Humphreys County, MS: Owner-Builder Allowed

Humphreys County, Mississippi does not publish enough information to confirm the building-permit process for a home in an unincorporated area, so contact the County Inspector before starting work^1,2. Countywide zoning also remains unconfirmed³. Septic permits for every address in the county, town or rural, come from the Mississippi State Department of Health's On-Site Wastewater program^4,5.

At a glance

Building permit: Requirement and process not confirmed; ask the County Inspector before work^1,2
Zoning: Countywide status not confirmed; ask the county administrator about the parcel^2,3
Septic permits: Mississippi State Department of Health On-Site Wastewater program^5,6
RV living: Private-land occupancy rule not confirmed³
Tiny homes: Occupancy and minimum-size rules not confirmed³
Owner-builder: State residential-builder licensing exemption available for work on the owner's residence⁷
Private wells: State withdrawal permit at the 6-inch casing threshold, subject to exclusions⁸
Septic soil suitability: Only 0.2% of soils avoid severe limits for a conventional drain field⁹

Who to call

Building permits

Humphreys County Inspector

First county contact for questions about inspection and the unconfirmed home-building permit process

(662) 836-9403

Planning & zoning

Humphreys County Administrator / Chancery Clerk Office

County administration contact for routing zoning, floodplain, road-access and other land-use questions when no dedicated office is published

(662) 247-1740

mliddell@humphreyscounty.org

102 Castleman St. Belzoni, MS 39038

One more officeSeptic permits

Septic permits

Mississippi State Department of Health Division of On-Site Wastewater

On-site wastewater applications, soil and site evaluations, permits or recommendations, inspections and private-well sampling in Humphreys County

1-855-220-0192

wastewater@msdh.ms.gov

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 10, 2026.

Do you need a building permit in Humphreys County, Mississippi?

Humphreys County has not published enough information to confirm whether a building permit is required for a home in an unincorporated area or how an application would work.

Humphreys County has not published enough information to confirm whether a building permit is required for a home in an unincorporated area or how an application would work¹. Mississippi's statewide framework says counties and municipalities had to enact uniform building codes unless they opted out before November 30, 2014, but the available material does not establish whether Humphreys County opted out¹⁰. Do not read the missing local process as a permit exemption. Call the Humphreys County Inspector at (662) 836-9403 with the parcel location and a description of the work before ordering materials or breaking ground². Ask specifically about the required application, adopted code, plan review, inspections, fees and any final occupancy approval because none of those county procedures could be confirmed¹.

Who handles Humphreys County building permits and inspections?

Humphreys County's official directory lists a County Inspector at (662) 836-9403, but the county page does not describe the office's authority or publish a building-permit application.

Humphreys County's official directory lists a County Inspector at (662) 836-9403, but the county page does not describe the office's authority or publish a building-permit application^1,2. The County Inspector is therefore the best first call, not proof that a particular permit or inspection is required. If the inspector cannot answer a zoning, floodplain, driveway or administrative question, contact the Humphreys County Administrator / Chancery Clerk Office at 102 Castleman St. in Belzoni, phone (662) 247-1740 or email mliddell@humphreyscounty.org². Tell either office whether the parcel is inside a municipality or in unincorporated Humphreys County because city requirements do not answer the question for rural county land³. Request the current form and fee schedule directly; no county building-permit form, inspection sequence or fee schedule could be confirmed¹.

Does Humphreys County, Mississippi have zoning?

Humphreys County's countywide zoning status remains unconfirmed because no county planning department, zoning ordinance or zoning map was located.

Humphreys County's countywide zoning status remains unconfirmed because no county planning department, zoning ordinance or zoning map was located³. That gap does not mean a parcel is unrestricted. Before buying, ask the county administrator whether an unincorporated parcel has a zoning district or is subject to subdivision, floodplain or other land-development rules^2,3. For land inside Belzoni, Isola, Louise or Silver City, ask the relevant municipal government rather than assuming the county answer controls³. The same unresolved status applies to minimum lot size, dwelling size, setbacks, building height, lot coverage and accessory dwellings³. Give the office the parcel number, street or road location, proposed building type and intended use, and ask for the ordinance or written determination that supports the answer².

How do septic permits work in Humphreys County?

The Mississippi State Department of Health Division of On-Site Wastewater handles septic applications and inspections in Humphreys County, which MSDH places in its Central Region.

