How to Hire a Contractor in South Carolina

South Carolina requires contractors working on projects over $5,000 to hold a state license issued by the SC Contractors' Licensing Board (LLR). You can verify any contractor's license status online at the SC Department of Labor, Licensing and Regulation website. Ask for their license number upfront—a legitimate contractor will have no problem providing it. For projects under $5,000, check for a Greenville County business license and registration.

Get at least three written estimates for any project over $1,000. This gives you a realistic range of pricing for the Greenville market and helps you spot outliers—both unusually high and suspiciously low bids. Make sure each contractor is quoting the same scope of work so you're comparing apples to apples. The lowest bid isn't always the best choice; weigh experience, reviews, and communication alongside price.

Major red flags include: demanding full payment upfront, refusing to provide a written contract, no verifiable license or insurance, pressuring you to make an immediate decision, only accepting cash, no physical business address, and being unwilling to pull permits. After storms in the Upstate, be especially wary of door-to-door contractors who appear from out of state—these "storm chasers" often do subpar work and disappear.

A proper contract should include the full scope of work with specific materials and brands, total cost with a payment schedule, start and estimated completion dates, warranty information, permit responsibilities, change order procedures, and cancellation terms. South Carolina law gives homeowners a three-day right to cancel contracts signed at your home. Never begin work without a signed contract—verbal agreements are nearly impossible to enforce.

Yes, your contractor should carry both general liability insurance and workers' compensation insurance. General liability covers damage to your property during the project, and workers' comp covers injuries to the crew on your job site. Ask for a Certificate of Insurance and call the insurance company directly to confirm the policy is current. Without these, you could be personally liable for accidents or damage that occur during the project.

In South Carolina, general contractors, mechanical contractors (HVAC), and specialty contractors all need state licenses for projects exceeding $5,000. Electricians and plumbers require separate trade licenses through the SC Department of Labor, Licensing and Regulation. Roofers fall under the general or specialty contractor license. Handymen working on projects under $5,000 are exempt from state licensing but should still carry insurance and a local business license.

A reasonable deposit is typically 10% to 33% of the total project cost, depending on the size of the job and materials that need to be ordered. Never pay more than 50% before work begins. Structure payments as milestones tied to completed phases of work—for example, 25% at start, 25% at rough-in, 25% at substantial completion, and the final 25% after a walkthrough. Hold the final payment until all punch list items are resolved.

Ask these key questions: How long have you been in business in the Upstate SC area? Can you provide three recent local references? Are you licensed and insured—can I see proof? Who will be on site daily managing the project? How do you handle change orders and unexpected issues? What is your estimated timeline, and what could cause delays? Will you obtain all necessary permits? What warranty do you offer on your workmanship? A professional contractor will answer all of these without hesitation.