How to Start a Mobile Home Dealer or Installer Business in South Carolina

If you plan to sell manufactured homes or set them up on lots in South Carolina, your licensing starts with the LLR Manufactured Housing Board. The Board licenses manufacturers, retail dealers, salespeople, contractors, installers and repairers. Each license type has its own application fee, bond amount and requirements, and the Board does not honor licenses from other states. This guide walks through the steps in the order most applicants handle them, so you avoid the common delays that come from filing the wrong license or sending an incomplete packet.

This article is informational content, not legal or tax advice. Licensing rules, fees and forms can change. Confirm every figure with the Manufactured Housing Board and the agencies named below, and consult a South Carolina attorney or certified public accountant (CPA) before you commit money to a business plan.

Know which license you need

The Board issues several license types, and your business model determines which ones apply. In general terms, a retail dealer sells homes to buyers, a salesperson sells homes on behalf of a licensed dealer, and an installer sets homes up on site. A contractor or repairer handles related work, and a manufacturer builds the homes. Many owners who sell and set up homes need more than one license, so ask the Board how each activity is classified before you file anything.

The application fees and bond amounts for each license type are below.

License type	Application fee	Required bond
Manufacturer	$300	$75,000
Retail dealer	$100	$30,000
Retail salesperson	$50 ($100 for multi-lot)	$15,000
Installer, contractor or repairer	$100	$5,000

Confirm these amounts on the Board's current application forms before you submit, since a fee change would affect your budget.

Materials and information you need before you apply

Gather these items before you start the application. Missing items are the most common reason a packet gets returned.

• A legal business name and the formation documents for your entity, such as Articles of Organization for an LLC
• A South Carolina registered agent with a street address
• A federal Employer Identification Number (EIN) from the IRS
• A surety bond in the amount required for each license you hold
• Proof that you completed the Board-approved training course
• Your passing result from the PSI exam
• A credit report
• A financial report in the format the Board requires
• Results from SLED and seven-year background checks
• The application fee, paid by a method the Board accepts
• A local business license for the city or county where you operate
• A South Carolina Department of Revenue (SCDOR) Retail License, if you sell tangible goods

Step-by-step: from formation to licensed operation

Step 1: Choose your business structure

Decide whether to operate as a sole proprietor, form a limited liability company (LLC), or form a corporation. Sole proprietors and general partnerships do not file organizing documents with the South Carolina Secretary of State. An LLC files Articles of Organization for a Domestic Limited Liability Company under S.C. Code Section 33-44-203, with a filing fee of $110 and no annual report requirement. A corporation files Articles of Incorporation under S.C. Code Section 33-2-102 for the same $110 filing fee, and must also file Form CL-1 with a one-time $25 initial License Fee within 60 days of doing business in South Carolina.

Many dealers choose an LLC to separate business liability from personal assets. That choice depends on your finances, your partners and your tax position, so review it with a CPA and an attorney before you file.

Step 2: Choose and protect your business name

Under S.C. Code Section 33-44-105, an LLC name must include the words limited liability company or limited company, or an abbreviation such as L.L.C., LLC, L.C. or LC. Limited is abbreviated as Ltd. and company as Co. The name must be distinguishable from other registered names on the Secretary of State's records. Search the records at businessfilings.sc.gov before you commit to a name.

If you want to hold a name while you prepare paperwork, you can reserve it for 120 days for a $25 fee. The reservation cannot be renewed, so file your formation documents before it expires. Use the name reservation form from the Secretary of State. Keep the name identical across your formation documents, bond, EIN and license application.

Step 3: Appoint a registered agent and file your formation documents

Under S.C. Code Section 33-44-108, every LLC must designate and continuously maintain an agent with a street address in South Carolina for service of process. The agent must be an individual South Carolina resident, a domestic corporation, another LLC, or a foreign corporation or company authorized to do business in the state. The name and address of that agent must appear on your formation document. You can file online through Business Entities Online, where the Secretary of State returns documents in 24 to 48 business hours. The Secretary of State does not publish a separate expedite fee, and it does not publish a mail turnaround window, so mailed or in-person filings may take longer.

Step 4: Get your EIN and register with SCDOR

Apply for an EIN with the IRS, listing the legal entity name you filed. Then register your business with the SCDOR through the Business Tax Application on MyDORWAY, available from the SCDOR website. If you sell tangible goods, you also need a Retail License from SCDOR. It carries a one-time, nonrefundable fee of $50 per location, and you apply for it through the same Business Tax Application. The state sales tax rate is 6 percent. Ask SCDOR how sales of manufactured homes are treated, including any sales tax handling specific to those transactions, before you set prices or quote buyers.

If you operate under a trade name, South Carolina has no state-level DBA filing. The Secretary of State does not register DBA or trade names. Record the name with your county or municipality, typically on your local business license, and list it as a trade name on your EIN application and SCDOR application. Guidance is available from South Carolina Business One Stop.

