employees, or with licensed or registered
contractors, and;
-
The
structure is intended for the owner's sole occupancy or
occupancy by the owner's family and are not intended for sale
or rent; and
-
The
general public does not have access to this structure, and;
-
The owner
will not sell the property within two years, and;
-
The appropriate form is completed;
and
-
The
appropriate form is filed with the York County Register of
Deeds.
LANDLORDS
- Note
that the SC law requires a State license for many activities
but contains an exception for homeowners who
use the house for their sole
occupancy or occupancy by the owner's family. That State
law
eliminates the ability of landlords to do work requiring a
permit on their homes they own unless they hold a
license appropriate for the trade.
License Lookup
3rd Party websites
A helpful resource
* A paraphrase of
State Law and is not meant to supersede State Law. Where any
conflict may exist, State Law applies.
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