Bolthole Index

Bolivar County, Mississippi

Building permits, zoning and land rules in Cleveland, Mississippi

Cleveland, Mississippi requires building permits for construction, with almost any work needing approval from the city’s Department of Community Development before work begins.1 Cleveland administers its own zoning; septic approval for property without public sewer comes from the Mississippi State Department of Health (MSDH).23 RVs cannot serve as temporary residences on Cleveland lots except in specifically designated and approved areas.4

At a glance

Building permits
Required before construction; contact city Community Development1
Zoning
City zoning and Land Development Code apply inside city limits2
Septic approval
MSDH permit/recommendation process where an onsite system is used53
RV living
Temporary residence prohibited except in specifically approved areas4
Accessory living quarters
Accessory structures cannot include living quarters6
Owner-builder
State licensing exemption for work on your own residence; city building permits still apply71
Floodplain work
City floodplain permit required for development in special flood hazard areas8

Who to call

Building permits

Cleveland Department of Community Development

Building permits, construction and occupancy inspections, planning, zoning and floodplain management inside Cleveland city limits.

662-843-4601

207 E Carpenter Street Cleveland MS 38732

Septic permits

Mississippi State Department of Health Division of On-Site Wastewater

Applications, site and soil evaluations, and technical assistance for individual onsite wastewater systems

1-855-220-0192

[email protected]

570 East Woodrow Wilson Drive, Jackson, MS 39216

Online permits →

Contact details are copied from each office’s official page and were checked against it on October 11, 2026.

Off-grid gear

Going off-grid in Cleveland means bringing your own water and power. The kit we’d start with:

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Do you need a building permit in Cleveland, MS?

Cleveland requires approval from the Department of Community Development before almost any construction work begins.1 Cleveland’s listed approvals include building, demolition, electrical, gas, mechanical, plumbing, moving, sign, site-development, floodplain and water or sewer connection permits; ask the department which applications match your project.1 Cleveland also adopts and enforces residential and other building codes, so zoning approval alone does not settle construction requirements.9 Mississippi’s owner-residence exemption concerns residential-builder licensing and does not itself waive local building permits or inspections.7

Who issues building permits in Cleveland, and how do you apply?

The Cleveland Department of Community Development is the city counter for building permits and construction and occupancy inspections.10 Call 662-843-4601 or visit 207 E Carpenter Street Cleveland MS 38732 to discuss the work.10 The department’s official page links permit applications and supporting documentation through Quick Links.10 Community Development also supervises floodplain management and supports the Planning Commission, allowing you to discuss the construction and land-use sides of a proposal with the same department.10 Ask the department for the current building-permit fee and required inspection schedule.10

Does Cleveland have zoning, lot-size rules and setbacks?

Cleveland has city zoning administered through its Land Development Code, and the Planning Commission hears variance, exception and rezoning matters within the city.2 Start with the city zoning map and Land Development Ordinance before choosing a house layout.10 In Cleveland’s R-1 Residential District, the minimum lot area is 12,500 square feet and minimum width is 100 feet.11 Buildings may occupy no more than 30 percent of an R-1 lot.12 Cleveland’s R-6 Manufactured Housing Residential District instead requires a minimum development area of 5 acres and individual lot area of 3,200 square feet.13 Ask Community Development for the parcel’s district and applicable setback schedule.10

How do septic permits work inside Cleveland?

For Cleveland property using an onsite wastewater system, MSDH administers septic approval through its permit/recommendation process and soil and site evaluation.35 A permanent sewage solution, either sewer or septic, must be available before a permanent water meter.14 Apply through MSDH, submit the requested documents, pay the fee and await the property visit and resulting paperwork.15 The published Notice of Intent plus Final Approval fee is $197.50, subject to change and online processing charges.16 Bolivar County’s soil data rates only 1 percent of land not limited for conventional septic drain fields; that county-wide rating calls for parcel evaluation and potentially an engineered system, rather than proving septic impossible in Cleveland.17

Can you live in an RV or tiny home in Cleveland?

Cleveland prohibits using an RV as a temporary residence on a lot except in specifically designated areas established and approved for that use.4 Cleveland’s RV parking and storage rules require a paved driveway or approved hard surface behind the building line and prohibit street parking.4 Cleveland also excludes living quarters from accessory structures, including storage buildings, so a backyard shed conversion cannot be treated as an ordinary accessory building.6 We could not confirm a specific Cleveland tiny-home occupancy rule; ask Community Development to evaluate the proposed home’s classification and zoning before ordering it.10 Wastewater must go to sewer or septic, with no graywater discharged onto the ground, into ditches or into bodies of water.18

Building a home in Cleveland: what are the steps, in order?

  1. Ask Cleveland Community Development to identify the parcel’s zoning district and review the city zoning map and Land Development Ordinance with your proposed use.10
  2. Check with Community Development before building, altering, regrading or filling in a special flood hazard area; Cleveland requires a floodplain permit for that work.8
  3. Establish the permanent sewage solution; if the parcel needs septic, complete MSDH’s application and evaluation process before relying on permanent water service.1415
  4. Obtain Cleveland’s applicable building and trade permits before starting work, then arrange construction and occupancy inspections with Community Development.110
  5. Ask Community Development what final documentation your home needs before occupancy; we could not confirm a general city certificate-of-occupancy requirement.10

What should you check before buying land in Cleveland?

