Bolthole Index

DeSoto County, Mississippi

Building permits, zoning and septic rules in Southaven, Mississippi

Southaven, Mississippi requires building permits before renovations, alterations, additions and accessory-structure work.1 Inside Southaven city limits in DeSoto County, the city administers zoning and building permit applications; septic approval comes from the Mississippi State Department of Health (MSDH).234 A permanent water connection requires a permanent sewage-disposal solution, so settle sewer availability or septic approval early.5

At a glance

Building permits
Required before covered renovations, additions and accessory structures; apply online13
Zoning
City zoning applies; lot size and setbacks depend on the district267
Septic permits
MSDH approval required to install an onsite wastewater system48
Owner-builder
Homeowner may submit the building permit; Mississippi-licensed contractors must perform trade work9
Estate residential lots
ER district: minimum 1 acre, with 150-foot minimum width6
Water connection
Permanent sewage disposal must be available before a permanent water meter5

Who to call

Building permits

Southaven Building Department

City building permit applications and inspections

(662)-393-4639

[email protected]

8710 Northwest Drive Southaven, MS 38671

Planning & zoning

Southaven Planning & Development

City zoning and development review

(662) 393-0111

8710 Northwest Dr. Southaven, MS 38671

Septic permits

MSDH Wastewater Call Center

Onsite wastewater service and inspection requests for Southaven and DeSoto County

855-220-0192

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 Southaven means bringing your own water and power. The kit we’d start with:

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Does Southaven have zoning, and what lot sizes and setbacks apply?

Southaven administers its own zoning inside city limits, including residential and planned unit development districts.2 Ask Southaven Planning & Development to identify the parcel’s district before choosing a house footprint or dividing land.10

In Southaven’s ER estate residential district, the minimum lot area is 1 acre and minimum width is 150 feet; building setbacks are 50 feet in front, 20 feet on each side and 40 feet at the rear.67 For single-family detached development in Southaven’s R-30 district, the minimum lot area is 30,000 square feet, with setbacks of 40 feet in front, 25 feet at the sides and 30 feet at the rear.1112 These are district-specific standards, so do not use the ER dimensions for an R-30 parcel.612

Do you need a building permit in Southaven, and who issues it?

Southaven requires a building permit before renovations, alterations, additions, accessory structures and ready-to-install structures; work without a building permit may bring a summons and penalty fees.1 Southaven’s Building Department can be reached at (662)-393-4639 or [email protected].13

Southaven building permit applicants must use the online Energov portal; the city no longer accepts paper applications.3 Payment may be made online by credit card or by check after an invoice balance is received.3 Southaven’s new residential construction fees are due when the application is submitted.14 Allow for licensing, plan review and revisions: the city describes processing times ranging from a few days to several weeks.3 Southaven adopted the 2024 International Code Set effective January 1, 2026.15

How do septic permits work inside Southaven?

MSDH administers onsite wastewater approval inside Southaven where septic is applicable; installation of an onsite wastewater disposal system requires a wastewater permit.48 A Southaven building permit does not replace that wastewater approval.18

MSDH refers applications within 1 mile of a sewer line to the sewer provider, and a Letter of Rejection is needed before septic processing proceeds.5 MSDH offers soil and site evaluations that provide a Permit/Recommendation.16 For DeSoto County onsite wastewater service and inspection requests, call the MSDH Wastewater Call Center at 855-220-0192; the local MSDH office has closed.17 Southaven properties need a permanent sewage-disposal solution before receiving a permanent water meter.5 Off-grid plans still need sanitation: wastewater must enter a central sewer or septic system, rather than discharge onto the ground or into ditches or water bodies.18

Can you live in an RV or tiny home on land in Southaven?

