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§ 02
When a permit is required
Permit triggers and exempt work for Panola County
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.
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).
- Exempt Residential structures under 500 heated square feet cannot be permitted under county ordinance.
- Exempt Storage buildings of 120 sq. ft. or less do not require a building permit.
- Exempt 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.
Required documents
- Property deed
- Floor plan showing layout and dimensions
- MSBOC license copies (contractors and subcontractors)
- List of all licensed subcontractors (general contractor)
- 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.
- Permit validity
- Not specified; confirm with the Land Development Office.
- 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.
§ 03
Application process
Typical processing: Processing time not specified; contact the Land Development Office for current timeline.
- 01 Confirm the project is in an unincorporated area of Panola County (not within any municipality's limits).
- 02 Obtain a copy of the property deed and prepare a floor plan showing layout and dimensions.
- 03 Contractors and subcontractors must provide copies of valid MSBOC state licenses to the Land Development Office before any permit is issued.
- 04 General contractor submits a list of all licensed subcontractors at time of permit application.
- 05 Submit application in person at 245 Eureka Street with all required documents.
- 06 Pay applicable permit fees (check, card, or cash; subcontractors may pay by phone at (662) 563-6313).
- 07 Permit issued upon approval.
- 08 Schedule required inspections through the Land Development Office.
- 09 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.
§ 04
Fee schedule
Effective October 2024
Fee type
Amount
01
Minimum permit fee
$250.00
02
Permit fee formula
$0.30 per heated square foot (residential construction)
03
Trade permit fee
$75.00 per trade (electrical, plumbing, HVAC/mechanical)
04
Reinspection fee
$100.00 per re-inspection
05
Penalty (no permit)
Stop Work Orders issued for unlicensed construction or permit violations; MSBOC may impose administrative, civil, or criminal penalties.
Accepted by check, card, or cash in person; subcontractors may pay trade permit fees by phone.
Fees change periodically. Confirm at the official fee schedule ↗ (effective October 2024) before budgeting.
§ 05
Required inspections
Scheduling and sequence
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 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.
§ 06
Frequently asked
Common questions about unincorporated Panola County permits
01 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.
02 How much does a building permit cost in unincorporated Panola County, MS? ▸
Building permit fees in unincorporated Panola County, MS are set by the local building department and vary by project type and valuation. The minimum permit fee is $250.00. Fees are calculated as: $0.30 per heated square foot (residential construction).
03 How do I apply for a building permit in unincorporated Panola County, MS? ▸
To apply for a building permit in unincorporated Panola County, MS, follow these steps: 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.
04 How long does it take to get a building permit in unincorporated Panola County, MS? ▸
Building permit processing times in unincorporated Panola County, MS typically run Processing time not specified; contact the Land Development Office for current timeline.. Timelines can vary based on project complexity and current department workload.
05 What work is exempt from building permits in unincorporated Panola County, MS? ▸
Not all construction work requires a permit 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. When in doubt, confirm with the local building department before starting work.
06 How do I schedule a building inspection in unincorporated Panola County, MS? ▸
Once your permit is issued and work reaches an inspection milestone, you can schedule a building inspection in unincorporated Panola County, MS via: (662) 563-6313. Contact the Land Development Office to schedule inspections..
last verified April 2026
source Panola County Land Development Office ↗
entry id permits/mississippi/panola/unincorporated
Educational reference. Permit rules and fees change — confirm current requirements directly with Panola County Land Development Office before applying. Jaspector is not legal advice.