Mississippi’s building permit process can be tricky because the state does not enforce a uniform statewide building code. Instead, cities and counties adopt and enforce their own versions of the International Building Code (IBC) and International Residential Code (IRC).
For contractors, developers, and construction businesses building in and entering Mississippi, this means verifying requirements locally is critical before beginning work.
Learn about what requires a Mississippi building permit, who issues them, costs, unique state-specific considerations, and the steps to secure approval.
Who issues building permits in Mississippi?
Since there is no statewide building code, building permits are issued by local governments:
- City building departments – Jackson, Gulfport, Hattiesburg, and other municipalities manage their own permitting.
- County building departments – In unincorporated areas, county officials oversee permitting.
For statewide regulatory oversight, the Mississippi State Board of Contractors handles contractor licensing but does not issue permits.
When do you need a Mississippi building permit?
Most major construction, renovation, and trade work requires a building permit in Mississippi.
Typical projects include:
- New residential or commercial structures
- Additions, remodels, and tenant improvements
- Garages, sheds, and accessory dwelling units (ADUs)
- Roofing projects involving structural changes
- Decks, porches, and carports
- Electrical, plumbing, and HVAC system installations or upgrades
- Demolition of existing structures
- Swimming pools, fences above a certain height, and retaining walls
Work that is purely cosmetic — painting, flooring, cabinets, and minor repairs — generally does not require a permit. Always confirm with the local authority having jurisdiction (AHJ), as requirements vary.
Mississippi building permit requirements
Common requirements include:
- Completed building permit application
- Site plan with property lines, setbacks, and easements
- Construction drawings (engineer- or architect-stamped for commercial or complex projects)
- Proof of contractor licensing (required for projects above $50,000 residential and $100,000 commercial)
- Trade permits (electrical, plumbing, HVAC) submitted separately or alongside the main application
- Zoning approval, if applicable
- Floodplain or stormwater management review (if required locally)
Mississippi building permit costs
Permit fees vary by city and county. They are generally based on construction value, square footage, or flat fees.
For example:
- Jackson: Fees scale with construction valuation, plus trade permit charges.
- Gulfport: Uses square footage to calculate residential and commercial permit fees.
- Smaller towns/counties: May have flat-rate permits for small projects ($50–$200).
Always check the local jurisdiction’s fee schedule for accurate pricing.
Unique considerations when permitting in Mississippi
Hurricane and coastal zone requirements
Along the Gulf Coast, structures must comply with stricter wind load and floodplain standards.
Floodplain management
Many counties participate in FEMA’s NFIP (National Flood Insurance Program), requiring flood elevation certificates for projects in designated flood zones.
Seismic design
Northern Mississippi, near the New Madrid Seismic Zone, may enforce seismic design requirements for commercial projects.
Contractor licensing thresholds
Residential projects over $50,000 and commercial projects over $100,000 require a license from the Mississippi State Board of Contractors.
How to get a building permit in Mississippi
While requirements differ by jurisdiction, here’s an overview of the typical permitting process:
- Determine jurisdiction – Identify if the project falls within a city or county’s authority.
- Prepare documents – Gather site plans, stamped drawings, contractor license proof, and trade permit applications.
- Submit application – Apply online (if available) or at the building department office.
- Zoning and code review – Officials review compliance with local building, zoning, and land-use codes.
- Plan review – Building officials verify adherence to IBC/IRC, energy, and floodplain standards.
- Pay fees – Fees are based on valuation, square footage, or flat-rate schedules.
- Permit issuance – The approved permit must be posted on-site.
- Schedule inspections – Required for foundation, framing, electrical, plumbing, mechanical, and final approvals.