We could not confirm a complete rule for living long-term in an RV, occupying a tiny home or adding an independent accessory dwelling in Southaven; ask Southaven Planning & Development about the proposed use and parcel.10 Ask the Building Department what building permit and inspection requirements would apply to the proposed structure.13

Southaven prohibits camping on streets, sidewalks, rights-of-way, areas under bridges and city parks, with an exception for permitted outdoor events unless the event permit prohibits camping.19 That public-place restriction does not establish permission to live in an RV on a private residential lot.19 Whatever dwelling is proposed, Southaven wastewater must be directed into a central sewer or septic system.18

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

  1. Contact Southaven Planning & Development about the parcel’s zoning district and development approval route; Southaven development proceeds through the appropriate Planning Commission and Board of Aldermen channels before construction.10220
  2. Resolve sewer availability or MSDH septic approval before planning the permanent water connection.85
  3. Submit the Southaven building permit application through Energov and pay the new residential construction fees at submission.314
  4. If acting as a homeowner-builder, attach the certificate of compliance accepting project liability and hire Mississippi-licensed contractors for all trade work; the homeowner may submit only the building permit.9
  5. Request applicable inspections online against the active Southaven permit.21 A $125 inspection fee applies after a secondary failed inspection or when work is not ready when the inspector arrives.21

What should you check before buying land in Southaven?

Start with Southaven Planning & Development: ask about the district, intended dwelling, floodplain review, driveway access and any proposed subdivision.10 Southaven regulates subdivisions and development through its planning approval process.20 We could not confirm a general minimum dwelling floor area or a complete agricultural exemption for Southaven; ask Planning & Development and the Building Department before relying on either.1013

Mississippi generally requires a groundwater withdrawal permit for wells with surface casing diameters of 6 inches or greater, subject to exclusions; this statewide threshold does not settle every Southaven private-well requirement.22 For land outside Southaven city limits, use the DeSoto County guide for the county’s unincorporated-area building and zoning answers.2324 Keep the city boundary clear when asking for approval: Southaven’s city zoning applies inside city limits.2

Watch-outs

  • A homeowner’s ability to submit a Southaven building permit does not authorize homeowner trade work; Mississippi-licensed contractors must perform that work.9
  • The MSDH local office in DeSoto County has closed; direct onsite wastewater requests to the Wastewater Call Center at 855-220-0192.17
  • We could not confirm private-land RV or tiny-home occupancy in Southaven; ask Planning & Development before buying for either use.10

Sources

  1. Acquiring A Residential Building Permit (Southaven), quoted and re-checked
  2. Sec. 13-12(c). Residential districts (Southaven), quoted and re-checked
  3. Building Department FAQs (Southaven), quoted and re-checked
  4. On-Site Wastewater - Mississippi State Department of Health (Southaven), quoted and re-checked
  5. WasteWater FAQs (Southaven), quoted and re-checked
  6. Sec. 13-12(c). Residential districts (Southaven), quoted and re-checked
  7. Sec. 13-12(c). Residential districts (Southaven), quoted and re-checked
  8. WasteWater FAQs (Southaven), quoted and re-checked
  9. southaven.org (Southaven), quoted and re-checked
  10. Southaven Planning & Development (southaven.org)
  11. Sec. 13-12(c). Residential districts (Southaven), quoted and re-checked
  12. Sec. 13-12(c). Residential districts (Southaven), quoted and re-checked
  13. Southaven Building Department (southaven.org)
  14. Forms (Southaven), quoted and re-checked
  15. Inspections and Investigations (Southaven), quoted and re-checked
  16. On-Site Wastewater - Mississippi State Department of Health (Southaven), quoted and re-checked
  17. MSDH Wastewater Call Center (desotocountyms.gov)
  18. WasteWater FAQs (Southaven), quoted and re-checked
  19. Sec. 11-69. Urban camping and improper use of public places (Southaven), quoted and re-checked
  20. Planning (Southaven), quoted and re-checked
  21. Acquiring A Residential Building Permit (Southaven), quoted and re-checked
  22. Guidelines for Securing the Services of a Water Well Driller (Mississippi statewide rule), quoted and re-checked
  23. Building Occupancy Checklist (2026 county census)
  24. Planning & Building (2026 county census)

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 Southaven

Southaven’s own rules

  • Building permitRequired

    Renovations, alterations, additions, accessory structures, and ready-to-install structures inside Southaven city limits.

    • The quoted guide identifies these activities; other permit categories may have separate requirements.
    • Work without a permit may result in a summons and additional penalty fees.
    “A building permit must be obtained prior to beginning a renovation, alteration, or addition”
  • Owner-builder exemptionConditional

    A homeowner submitting the building permit for the homeowner's own home inside Southaven city limits.