The Mississippi State Department of Health Division of On-Site Wastewater handles septic applications and inspections in Humphreys County, which MSDH places in its Central Region⁵. Apply online and obtain the permit or recommendation from the soil and site evaluation before installing the system; the permit is also required for a permanent water meter^4,5. The installer must contact MSDH 24 hours before construction to schedule an inspection, and MSDH lists a $197.50 fee for a Notice of Intent plus Final Approval and $100 for a Notice of Intent plus Exemption^4,11. When a sewer line is available within 1 mile, MSDH refers the application to the sewer provider and requires a rejection letter before proceeding with septic⁴. Wastewater feasibility deserves early attention because only 0.2% of Humphreys County soils are rated without severe limitations for a conventional drain field⁹. Call 1-855-220-0192 or email wastewater@msdh.ms.gov for application help⁵.

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

Humphreys County's rules for living in an RV on private land could not be confirmed, and neither could county rules specifically governing tiny-home occupancy.

Humphreys County's rules for living in an RV on private land could not be confirmed, and neither could county rules specifically governing tiny-home occupancy³. Do not use campground rules from elsewhere in Mississippi as an answer for a private parcel in Humphreys County. Ask the county administrator and County Inspector how the proposed unit is classified, whether residential occupancy is allowed, and what permits, setbacks, foundation, utility and sanitation requirements apply². The county's minimum dwelling size and rules for manufactured homes, accessory dwellings and temporary camping also remain unconfirmed³. Whatever the structure type, household wastewater cannot be discharged on the ground or into a ditch or body of water; Mississippi requires wastewater to go to a central sewer or septic system⁴.

Building a home in Humphreys County: the steps, in order

Confirm whether the land is municipal or unincorporated, then ask the county administrator for any zoning, subdivision, floodplain and dimensional rules tied to the parcel.

Confirm whether the land is municipal or unincorporated, then ask the county administrator for any zoning, subdivision, floodplain and dimensional rules tied to the parcel^2,3.

Call the County Inspector before design or construction and request the current building-permit, code, fee and inspection requirements in writing^1,2.

Apply to MSDH for the wastewater evaluation and permit or recommendation before installing septic or seeking a permanent water meter^4,5.

If acting as your own general contractor on your own residence, use the state licensing exemption only for that purpose; it does not waive a locally required permit⁷.

Obtain an MDOT permit before creating or altering a driveway onto a state highway¹².

For a well with a surface casing diameter of 6 inches or more, obtain the state groundwater-withdrawal permit, subject to exclusions, and file the state water-use permit form before the well is drilled^8,13.

What should you check before buying land in Humphreys County?

Make septic feasibility a purchase contingency when possible because only 0.2% of Humphreys County soils are rated without severe limitations for a conventional drain field.

Make septic feasibility a purchase contingency when possible because only 0.2% of Humphreys County soils are rated without severe limitations for a conventional drain field⁹. The county receives about 55.1 inches of precipitation annually, and all county land is mapped at a slope of 15% or less, so inspect the specific tract for drainage and flood exposure rather than assuming flat land is dry land⁹. Ask the county administrator who performs the parcel's floodplain review because a current county floodplain-permit process could not be confirmed². Confirm legal access and determine whether the entrance meets state-highway or county-road requirements; new or altered state-highway driveways require an MDOT permit¹². Mississippi does not require a septic inspection when an existing home is sold, but MSDH recommends one, so order it before closing on a house with an existing system⁴. Farmland value averages about $3,509 per acre, while the effective property-tax rate is about 1.1% and the median annual tax bill is about $980⁹.

Watch-outs

Do not treat the absence of a published county permit process as permission to build without approval; call the County Inspector first^1,2.
Conventional septic suitability is a major parcel risk because only 0.2% of Humphreys County soils are rated without severe drain-field limitations⁹.
A septic application within 1 mile of a sewer line is referred to the sewer provider, and MSDH requires a rejection letter before continuing with septic⁴.

Sources

13 official pages, each quoted and re-checked · written October 10, 2026

Written October 10, 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.

Off-grid gear

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

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Compared with neighboring counties

Rule	Humphreys County	Washington County	Sharkey County	Holmes County	Yazoo County	Leflore County	Carroll County
Building permit	Not published	Required	Not published	Not published	Not published	Not published	Not published
County zoning	Not published	Yes	No	Not published	Not published	Not published	No
Septic permits	MS State Dept. of Health	MSDH	MS State Dept. of Health	MS State Dept. of Health	MSDH	MSDH	MS State Dept. of Health

Answers from the rulebook for Humphreys County

What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.

