Contractor Licensing in Georgia vs. South Carolina: What Homeowners Should Check
Published •7 min read
Georgia and South Carolina regulate contractors differently, and the rules depend on the type of work. In Georgia, residential and commercial general contractors need a state license, but work that qualifies as a specialty trade can be exempt. In South Carolina, residential builders must be licensed and residential specialty contractors must be registered for jobs over $500. In both states, electrical, plumbing and HVAC work require their own credentials.
This guide explains the basics and, most importantly, how to look up any contractor yourself. It's general information, not legal advice. For your specific project, check with the state board and your local permit office.
Georgia vs. South Carolina at a Glance
| Georgia | South Carolina | |
|---|---|---|
| Main board | State Licensing Board for Residential and Commercial General Contractors (Secretary of State) | Residential Builders Commission (Department of Labor, Licensing and Regulation) |
| General contractors | License required to offer residential or commercial general contractor services for pay | Residential builders must be licensed |
| Specialty trades | Work that qualifies as a specialty trade is exempt from the general contractor license | Residential specialty contractors must be registered or licensed for undertakings over $500 |
| Electrical, plumbing, HVAC | Separate state licenses | Specialty licenses after an exam |
| Look up a license | Georgia Secretary of State verification and GOALS license search | SC LLR online license lookup |
Georgia
The Georgia Secretary of State's FAQ states that anyone who performs, or offers to perform, residential or commercial general contractor services for compensation must be licensed. The same FAQ notes that licenses are not required for work that qualifies as a specialty trade, and the board publishes lists of exempt specialty contractors. Specialty work still has to follow building codes, and electrical, plumbing and similar work still requires the appropriate license.
What this means for a kitchen project: a company coordinating a full remodel is typically acting as a general contractor, while a single trade may fall under a specialty exemption. If you're unsure, ask the contractor what license or exemption applies to your scope of work, and check with the board.
South Carolina
Under South Carolina law, all residential builders must be licensed and all residential specialty contractors must be registered with the Residential Builders Commission. A residential specialty contractor is defined as a contractor doing construction, repair or improvement work that requires specialized trade skills when the job exceeds $500. The law lists areas such as carpenters, floor covering installers, dry wall installers, masons, painters, plumbers, electricians and HVAC. Plumbers, electricians and HVAC installers must pass an exam for a specialty license; other listed trades are registered.
South Carolina also limits what a specialty contractor can do: they are not authorized to build additions without supervision by a licensed residential builder or other appropriately licensed party.
How to Check a Contractor
- 1Ask for the license or registration number and the exact business name.
- 2Look it up. In Georgia, use the Secretary of State's online verification or the GOALS license search. In South Carolina, use the LLR online license lookup.
- 3Check the status: active, and in the right category for your work.
- 4Ask for proof of insurance (general liability, and workers' compensation if they have employees) and confirm it's current.
- 5Confirm who pulls permits, if your project needs them, and that licensed electricians and plumbers handle that work.
Beyond the License
- Get a written, itemized contract that describes the scope and materials.
- Ask for references and photos of similar completed work.
- Avoid paying the full amount upfront; agree on a payment schedule tied to progress.
- Get any warranty terms in writing.
For trade-specific questions, see how to choose a cabinet installer and how to choose a countertop installer.
Frequently Asked Questions
Do contractors need a license in Georgia?
Residential and commercial general contractors must be licensed by the state to offer those services for pay. The Secretary of State notes that work qualifying as a specialty trade is exempt from that license, though electrical, plumbing and similar work need their own licenses.
Do contractors need a license in South Carolina?
Residential builders must be licensed, and residential specialty contractors must be registered or licensed with the Residential Builders Commission for work over $500.
How do I verify a contractor's license?
Use the Georgia Secretary of State's online verification or GOALS license search, or the South Carolina LLR online license lookup, and check that the license is active and in the right category.
Is this legal advice?
No. It's a general overview. For your specific project, check with the state licensing board and your local permit office.
Planning Cabinets or Countertops? Talk to Mega Solutions
Mega Solutions sells and installs kitchen cabinets and installs granite, quartz, quartzite and marble countertops in metro Atlanta and the Augusta–Aiken area. Ask us any questions about your project, and request a personalized quote.
Sources
- Georgia Secretary of State, "Residential and Commercial General Contractors Frequently Asked Questions": sos.ga.gov
- Georgia Secretary of State, "Residential and Commercial General Contractor Exemptions": sos.ga.gov
- Georgia Secretary of State, license verification: verify.sos.ga.gov
- South Carolina Code of Laws, Title 40, Chapter 59 (Residential Builders): scstatehouse.gov
- South Carolina LLR, Residential Builders Commission: llr.sc.gov
- South Carolina LLR, online license lookup: verify.llronline.com
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