Step 5: Secure your local business license

South Carolina has no general statewide business license, and Secretary of State registration does not count as one. Most cities levy local business license taxes, and nine counties do as well: Beaufort, Charleston, Dorchester, Horry, Jasper, Marion, Orangeburg, Richland and Sumter. Local licenses run on a May 1 to April 30 license year and are due April 30. You can renew at localblrenewal.com. Contact your city or county office to confirm whether your location requires one and what it costs.

Step 6: Obtain the surety bond for each license

Each license type requires a bond in a set amount: $30,000 for a retail dealer, $75,000 for a manufacturer, $15,000 for a retail salesperson, and $5,000 for an installer, contractor or repairer. A surety company issues the bond, and the premium you pay depends on that company's underwriting, including your credit history. Get quotes from more than one surety, and place the bond before you file, because the Board needs the bond in place as part of a complete application.

Step 7: Complete the Board-approved training course and PSI exam

The Board requires applicants to complete a Board-approved training course and pass the PSI exam. Confirm which courses are currently approved and how exam scheduling works before you register, since the Board controls both. Keep your course completion certificate and your exam result with your application records. Schedule the exam after you finish the course so the timing matches your opening date.

Step 8: Prepare your credit and financial documents

The application requires a credit report and a financial report. Ask the Board for the financial report form before you prepare your own statement, because the Board sets the content and format. If your finances include multiple accounts, a loan from a relative, or inventory financing, have a CPA review the statement before you submit it. Errors on the financial report are a common reason applications stall.

Step 9: Submit the application, fee and background checks

Your application must include the SLED background check and the seven-year background check, along with the application fee for your license type. Submit the packet as a complete set of documents, and keep a copy of everything you send. Ask the Board how long processing takes and whether it will contact you about missing items. Do not sign a lease, buy a lot or order inventory on the assumption that your license is approved before you receive it.

Step 10: Check whether your installation work requires contractor licensing

Setting up a home can involve work beyond the Board's installer license, such as site preparation, foundations, or utility connections. South Carolina contractor licensing has its own thresholds. Commercial contractor licenses start above $10,000, and residential specialty registration applies above $500. Confirm with LLR whether the specific site work you plan to perform, or subcontract, falls under those thresholds or under the Board's license. Mistakes here can create liability even when your Board license is in good standing.

Step 11: Calendar your renewal from the start

Board licenses run on a two-year cycle and must be renewed by June 30 of each even-numbered year. The most recent deadline for the 2026 to 2028 cycle was June 30, 2026, so the next renewal deadline is June 30, 2028, which you should confirm with the Board. A late fee of $25 per month applies to late renewals. If the license is not renewed by December 30 of that year, it lapses, and you must reapply as a new applicant. Put the deadline in your calendar the day you receive your license, along with a reminder 60 days before the deadline.

Expected results

Completing these steps in order may allow you to start operating as a licensed dealer, salesperson or installer in South Carolina. Approval is not guaranteed, and results depend on your application being complete and accurate. Applicants who prepare early, confirm the current forms with the Board and keep their documents organized often find the process moves more smoothly, though timelines vary from person to person. Your results may also depend on local zoning, your county or city licensing and your lot location, all of which operate separately from the Board.

Common mistakes to avoid

• Filing the wrong license type. A dealer license does not cover installation, and an installer license does not cover retail sales. Confirm your model before paying a fee.
• Treating Secretary of State registration as a business license. The state registration creates your entity, but local licensing is a separate requirement.
• Assuming a license from another state transfers. South Carolina does not have reciprocity, so you must apply as a new applicant.
• Mismatched names. A name that differs across your formation documents, EIN, bond, SCDOR registration and license application can delay processing.
• Ignoring the renewal calendar. A lapsed license means reapplying from the beginning, including the training and exam requirements.
• Overlooking contractor thresholds. Site work above the contractor or residential specialty thresholds can require additional licensing.
• Opening before approval. Taking deposits, advertising installations or moving homes before your license is issued creates compliance risk.

Practical tips before you file

• Call the Board first and ask for the current forms, fee schedule and processing expectations in writing.
• Order your bond early, and get at least two quotes so you can compare premiums.
• Keep a single document folder with your entity papers, EIN letter, bond, training certificate, exam result, credit report and financial report.
• Use a single legal name everywhere, and check it against the Secretary of State records before filing.
• Set aside money for the local business license and the SCDOR Retail License, since both are separate from the Board's fees.

Where to get help

A South Carolina attorney can review your entity structure, contracts with buyers and suppliers, and liability exposure. A CPA can review your financial report, your sales tax position and your entity tax treatment. The South Carolina Small Business Development Centers can connect you with counseling, and the U.S. Small Business Administration South Carolina district page lists regional resources. These are useful starting points, but they do not replace the Board's own requirements or professional advice tailored to your situation.

Final checklist

Before you submit, confirm that your entity is filed, your registered agent is in place, your EIN and SCDOR registrations match your legal name, your local license is in hand or in process, your bond is issued, your training and exam are complete, your credit and financial reports are ready, and your background checks and fee are included. Then calendar your June 30 renewal deadline on the day you receive your license.

Reminder: this content is informational and does not constitute legal or tax advice. Consult qualified professionals for your specific situation.