Who licenses what in Georgia
| Work | License | Where to check |
|---|---|---|
| Homes, remodels and additions on one- and two-family houses and townhouses up to 3 stories, over $2,500 | Residential Basic contractor (O.C.G.A. § 43-41-2(10)) | SOS Licensee Search |
| The above plus multifamily and light commercial buildings under 4 stories and 25,000 sq ft | Residential Light Commercial contractor (§ 43-41-2(11)) | Same |
| Larger commercial work | Commercial General Contractor; a Limited Tier license is capped at $1 million a project | Same |
| Electrical, plumbing, conditioned air, utility, low-voltage | Chapter 14 trade licenses (Construction Industry Licensing Board) | Same |
The specialty-trade exemption (§ 43-41-17(e)) also limits how much other work a trade contractor can do under its own license: incidental work up to the greater of $10,000 or 25 percent of the contract.
Insurance and net worth by license
| License | Minimum net worth | General liability per occurrence | Continuing education |
|---|---|---|---|
| Residential Basic | $25,000 | $300,000 | 3 hours a year |
| Residential Light Commercial | $25,000 | $500,000 | 6 hours a year |
| Commercial General Contractor | $150,000 | $500,000 | none |
| Commercial GC, Limited Tier | $25,000 | $500,000 | (project cap $1 million) |
Figures from the Secretary of State's contractor FAQ, which adds that "Insurance is a condition of applying for and maintaining licensure" and that workers' compensation "is only required if you have 3 or more employees". The FAQ mentions no homeowner recovery fund.
How to look a contractor up, step by step
- Ask for the license number and type. A remodel over $2,500 needs a Residential Basic license; its electrician, plumber and HVAC contractor need their own trade licenses.
- Search the Licensee Search by name or number. Our fetcher could not open the search itself, so we cannot describe its result fields; check that the license type matches the job and the status is active.
- Check the qualifying agent. Georgia businesses are licensed through a qualifying agent, the person whose credentials back the license; the agent should work for the company you are hiring.
- Ask for the certificate of insurance and compare it with the minimum for the license type above.
- In Johns Creek, look up the address's past permits in the city's EnerGov portal, as the Johns Creek building permit search guide shows.
Georgia does not require a license to build your own home, the FAQ says, but local building codes still apply.
Our permit data in Georgia
| Johns Creek, Aug 2024 – Jul 2026 | Permits |
|---|---|
| HVAC | 1,255 |
| Electrical | 949 |
| Plumbing | 817 |
| All permits | 3,979 |
We have counts by kind of work but not a contractor list, so this page does not rank Johns Creek firms.
Red flags on a Georgia job
- A remodel over $2,500 from a firm with no residential license.
- A Residential Basic license on a firm bidding a 4-story or commercial building.
- An electrician, plumber or HVAC contractor without a Chapter 14 trade license, even if the general contractor is licensed.
- A certificate of insurance below $300,000 per occurrence.
- A contract split into pieces just under $2,500.
How we know this
Thresholds, license categories and penalties are quoted from O.C.G.A. Chapter 43-41 as published by the Secretary of State, and the insurance and net-worth figures from the Secretary of State's contractor FAQ, both read 25 October 2026. The Licensee Search is linked from that FAQ; our fetcher could not open it. Johns Creek counts come from the city's permit layer, read 23 October 2026; we have not matched Georgia contractor names to license records.
Numbers come from public permit records in 57 cities, data through October 23, 2026. Nobody paid to be on this page and nobody can.
Questions
- When does a Georgia contractor need a state license?
A residential contractor needs a license when the work is worth more than $2,500.00, under the definition in O.C.G.A. § 43-41-2. Residential Basic covers one- and two-family homes and townhouses up to three stories; Residential Light Commercial adds small multifamily and commercial buildings.
- Does a Georgia electrician or plumber need the same license?
No. Plumbing, conditioned air, utility, electrical and low-voltage contracting are specialty trades with their own Chapter 14 licenses, and the residential contractor law exempts them (O.C.G.A. § 43-41-17).
- Where do I look up a Georgia contractor?
The Secretary of State's Licensee Search, linked from its contractor FAQ at goals.sos.ga.gov. The same system covers residential and general contractors and the construction trades.
- What insurance must a Georgia residential contractor carry?
The Secretary of State lists general liability of $300,000 per occurrence for Residential Basic and $500,000 for Residential Light Commercial and the commercial licenses. Workers' compensation is required only with 3 or more employees.
- What is the penalty for unlicensed contracting in Georgia?
A misdemeanor, with "a fine of not less than $500.00 or imprisonment of three months, or both" (O.C.G.A. § 43-41-12).
Build your own list
Pick your city and the kind of work. Every firm with a permit on record, sorted by what you value.
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- Residential and Commercial General Contractors Frequently Asked Questions — Georgia Secretary of State (2026-10-25)
- O.C.G.A. Title 43 Chapter 41, Residential and General Contractors — Georgia Secretary of State (PDF) (2026-10-25)
- Licensee Search — Georgia Secretary of State (GOALS) (2026-10-25)
- Johns Creek EnerGov Self Service (2026-10-24)