Southaven, MS Building Safety: Building Permits (2026)
Key Facts
- Permit trigger
- Erection, alteration, razing or moving of any structure, fences and pools included
- Apply to
- The building official, in writing, with applicable fees
- Expiration
- No start within six months or unfinished after one year
- Small project size
- Under 5,000 square feet and no more than two stories
- Professional seal
- Required on sealed contract documents for other project types
- First-offense penalty
- Permit fee or $500, whichever is greater
Summary
In the City of Southaven, Mississippi, a written application to the building official and a granted permit are required before erecting, altering, razing or moving any building, fence, sign, swimming pool or other structure, in every zoning classification. Permits expire if work does not start within six months or finish within one year.
It shall be unlawful to commence or to proceed with the erection, construction, reconstruction, conversion, alteration, enlargement, extension, razing or moving of any building, fence, sign, swimming pool or any other structure or portion thereof, regardless of zoning classification, without first having applied in writing to the building official for a building permit to do so, paying all applicable fees and a subsequent building permit being granted therefore after review and prior to any work being performed. ... In the case of a new single-family residential building project or a new standard commercial office-building project, or renovation or addition thereto, under five thousand (5,000) square feet total area and no more than two (2) stories in height, drawing information shall include for residential submittals: one (1) set to include a site plan, floor plans for all levels, elevation information for all four (4) primary views and a major building section or adequate details to convey construction. Such projects do not require a professional seal.
Full Breakdown
Sec. 4-27 makes it unlawful, regardless of zoning classification, to commence or proceed with the erection, construction, reconstruction, conversion, alteration, enlargement, extension, razing or moving of any building, fence, sign, swimming pool or any other structure or portion thereof without first applying in writing to the building official, paying all applicable fees, and being granted a permit after review and before any work is performed. Fences, signs and swimming pools need a permit under the same section as buildings.
The drawings required depend on the project. A new single-family residential or standard commercial office building project, or a renovation or addition, under five thousand (5,000) square feet total area and no more than two (2) stories needs, for residential submittals, one (1) set with a site plan, floor plans for all levels, elevation information for all four (4) primary views and a major building section or adequate details, and no professional seal. Standard commercial office projects in that size range need three (3) complete sets plus electronic files in a CAD format. Projects over 5,000 square feet or exceeding two stories follow current state law. All other project types, including multifamily, commercial and industrial, submit contract documents sealed and signed by a professional licensed in the state, in three (3) complete sets plus electronic files.
Several prerequisites sit in the neighboring sections. Sec. 4-28 requires city sewer, and city water where applicable, for buildings in areas zoned C, M, O, PBP, PUD or any other non-single-family area. Sec. 4-29 requires the owner or developer in any R-2, R-3, R-4, commercial or industrial district to improve one-half (1/2) of any city road the property adjoins before a permit issues for any structure other than an accessory building or an addition, or to sign an agreement secured by a performance bond. Sec. 4-30 has the building official supply the forms and keep the records, with fees set by the governing authority. Sec. 4-31 provides that a permit expires by limitation if no construction work has started within six (6) months of issuance or if the proposed construction has not been completed within one (1) year.
Violations & Fines
Under Sec. 4-33(b), a licensed or bonded person who knowingly and willfully violates the chapter pays the permit fee or $500, whichever is greater, for a first offense, with a one-month suspension of work privileges if unpaid within two weeks. A second offense within one year costs the permit fee or $1,000 and a six-month suspension. A third brings a one-year suspension and a fine up to $1,000. An unlicensed person faces a misdemeanor fine not exceeding $1,000.
Frequently Asked Questions
Do I need a permit for a fence or swimming pool in Southaven?
How long does a Southaven building permit last?
Does a house plan need an architect's or engineer's seal?
What street work is required before a permit in R-2, R-3 and R-4 districts?
Sources & Official References
Other rules in Southaven
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