Cleveland is in Bolivar County, but Cleveland’s zoning and building-permit requirements are city rules; for land outside city limits, use the Bolivar County guide.19 Inside Cleveland, Community Development handles city floodplain management as well as building permits and zoning, while MSDH handles onsite wastewater approval.103 For a parcel with existing septic, Mississippi does not require an inspection solely because of a real-estate transaction, but MSDH recommends one and a lender, utility or other party may request it.20 A new or altered driveway connecting to a Mississippi state highway requires a state driveway permit.21 Ask Community Development about city-street access requirements for your parcel.10

Watch-outs

  • Cleveland’s RV storage rules do not authorize RV living: temporary residence requires a specifically designated and approved area.4
  • Building, altering, regrading or filling property in a Cleveland special flood hazard area requires city floodplain approval, so ask Community Development before moving soil.8
  • We could not confirm Cleveland’s minimum dwelling floor area or specific tiny-home occupancy rules; ask Community Development to review the proposed dwelling and zoning district before buying.10

Sources

  1. Community Development | Cleveland, MS (Cleveland), quoted and re-checked
  2. Planning Commission | Cleveland, MS (Cleveland), quoted and re-checked
  3. On-Site Wastewater (Cleveland), quoted and re-checked
  4. library.municode.com (Cleveland), quoted and re-checked
  5. On-Site Wastewater (Cleveland), quoted and re-checked
  6. library.municode.com (Cleveland), quoted and re-checked
  7. Mississippi Senate Journal, March 9, 2022 (Mississippi statewide rule), quoted and re-checked
  8. Flood Safety & Information (Cleveland), quoted and re-checked
  9. Community Development | Cleveland, MS (Cleveland), quoted and re-checked
  10. Cleveland Department of Community Development (cityofclevelandms.com)
  11. Sec. 608. - R-1: Residential District (Cleveland), quoted and re-checked
  12. Sec. 608. - R-1: Residential District (Cleveland), quoted and re-checked
  13. Sec. 613. - R-6: Manufactured Housing Residential District (Cleveland), quoted and re-checked
  14. WasteWater Application FAQ (Cleveland), quoted and re-checked
  15. On-Site Wastewater, quoted and re-checked
  16. Wastewater FAQs and Answers, quoted and re-checked
  17. Share of soils USDA rates "not limited" for a conventional septic drain field (SSURGO). A strict rating: the median county is about 6% and a tenth of counties are 0%, so a low figure means most lots need a site evaluation or an engineered system, not that septic is impossible. Cite it only with that caveat: Bolthole Index county data
  18. WasteWater Application FAQ (Cleveland), quoted and re-checked
  19. Bolivar County Administrator, quoted and re-checked
  20. Wastewater FAQs and Answers, quoted and re-checked
  21. Mississippi Access Management Guide (Mississippi statewide rule), quoted and re-checked

Written October 11, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

Answers from the rulebook for Cleveland

Cleveland’s own rules

  • Building permitRequired

    Construction and related work inside Cleveland city limits.

    • The city states that almost any work requires a permit before beginning; specific permits include building, demolition, electrical, floodplain, gas, mechanical, moving, plumbing, signs, site development, and water or sewer connections.
    “Almost any work done requires a permit from the Department of Community Development prior to beginning the work.”
  • Building code adoptedAdopted

    Building construction inside Cleveland city limits.

    • The listed codes include electrical, building, existing building, fire, fuel gas, mechanical, plumbing, property maintenance, and residential codes.
    “The City of Cleveland has adopted and enforces the following building codes:”
  • Local zoningPresent

    Land inside Cleveland city limits; the City administers its Land Development Code and zoning districts.

    • The Planning Commission hears variances, exceptions, and rezoning matters within the city.
    “The Cleveland Planning Commission makes recommendations to the Mayor and Board of Aldermen in regards to the City of Cleveland Comprehensive Plan and Land Development Code. The Commission also serves as the Board of Appeals for the City of Cleveland and hears matters such as variances, exceptions, and rezoning of property within the city.”
  • Living in an RVProhibited

    Use of recreational vehicles as temporary residences on lots inside Cleveland city limits.

    • RVs must be parked or stored on a paved driveway or approved hard surface behind the building line; street parking is prohibited; temporary residence is allowed only in specifically designated and approved areas.
    “They shall not be parked in the street, nor shall they be used for temporary residences while parked on a lot in Cleveland except for being parked in specifically designated areas established and approved for such use.”
  • Camping on your landProhibited

    Temporary camping or residence in RVs and similar recreational equipment on lots inside Cleveland city limits.

    • Exception for specifically designated areas established and approved for such use.
    “They shall not be parked in the street, nor shall they be used for temporary residences while parked on a lot in Cleveland except for being parked in specifically designated areas established and approved for such use.”
  • Accessory dwellingsProhibited

    Separate living quarters in accessory structures on residential lots inside Cleveland city limits.

