How much does a building permit cost in unincorporated Panola County, MS?

The minimum permit fee is $250.00. Fees are calculated as: $0.30 per heated square foot (residential construction).

What work is exempt from building permits in unincorporated Panola County, MS?

The following work is generally exempt: Residential structures under 500 heated square feet cannot be permitted under county ordinance.; Storage buildings of 120 sq. ft. or less do not require a building permit.; Farm structures (subject to Mississippi Code § 17-2-7 exemptions, except for floodplain management ordinances and FAA Part 77 airspace restrictions).. Note: All work in FEMA Special Flood Hazard Areas requires a Floodplain Development Permit. Confirm zoning, floodplain status, and specific exemption applicability with the Land Development Office before proceeding.

How do I schedule a building inspection in unincorporated Panola County, MS?

Inspections can be scheduled via: (662) 563-6313. Contact the Land Development Office to schedule inspections..

County Building Permits

Panola County, MS - 2026 Building Permit Guide

How to apply for a building permit in unincorporated Panola County, Mississippi. Permit authority, application steps, fees, and inspection requirements.

Mississippi Updated March 2026

Permit Authority

All unincorporated areas of Panola County outside city and town limits.

Department: Panola County Land Development Office
Address: 245 Eureka Street, Batesville, MS 38606
Phone: (662) 563-6313
Email: permitdesk@panolacoms.com
Website: https://panolacoms.com/

Application Process

Confirm the project is in an unincorporated area of Panola County (not within any municipality's limits).
Obtain a copy of the property deed and prepare a floor plan showing layout and dimensions.
Contractors and subcontractors must provide copies of valid MSBOC state licenses to the Land Development Office before any permit is issued.
General contractor submits a list of all licensed subcontractors at time of permit application.
Submit application in person at 245 Eureka Street with all required documents.
Pay applicable permit fees (check, card, or cash; subcontractors may pay by phone at (662) 563-6313).
Permit issued upon approval.
Schedule required inspections through the Land Development Office.
Certificate of Occupancy issued after all inspections pass and all re-inspection fees (if any) are paid.

Typical processing time: Processing time not specified; contact the Land Development Office for current timeline.

Source: Panola County Land Development Office

General Requirements

All residential construction, alterations, repairs, improvements, manufactured/mobile home placements, HVAC, electrical, plumbing, mechanical work, driveway culverts, and non-residential accessory buildings in unincorporated Panola County require a permit.

Required Documents

Property deed
Floor plan showing layout and dimensions
MSBOC license copies (contractors and subcontractors)
List of all licensed subcontractors (general contractor)

Permit validity: Not specified; confirm with the Land Development Office.
Building code: Residential Construction Ordinance (October 2024). Specific IBC/IRC edition adopted is not publicly specified online; contact Chad Meek at (662) 563-6313 to confirm.
Owner-builder: An owner-contractor may obtain only one permit and construct one single-family residence within a one-year period following issuance of a Certificate of Occupancy.
Contractor requirements: All residential builders must hold a valid MSBOC license. All subcontractors performing HVAC, electrical, plumbing, or mechanical work must be MSBOC licensed regardless of project dollar amount. Owner-contractors who personally oversee construction of their own non-sale residence are exempt from the builder license requirement but must use MSBOC-licensed subcontractors for all trade work.

Fees

Minimum permit fee: $250.00
Permit fee formula: $0.30 per heated square foot (residential construction)
Trade permit fee: $75.00 per trade (electrical, plumbing, HVAC/mechanical)
Reinspection fee: $100.00 per re-inspection
Penalty (no permit): Stop Work Orders issued for unlicensed construction or permit violations; MSBOC may impose administrative, civil, or criminal penalties.
Payment note: Accepted by check, card, or cash in person; subcontractors may pay trade permit fees by phone.

Fees change. Verify current amounts at the official fee schedule (effective October 2024).

Work That Does NOT Require a Permit

Residential structures under 500 heated square feet cannot be permitted under county ordinance.
Storage buildings of 120 sq. ft. or less do not require a building permit.
Farm structures (subject to Mississippi Code § 17-2-7 exemptions, except for floodplain management ordinances and FAA Part 77 airspace restrictions).