    • The homeowner must use the online permitting portal and request applicable inspections.
    • The homeowner must attach a certificate of compliance accepting all project liability.
    • The homeowner may submit only the building permit and must hire a Mississippi-licensed contractor for all trade work.
    “in Mississippi the homeowner is able to submit the building permit for his or her own home.”
  • Building code adoptedAdopted

    Building and fire-code work inside Southaven city limits.

    • The city fire-inspections page states that the 2024 International Code Set was adopted as of January 1, 2026.
    “As of January 1, 2026 the City of Southaven has adopted the 2024 International Code Set”
  • InspectionsRequired

    Applicable residential and commercial construction inspections inside Southaven city limits.

    • Inspections must be requested online for an active permit.
    • A $125 inspection fee applies after a secondary failed inspection or when an inspection is not ready upon arrival.
    • A $125 fee applies to remove a stop-work notice.

    inspection fee after failed/not-ready inspection: 125 USD (applies to a secondary failed inspection or an inspection not ready when the inspector arrives) · stop-work notice removal fee: 125 USD

    “The Building Department Will Perform The Following Inspections As Applicable:”
  • Certificate of occupancyRequired

    Commercial businesses seeking a business license inside Southaven city limits.

    • The building inspector, and possibly the fire marshal, must inspect and pass the building.
    • The Use & Occupancy Final Inspection form must be presented to the City Clerk's Office before the business license can be obtained.
    “The business license applicant must then apply for a Use & Occupancy permit from the Building Department.”
  • Local zoningPresent

    Land inside Southaven city limits; the city adopts and administers Title XIII zoning regulations, including residential districts and planned unit development districts.

    “The residential districts included in this chapter area intended to achieve one (1) or more of the following objectives:”
  • Minimum lot sizeSpecified

    Single-family development in the ER estate residential district inside Southaven city limits.

    • The ER district also requires a minimum lot width of 150 feet and limits overall density to one unit per gross acre.

    minimum lot area: >= 1 acre

    “Minimum lot area 1 acre Minimum lot width 150 feet Floor area ratio No restriction Building height 35 feet maximum Maximum overall density 1 unit/gross acre Minimum building setbacks: Front 50 feet Side 20 feet per side Rear 40 feet”
    One more reviewed finding on this topic
    • Specified — Single-family development in the R-30 residential district inside Southaven city limits.
      “Minimum lot area 30,000 square feet Lot width 90 feet (minimum) Site area/unit 30,000 square feet Floor area ratio No restriction Building height 35 feet (maximum) Maximum overall density (site) 1.5 units/gross acre Minimum building setbacks: Single-family detached All Other Uses Front yard 40 feet 50 feet Side yard 25 feet 25 feet Rear yard 30 feet 35 feet”
  • SetbacksSpecified

    Single-family detached development in the R-30 residential district inside Southaven city limits.

    • For single-family detached uses, the R-30 district requires 40-foot front, 25-foot side, and 30-foot rear setbacks.
    • The district's all-other-use setbacks differ.

    front setback: 40 feet (single-family detached) · side setback: 25 feet (single-family detached) · rear setback: 30 feet (single-family detached)

    “Front yard 40 feet 50 feet Side yard 25 feet 25 feet Rear yard 30 feet 35 feet”
    One more reviewed finding on this topic
    • Specified — Single-family development in the ER estate residential district inside Southaven city limits.
      “Front 50 feet Side 20 feet per side Rear 40 feet”
  • Building heightSpecified

    Buildings in the ER estate residential district inside Southaven city limits.

    • The ER district limits building height to 35 feet maximum.

    maximum building height: <= 35 feet

    “Building height 35 feet maximum Maximum overall density 1 unit/gross acre Minimum building setbacks: Front 50 feet Side 20 feet per side Rear 40 feet”
    One more reviewed finding on this topic
    • Specified — Buildings in the R-30 residential district inside Southaven city limits.
      “Building height 35 feet (maximum) Maximum overall density (site) 1.5 units/gross acre Minimum building setbacks: Single-family detached All Other Uses Front yard 40 feet 50 feet”
  • Camping on your landProhibited

    Camping on streets, sidewalks, rights-of-way, areas under bridges, and city parks inside Southaven city limits.

