Union County sits in the SC Upstate, tucked between Spartanburg, Chester, Laurens, and Cherokee counties. The county seat of Union is a classic mill town whose textile and manufacturing legacy is visible in its architecture and economic structure — built around the textile industry that defined the SC Upstate from Reconstruction through the late twentieth century, then adjusting through de-industrialization and seeking new economic foundations through manufacturing recruitment and workforce development. The county’s proximity to Spartanburg County — roughly 30 miles north — means some Union residents commute into the Spartanburg metro for employment at facilities like BMW, Michelin, and the area’s extensive supply chain manufacturing base.
The rental market in Union County is concentrated in the city of Union, with modest activity in surrounding communities. Rents are low, the housing stock includes substantial mill-era construction that presents both character and habitability maintenance challenges, and the tenant base is primarily working-class households in manufacturing, service, and county government employment. The Spartanburg commuter segment adds a modest professional-income dimension. All residential tenancies are governed by the SC Residential Landlord and Tenant Act, with Union County Magistrate Court handling Summary Ejectment proceedings.
📊 Quick Stats
County Seat
Union
Population
~27,000
Key Communities
Union, Jonesville, Pacolet, Whitmire
Court System
Magistrate Court
Rent Control
None (state preemption)
Just-Cause Eviction
Not required
⚡ Eviction At-a-Glance
Nonpayment Notice
5-Day Notice to Pay or Vacate
Lease Violation
14-Day Notice to Cure
Filing Fee
~$80–$120
Court Type
Magistrate Court
Avg. Timeline
2–4 weeks
Statute
SC Code § 27-40-710
Union County Ordinances & Local Rules
Topic
Rule / Notes
Rent Control
None. SC state preemption applies throughout Union County.
Security Deposit Cap
No statutory cap. Prevailing rents are low; deposits typically one month. Return within 30 days with itemized accounting (SC Code § 27-40-530).
Mill-Era Housing Stock
Significant portion of Union’s housing stock dates from the textile mill era (early-to-mid twentieth century). Character and structural soundness vary widely. SC Code § 27-40-410 habitability obligations apply regardless of building age. HVAC retrofitting, plumbing updates, and weatherproofing are common capital needs in older mill housing.
Spartanburg Commuter Market
Some Union County residents commute to Spartanburg (~30 miles) for manufacturing, healthcare, and BMW/Michelin supply chain employment. Verify employment type — direct-hire vs. staffing agency — and stability at application.
Written Lease Practice
Not legally required for month-to-month tenancies but essential for Magistrate Court enforcement. Use a SC-compliant written lease on every tenancy.
Self-Help Eviction
Prohibited under SC law. Summary Ejectment through Union County Magistrate Court is the only lawful process.
Source of Income
No state or local requirement to accept housing vouchers in Union County.
Retaliatory Eviction
Prohibited. Courts may presume retaliation if eviction follows within 90 days of a documented habitability complaint.
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Landlord must give 5-day written notice before filing. Tenant can cure by paying full amount within 5 days. If tenant pays after filing but before judgment, case may be dismissed. Base filing fee is $40 for Rule to Show Cause, plus a $25 mandatory court surcharge per SC Stat. §22-3-340, bringing practical minimum to $65. Writ of Ejectment costs an additional $10. Filing fees may vary by county ($40-$75 range reported).
Serve the required notice based on the eviction reason (nonpayment or lease violation).
Wait for the notice period to expire. If tenant cures the issue (where allowed), the process stops.
File an eviction case with the Magistrate Court. Pay the filing fee (~$40).
Tenant is served with a summons and has the opportunity to respond.
Attend the court hearing and present your case.
If you prevail, obtain a writ of possession from the court.
Law enforcement executes the writ and removes the tenant if necessary.
⚠️ Disclaimer: This page provides general information about South Carolina eviction laws and does not constitute legal advice.
Eviction procedures can vary by county and may change over time. Local jurisdictions may have additional requirements or tenant protections.
For specific legal guidance, consult a qualified South Carolina attorney or local legal aid organization.
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Select your state, eviction reason, and the date you plan to serve notice. We'll calculate your earliest filing date and key milestones.
⚠️ Disclaimer: These calculations are estimates based on state statutes and typical court timelines. Actual results vary by county, court backlog, and case specifics. Always verify current requirements with your local courthouse. This is not legal advice.
Manufacturing income: Distinguish direct-hire manufacturing employees (BMW, Michelin supply chain) from staffing agency workers — direct-hire is more stable. Verify employer name, position type, and hourly rate at application.
Mill-era properties: Conduct thorough pre-purchase inspection focusing on knob-and-tube electrical, cast-iron plumbing, and roof condition. Habitability compliance costs must be underwritten before acquisition.
Union County Landlord Guide: Mill-Town Upstate Market and SC Eviction Law
Union County is one of the SC Upstate’s classic post-textile mill towns — a community whose identity was built by the textile industry, whose economic challenges were deepened by that industry’s decline, and which is working through the transition toward a more diversified industrial and service economy. For landlords, Union County’s low acquisition costs and genuine working-class rental demand make it a viable market for disciplined investors, but the mill-era housing stock requires honest pre-purchase underwriting of habitability maintenance needs and the margins are thin enough that every operational decision — from lease documentation to maintenance response time — has financial consequences.
Eviction Law at Union County Magistrate Court
Nonpayment evictions begin with a written 5-Day Notice to Pay or Vacate under SC Code § 27-40-710. After five days, Summary Ejectment is filed at Union County Magistrate Court in Union. As a low-volume county court, hearing scheduling is typically efficient within the 10-day window. Writs of Ejectment are enforced by the Union County Sheriff. Lease violation evictions require 14-day cure under SC Code § 27-40-720. Self-help eviction is prohibited under SC law and creates civil liability that compounds operational losses in a low-margin market. There is no faster path than the statutory one.
Mill-Era Housing and SC Habitability Law
Much of Union’s residential inventory dates from the mill-village era — company-built housing from the early and mid-twentieth century, now privately owned, that provides character and affordability but frequently needs capital investment to meet SC Code § 27-40-410’s habitability requirements. Knob-and-tube electrical systems, cast-iron plumbing approaching end of service life, insufficient insulation, and aging HVAC require both pre-purchase due diligence and ongoing maintenance budgeting. A Union County landlord who acquires a mill-era property without full understanding of its deferred maintenance profile is not acquiring at a discount — they are acquiring a future habitability liability at a low sticker price. Properties that cannot be maintained to SC’s habitability standard at Union County’s prevailing rents are not viable rental investments and should not be operated as such.
⚠️ Legal Disclaimer: This page is provided for general informational purposes only and does not constitute legal advice. Consult a licensed South Carolina attorney or contact Union County Magistrate Court for guidance on specific matters. Last updated: March 2026.
