If you own a rental along the Grand Strand — whether you live in Conway or three states away — the rules that govern your property come mostly from one place: the South Carolina Residential Landlord and Tenant Act. Understanding the basics of South Carolina landlord-tenant law is the difference between a smooth year and an expensive lesson. This guide walks through the pieces that trip owners up most, written for real people, not lawyers.
A quick, friendly disclaimer up front: we manage rentals for a living, but we’re not attorneys, and this isn’t formal legal advice. Laws change, and every situation is different. Use this as a map, and confirm the specifics for your property before you act.
Security deposits: no cap, but a strict clock
South Carolina doesn’t cap how much you can charge for a security deposit — one month’s rent is common, though you can ask for more when it’s justified. Where owners get burned is the return process, not the amount.
Once the tenancy ends and the tenant hands back possession, you have 30 days to return the deposit or to send a written, itemized list of any deductions along with any balance owed. Skip that step, and the penalty is steep: a tenant can recover up to three times the amount you wrongfully withheld, plus reasonable attorney’s fees. One missed deadline can turn a $1,500 deposit dispute into a five-figure problem. We cover this in more depth in our guide to South Carolina security deposit law.
Two practical habits protect you: document the unit’s condition with dated photos at move-in and move-out, and get the tenant’s forwarding address in writing. (If a tenant never gives you one and you mail notice to their last known address in good faith, that can limit their claim.)
Rent, late fees, and grace periods
South Carolina has no statewide rent control, so you’re free to set rent at market and to raise it at renewal — with proper notice. The state also doesn’t set a specific late-fee amount, but fees need to be reasonable and spelled out in the lease. A vague or missing late-fee clause is hard to enforce, so this is one more reason your lease language matters.
Speaking of the lease: in South Carolina, a written agreement is your best friend. It’s where you legally establish your late fee, your five-day notice language for unpaid rent, entry procedures, and maintenance responsibilities.
Notices and evictions: the timelines that matter
Nobody buys a rental hoping to evict someone, but knowing the process keeps a bad month from becoming a bad year.
For nonpayment of rent, South Carolina allows a five-day notice. If your lease clearly states that rent is due on a certain day and that eviction proceedings can begin if it isn’t paid within five days, that written lease language can satisfy the notice requirement — meaning you don’t have to hand-deliver a separate notice every time. If rent still isn’t paid, you file with the local magistrate’s court (in our area, that’s Horry or Georgetown County).
For other lease violations — an unauthorized pet, a subletter, property damage — the tenant is generally entitled to a 14-day notice to fix the problem. If they remedy it within those 14 days, the tenancy continues.
To end a month-to-month tenancy without cause, the standard is 30 days’ written notice. Whatever the situation, one rule is absolute: never change the locks, shut off utilities, or remove a tenant’s belongings yourself. “Self-help” evictions are illegal in South Carolina and expose you to real liability. Evictions go through the court, period.
Your habitability duties (and the owner’s other obligations)
The law also asks something of you. Owners must keep the property in a safe, livable condition — working plumbing, heat, electrical, and structural systems — and make repairs within a reasonable time. You also generally need to give tenants reasonable notice, usually at least 24 hours, before entering the unit except in an emergency. Handle these well and you not only stay compliant, you keep good tenants longer.
Local rules still apply
State law is the foundation, but Horry County and individual municipalities layer on their own requirements — business licenses, rental registration in some areas, and zoning rules that especially affect owners thinking about short-term versus annual rentals. If you’re converting or buying, it’s worth confirming what your specific town and neighborhood require.
The takeaway
Most South Carolina landlord-tenant law comes down to a few disciplines: a solid written lease, honest documentation, and hitting your deadlines — especially that 30-day deposit clock and the correct eviction notice. Get those right and the vast majority of disputes never happen. The owners who run into trouble are almost always the ones who improvised.
This is exactly the kind of thing a local manager handles every day so you don’t have to think about it. At By The Beach Properties, we keep leases current with South Carolina law, document every unit, serve proper notices, and manage the court process the rare time it’s needed — while you get the rent and the peace of mind. If you’d like a straightforward read on your property and how we’d protect it, we offer a free property evaluation. Reach out and we’ll pick up the phone.
Sources: South Carolina Residential Landlord and Tenant Act, S.C. Code §§ 27-40-410 and 27-40-710. This article is general information, not legal advice; confirm current requirements for your property.