    • The prohibition does not apply during a permitted outdoor event unless the permit explicitly prohibits the activity.
    • City, state, and county officials and employees acting officially, and city contractors acting within contract scope, are exempt.
    • A warning is required before arrest for the prohibited conduct, but no warning is required before confiscation of stored personal property.
    “It shall be unlawful for any person to camp.”
  • Subdividing landRegulated (with conditions)

    Subdivision and development inside Southaven city limits.

    • The planning page lists subdivision applications and agreements.
    • Development must proceed through the appropriate planning channels, including Planning Commission and Board of Aldermen hearings before construction.
    “A site must go through the appropriate channels for approval including the Planning Commission hearings and Board of Alderman hearings prior to construction.”
  • Permit feesPublished

    City building and related permit fees inside Southaven city limits.

    • The city publishes a building permit fees form and related permit applications on its Forms page.
    • The residential guide separately states that all fees for a new residential construction permit are due when the application is submitted.

    inspection fee after failed/not-ready inspection: 125 USD (identified in the residential permit guide)

    “Payment of all fees associated with the new residential construction permit will be due at the time the application is submitted.”
  • Permit processPublished (with conditions)

    Building permit applications inside Southaven city limits.

    • Applicants must use the online Energov permitting portal; the city no longer accepts paper applications.
    • Applicants pay online by credit card or may deliver/mail a check after receiving an invoice balance.
    • Permits may take from a few days to several weeks depending on licensing, plan review, and requested revisions.
    “All individuals wishing to apply for a permit are required to apply online utilizing our online Energov permitting portal”

Rules another office applies inside Southaven

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

  • Who permits septicState

    On-site wastewater systems serving property inside Southaven city limits, where public sewer is unavailable or a septic system is otherwise applicable.

    • The Mississippi State Department of Health Division of On-site Wastewater administers the statewide program and identifies DeSoto County in its North Region.
    “The On-site Wastewater program develops policy and regulations”
  • Septic permitRequired

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

    • A wastewater permit is required for installation of an on-site wastewater disposal system.
    • If sewer is available, MSDH refers the application to the sewer provider and requires a Letter of Rejection before proceeding with a septic application.
    “The Permit is required for a water meter and the installation of an on-site wastewater disposal system.”
  • Septic inspectionLimited

    Individual on-site wastewater disposal systems inside Southaven city limits.

    • MSDH provides inspection and design oversight for individual systems; the cited page does not establish that every existing residential system receives a mandatory inspection.
    “Environmentalists offer Soil and Site Evaluations that provide property owners with a Permit/Recommendation”
  • Off-grid sanitationLimited

    Wastewater disposal for property inside Southaven city limits.

    • Off-grid disposal may use a permitted septic system where public sewer is unavailable.
    • Mississippi does not recognize gray water; all wastewater must go to a central sewer or septic system.
    • Wastewater may not be discharged on the ground, in ditches, or in bodies of water.
    “All wastewater is required to pipe into a central sewer system or a septic system for proper disposal.”
  • Mandatory utility hookupConditional

    A new permanent water-meter connection inside Southaven city limits.

    • Permanent sewage disposal must be available before a water utility can connect.
    • The disposal solution may be a sewer line or septic system.
    • If public sewer is unavailable, the property owner must apply to MSDH for the proper paperwork.
    • MSDH refers applications within one mile of a sewer line to connect, subject to a Letter of Rejection from the sewer provider before septic processing.

    sewer referral distance: <= 1 mile (MSDH states applications within one mile of a sewer line are referred to connect)

    “State law requires you have permanent sewage disposal solution available to receive a permanent water meter.”

Still unanswered

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

  • Minimum dwelling size — Single-family dwellings inside Southaven city limits.
  • Lot coverage — Residential lots inside Southaven city limits.
  • Living in an RV — Long-term occupancy of a recreational vehicle on private residential land inside Southaven city limits.
  • Tiny homes — Tiny-home occupancy inside Southaven city limits.
  • Accessory dwellings — Accessory dwelling units inside Southaven city limits.
4 more unanswered
  • Well permit
  • Agricultural exemption
  • 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 Southaven publishes no rule on the point, not that none exists. DeSoto County’s page lists the county offices to call.

← All of DeSoto County: county rules, score and offices