Summary
Operating as a general contractor in Conway, South Carolina requires obtaining the appropriate state license from the Department of Labor, Licensing and Regulation, which involves passing an exam and demonstrating construction experience. The licensing requirements vary based on project size, with different thresholds for residential and commercial work. Contractors must also secure proper insurance coverage and may need bonding for certain projects. Building permits are required for most construction work and must be obtained through the City of Conway Building Department, with typical processing times of 1-2 weeks depending on project complexity. The permit process requires detailed plans, proof of licensing, and compliance with local building codes, followed by mandatory inspections at key construction phases to ensure safety and code compliance.
License Requirements
In South Carolina, general contractors must obtain a license from the SC Department of Labor, Licensing and Regulation (LLR). For residential work under $5,000 or commercial work under $10,000, a Home Builders License is required. For larger projects, a General Contractors License is needed. Applicants must pass a written examination covering business law, construction practices, and safety. Four years of construction experience or equivalent education is required. Licenses must be renewed every two years with 8 hours of continuing education. Conway does not require a separate local contractor license.
Permit Requirements
Building permits are required through the City of Conway Building Department for most construction projects. Permit applications must include detailed plans, site surveys, and proof of licensed contractor. Typical processing time is 5-10 business days for residential permits, 10-15 days for commercial. Permit fees range from $50 for minor work to $500+ for major construction based on project value. Electrical, plumbing, and mechanical permits may be required separately. All work must pass inspections at foundation, framing, and final stages.
Insurance Requirements
General contractors must carry minimum $300,000 general liability insurance and $1 million professional liability coverage. Workers' compensation insurance is mandatory for any business with employees, with no minimum coverage specified but must meet state requirements. Some projects may require performance and payment bonds, typically 100% of contract value for public works. Proof of insurance must be filed with the state license application and maintained throughout the license period.
Typical Cost Ranges
In the Conway market, typical general contracting projects range from $15,000-$45,000 for kitchen remodels, $25,000-$75,000 for bathroom additions, $150,000-$350,000 for home additions, and $200,000-$500,000 for custom home construction. Commercial tenant improvements typically range $50-150 per square foot depending on complexity. These ranges reflect local labor costs, material availability, and market conditions in the Horry County area.
Compliance Checklist
- ✓Obtain proper state contractor license from SC Department of Labor, Licensing and Regulation
- ✓Secure general liability insurance minimum $300,000 and workers compensation coverage
- ✓Register business with SC Secretary of State and obtain necessary tax registrations
- ✓Apply for building permits through Conway Building Department with required documentation
- ✓Ensure all subcontractors are properly licensed and insured
- ✓Schedule required inspections at foundation, framing, and final completion stages
- ✓Maintain current license with continuing education requirements
- ✓Post required notices and permits visibly at job sites
READYDOCS
These are the documents Iris tracks for you.
Store them in one place. Get alerts before anything expires. Ask Iris anything from the job site.
$19/month — First month free. No credit card required.
No credit card. Cancel anytime.