Important: All work in FEMA Special Flood Hazard Areas requires a Floodplain Development Permit. Confirm zoning, floodplain status, and specific exemption applicability with the Land Development Office before proceeding.

Inspections

How to Schedule

(662) 563-6313 (phone)

Scheduling deadline: Contact the Land Development Office to schedule inspections.
Inspection hours: Monday–Friday (standard business hours; confirm with Land Development Office).
Time windows: Not specified; contact Land Development Office.

Typical inspection sequence: Specific inspection stages (foundation, framing, rough-in trades, insulation, final) are not detailed in publicly available county materials. Contact the Land Development Office at (662) 563-6313 to confirm required stages for your specific project type.

Additional Resources

Building code: Residential Construction Ordinance (October 2024). Specific IBC/IRC edition adopted is not publicly specified online; contact Chad Meek at (662) 563-6313 to confirm.
Verify contractor license: MSBOC License Lookup
Panola County ArcGIS Property Search
FEMA Flood Map Service Center
Mississippi State Board of Contractors
MSDH On-Site Wastewater Program
License lookup guide: Mississippi Contractor License Requirements
Contract template: Mississippi Homeowner-Contractor Agreement
Mississippi hub: Mississippi Contractor License & Permit Hub

Information on this page was last verified: March 2026. Permit rules and fees change — confirm current requirements directly with the Panola County Land Development Office before applying.

Frequently Asked Questions

Panola County Building Permit FAQ

Do I need a building permit in unincorporated Panola County, MS?: All residential construction, alterations, repairs, improvements, manufactured/mobile home placements, HVAC, electrical, plumbing, mechanical work, driveway culverts, and non-residential accessory buildings in unincorporated Panola County require a permit.
How much does a building permit cost in unincorporated Panola County, MS?: The minimum permit fee is $250.00. Fees are calculated as: $0.30 per heated square foot (residential construction).
How do I apply for a building permit in unincorporated Panola County, MS?: 1. Confirm the project is in an unincorporated area of Panola County (not within any municipality's limits). 2. Obtain a copy of the property deed and prepare a floor plan showing layout and dimensions. 3. Contractors and subcontractors must provide copies of valid MSBOC state licenses to the Land Development Office before any permit is issued. 4. General contractor submits a list of all licensed subcontractors at time of permit application. 5. Submit application in person at 245 Eureka Street with all required documents. 6. Pay applicable permit fees (check, card, or cash; subcontractors may pay by phone at (662) 563-6313). 7. Permit issued upon approval. 8. Schedule required inspections through the Land Development Office. 9. Certificate of Occupancy issued after all inspections pass and all re-inspection fees (if any) are paid.
How long does it take to get a building permit in unincorporated Panola County, MS?: Typical processing time is Processing time not specified; contact the Land Development Office for current timeline..
What work is exempt from building permits in unincorporated Panola County, MS?: The following work is generally exempt: Residential structures under 500 heated square feet cannot be permitted under county ordinance.; Storage buildings of 120 sq. ft. or less do not require a building permit.; Farm structures (subject to Mississippi Code § 17-2-7 exemptions, except for floodplain management ordinances and FAA Part 77 airspace restrictions).. Note: All work in FEMA Special Flood Hazard Areas requires a Floodplain Development Permit. Confirm zoning, floodplain status, and specific exemption applicability with the Land Development Office before proceeding.
How do I schedule a building inspection in unincorporated Panola County, MS?: Inspections can be scheduled via: (662) 563-6313. Contact the Land Development Office to schedule inspections..

Need help with your project?

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Important: This page is an educational resource provided by jaspector.com. It is not legal advice, and it does not substitute for official guidance from the permit authority listed above. Permit requirements, fees, and processes change frequently. Always verify current requirements directly with the issuing department before beginning any construction project. Use of this page does not create an attorney-client relationship. Jaspector assumes no liability for any outcomes arising from reliance on this information.

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