    • The code permits accessory structures but excludes living quarters and states there shall be one main structure plus permitted accessory structures on a residential lot.
    “It is the intent of this ordinance that there shall be but one (1) main structure plus any permitted accessory structures on any lot used for residential purposes; also, that accessory structures, including storage buildings, shall not include living quarters.”
  • Building in a floodplainRequired

    Building, altering, regrading, or filling property in a special flood hazard area inside Cleveland city limits.

    • The city requires a permit to ensure projects do not cause problems on adjacent properties or downstream; the city code also contains flood-hazard reduction standards.
    “All citizens are encouraged to check with the Department of Community Development before you build on, alter, regrade, or fill any property in a special flood hazard area. A permit will be required to ensure that projects do not cause problems on adjacent properties or for those downstream.”

Rules another office applies inside Cleveland

Cleveland does not set these itself; the county, a health district or the state does, and they apply to every address inside its limits.

  • Minimum lot sizeSpecified

    R-1 Residential District inside Cleveland city limits.

    • R-1 also requires a 100-foot minimum lot width.

    minimum lot area: >= 12500 square feet · minimum lot width: >= 100 feet

    “1. Minimum Lot Area: 12,500 square feet 2. Minimum Lot Width: 100 feet”
    One more reviewed finding on this topic
    • Specified — R-6 Manufactured Housing Residential District inside Cleveland city limits.
      “1. Minimum Development Area: 5 acres 2. Minimum Interior/Individual Lot Area: 3,200 square feet 3. Minimum Interior/Individual Lot Width: 30 feet”
  • Lot coverageSpecified

    R-1 Residential District inside Cleveland city limits.

    maximum percent of lot occupied by buildings: <= 30 percent

    “3. Maximum Percent of Lot Occupied by Buildings: 30 percent”
    One more reviewed finding on this topic
  • Building heightSpecified

    R-1 Residential District inside Cleveland city limits.

    maximum height: <= 50 feet · maximum stories: <= 2.5 stories

    “6. Maximum Height of Structure/Number of Stories 50 feet/2.5 stories”
    One more reviewed finding on this topic
  • Who permits septicState

    On-site wastewater systems serving property inside Cleveland city limits where public sewer is unavailable.

    • The Mississippi State Department of Health Division of On-site Wastewater administers the state on-site wastewater program.
    “The goal of the On-Site Wastewater program is to reduce the spread of disease through improper treatment and disposal of human waste.”
  • Septic permitRequired

    New on-site wastewater systems inside Cleveland city limits.

    • A sewer line or other permanent sewage solution may satisfy the water-meter requirement; where on-site wastewater is used, MSDH requires its permit/recommendation process.
    “Environmentalists offer Soil and Site Evaluations that provide property owners with a Permit/Recommendation (required to obtain a water meter) and suitable for installation.”
  • Septic inspectionRequired

    Installation of an individual on-site wastewater disposal system inside Cleveland city limits.

    • The certified installer must notify the Department 24 hours before construction to schedule inspection.
    “The Certified Installer is responsible for contacting the Department 24 hours BEFORE beginning construction to schedule an inspection.”
  • Off-grid sanitationProhibited

    Wastewater disposal from property inside Cleveland city limits.

    • Wastewater must be piped to a central sewer system or septic system; graywater discharge to ground, ditches, or bodies of water is not allowed.
    “All wastewater is required to pipe into a central sewer system or a septic system for proper disposal. No “gray water” can be discharged on the ground, ditches, or bodies of water.”
  • Mandatory utility hookupConditional

    New residential water service inside Cleveland city limits.

    • A permanent sewage solution must be available before a permanent water meter; the solution may be a sewer line or septic system.
    “State law requires you have permanent sewage disposal solution available to receive a permanent water meter. Permanent sewage disposal solutions can be a sewer line or septic system.”
  • Agricultural exemptionAvailable (with conditions)

    Growing usual farm products or raw materials on at least five acres in the R-1 Residential District inside Cleveland city limits.

    • No permits are required for the specified growing uses; complaints from neighboring residential property owners may trigger attempts to minimize or eliminate impacts.

    minimum acreage: >= 5 acres

    “Agricultural and accessory uses on at least five (5) acres provided, however, that no permits shall be required with reference to land used for the growing of the usual farm products or raw materials such as cotton, vegetables, fruit, trees and grain.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Cleveland or Bolivar County directly.

  • Owner-builder exemption — Owner-builder work inside Cleveland city limits.
  • Certificate of occupancy — General certificate-of-occupancy requirements inside Cleveland city limits.
  • Minimum dwelling size — Minimum dwelling floor area inside Cleveland city limits.
  • Tiny homes — Tiny-home occupancy inside Cleveland city limits.
  • Well permit — Private water wells serving property inside Cleveland city limits.
2 more unanswered
  • Driveway access
  • Short-term rentals

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Unanswered questions are usually a sign that Cleveland publishes no rule on the point, not that none exists. Bolivar County’s page lists the county offices to call.

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