Mississippi Building Permit & Zoning Office Directory
82 counties MS
Overview
Permit offices in Mississippi
The state of Mississippi is organized into 82 counties, each with its own building department, zoning office, and inspections team. PermitTrace maintains a directory of permit-related county offices across Mississippi so homeowners, remodelers, contractors, and small business owners can quickly find the right office for their project. Within Mississippi, building codes are typically adopted at the state level and enforced locally by the county or by the incorporated city or town where the work is being done. Most rural addresses are reviewed by the county, while addresses inside city limits are usually reviewed by that city's building department. The county pages linked below tell you who to call, where to file your plans, and what to bring to the counter. Use the list of counties below to navigate to your local permit and zoning offices in Mississippi. Each county page summarizes the offices that handle building permits, zoning and land use, inspections, and code enforcement, along with contact information, hours, and the documents you should bring with you. Each county page also includes a permit-type fee and timing table that covers the most common residential projects — additions, decks, fences, ADUs, and electrical, plumbing, and HVAC work — so you can pre-plan your project budget before you reach the counter.
Browse
Every county in Mississippi
Click any county below to see the full PermitTrace directory for that jurisdiction — building permits, zoning, inspections, and code enforcement contact information plus a residential permit-type fee table.
How It Works
Working with county building departments in Mississippi
Working with county building departments in Mississippi. Counties in Mississippi share a common regulatory framework but vary widely in counter culture, processing speed, and online tooling. Larger metro counties typically operate dedicated permit portals with electronic plan review, automated fee calculation, and same-day issuance for over-the-counter trade permits. Smaller rural counties more often run a paper-and-counter intake process that depends on a small staff, which means timing your visit to mid-week mid-morning can save a meaningful amount of time. When the county does not have jurisdiction. If your address lies inside an incorporated municipality, the county building department will route you to the city — but they will usually do so on the phone in two minutes if you ask politely. If your project sits in a special district (a planned community, a port authority, a tribal jurisdiction, or a state-controlled right of way), additional reviews may apply on top of the city or county process. The fastest way to identify these layered jurisdictions is to call the county listed on your county page, give them the address, and ask who reviews construction at that location. Common permit types and timelines in Mississippi. Across Mississippi's 82 counties, the same handful of residential permits drive most counter traffic: building additions and remodels, deck and porch construction, fence permits where height triggers review, accessory dwelling units, and the standard trade permits for electrical, plumbing, and HVAC work. Fee schedules and review timelines vary, but the patterns we see in our county fee tables are reasonably consistent. Use the per-county pages below for the office contact details and a typical fee/timing table for each major permit type. What happens when something goes wrong. If your plans are denied, you have a clear set of options: redesign and resubmit, request a meeting with the reviewer to clarify the comments, file for a variance through the zoning board, or appeal a building-code interpretation to the local board of appeals. Mississippi counties almost always provide a written denial letter that cites the specific code section at issue, which is the document you build your appeal or redesign around. Code enforcement actions follow a similar pattern — written notice, opportunity to cure, and a hearing process if cure is not completed.
Frequently asked questions about permits in Mississippi
Does Mississippi follow a statewide building code?
Like most US states, Mississippi has adopted a statewide model code that local jurisdictions enforce, often with local amendments. The code your project will be reviewed against is the one in force on the day your permit application is accepted as complete, so it is usually faster to confirm the current edition with your county building department than to rely on third-party summaries.
Does the county or the city review my project?
If your address sits inside an incorporated city, town, or village, that municipality almost always has its own building department with primary jurisdiction. Addresses outside city limits are reviewed by the county. The fastest way to confirm jurisdiction is to call the county listed on your county's PermitTrace page and ask — they will route you to the correct office.
Can I do unpermitted work and pull a permit later?
Most jurisdictions allow retroactive permits, but they cost more, often require destructive testing to verify hidden work, and can complicate any future sale of the property. The cheapest permit is the one you pull before you start.
How much does a typical residential permit cost in Mississippi?
Residential addition permits typically run $450 to $1,800 in Mississippi, deck permits $120 to $350, fence permits $60 to $150, and trade permits (electrical, plumbing, HVAC) $80 to $280. Each county's exact fee schedule is published on its development services page; the per-county directory pages above also list the typical ranges we see across Mississippi.
How long does plan review take?
For residential work, plan review in most Mississippi counties takes 5 to 20 business days. Counties with fully-electronic plan review tend to be on the faster end; smaller counties with paper intake typically run 3 to 5 weeks.