Mississippi rules that apply here

Building permitRequired
Commercial places of Public Assembly subject to the Mississippi Fire Prevention Code.
- Permit/compliance inspections are required for buildings defined in Miss. Code § 45-11-101(a-f), pursuant to Miss. Code § 45-11-105(2).
- The code applies to buildings used for public assembly except where a county or municipality has adopted a fire-prevention code with standards not less stringent than the Mississippi Fire Prevention Code; the local provisions and enforcement mechanism apply instead.
- Permit fees are not less than $400 and include, but are not limited to, each on-site inspection, attorney fees, architect or engineer plan-review fees, and other fees and reasonable and necessary travel expenses.
- The regulation supersedes prior versions of Mississippi Administrative Code Title 19, Part 7, Chapter 7, and became effective January 1, 2025.
permit fee: >= 400 USD (Includes but is not limited to each on-site inspection, attorney fees, architect or engineer plan-review fees, other fees, and reasonable and necessary travel expenses.)
“Permits are required for commercial places of Public Assembly as follows: A. Permit/Compliance inspections are required for all buildings defined in Miss. Code § 45-11-101(a-f) pursuant to Miss. Code § 45-11-105(2).”
Mississippi Administrative Code, Title 19, Part 7, Chapter 7: Mississippi Fire Prevention Code ↗Re-checked Nov 4, 2026
Owner-builder exemptionConditional
A person constructing or improving the person's own residence, or acting as the person's own general contractor, in Humphreys County and elsewhere in Mississippi.
- The exemption is from the Mississippi residential builder licensing chapter; other permits and code requirements may still apply.
- For a person described in Section 73-59-15(1)(b) or (c), the person may not make more than one application for a permit to construct a single residence or construct more than one single residence within a period of one year.
- The statute creates a rebuttable presumption of intent to construct for sale, lease, rent, or similar purpose if more than one application is made or more than one single residence is constructed within one year.
- The separate related-person exemption in Section 73-59-15(1)(c) requires that the property or improvement not be for sale, rent, public use, or public assembly.
- The owner-property exemption in Section 73-59-15(1)(d) requires use by the owner and that the property or undertaking not be for sale, rent, public use, or public assembly.
maximum permit applications for a single residence under Section 73-59-15(1)(b) or (c): 1 application (within a period of one year) · maximum single residences constructed under Section 73-59-15(1)(b) or (c): 1 residence (within a period of one year)
“This chapter shall not apply to: [...] Any person who undertakes construction or improvement on his own residence”
Mississippi State Board of Contractors Residential Builders Law ↗Re-checked Oct 3, 2026
2 more reviewed findings on this topic
- Available — State residential-builder licensing exemption for a person constructing or improving the person’s own residence or acting as the person’s own general contractor.
  “Any person who undertakes construction or improvement on his own residence, or who acts as his own general contractor”
  Residential Builders Law 2022 ↗Re-checked Oct 3, 2026
- Available (with conditions) — A person undertaking construction or improvement on the person's own residence or acting as the person's own general contractor for construction or improvement on that residence, for purposes of Mississippi residential builder and remodeler licensing requirements.
  “(1) This chapter shall not apply to: [...] (b) Any person who undertakes construction or improvement on his own residence, or who acts as his own general contractor in the performance of construction or improvement on his own residence;”
  Mississippi Senate Journal, March 9, 2022 ↗Re-checked Sep 11, 2026
Building code adoptedPartial
The Mississippi Fire Prevention Code and State Fire Marshal enforcement for state-owned or state-agency buildings, public-assembly buildings, and buildings at least 75 feet high, subject to local fire-prevention-code exceptions stated in the statute.
- The State Fire Marshal's Office adopted the 2024 editions of the International Fire Code and International Building Code effective July 1, 2024.
- The Mississippi Fire Prevention Code applies to all buildings owned by the State or State Agencies.
- It applies to all buildings utilized for public assembly except in a county or municipality that has adopted a fire-prevention code with standards not less stringent than the Mississippi Fire Prevention Code.
- It applies to buildings whose construction permits were issued after the statutory effective date and that are not less than 75 feet in height, unless the county or municipality has adopted a fire-prevention code with standards not less stringent than the Mississippi Fire Prevention Code.
International Fire Code edition: 2024 edition · International Building Code edition: 2024 edition · effective date: 2024-07-01 · height threshold: >= 75 feet (Local fire-prevention code exception applies where stated.)
“AS OF JULY 1, 2024, THE STATE OF MISSISSIPPI – OFFICE OF THE STATE FIRE MARSHAL HAS ADOPTED THE 2024 ADDITION”
Fire Code Enforcement ↗Re-checked Oct 1, 2026
3 more reviewed findings on this topic
- Adopted (with conditions) — Mississippi counties and municipalities under Senate Bill 2378 of 2014.
  “Under Senate Bill 2378 of 2014, all counties and municipalities must enact uniform building codes unless they opt out prior to Nov. 30, 2014.”
  Mississippi Uniform Building Codes ↗Re-checked Sep 26, 2026
- Partial — Mississippi counties and municipalities subject to the statewide uniform-building-code framework.
  “Under Senate Bill 2378 of 2014, all counties and municipalities must enact uniform building codes unless they opt out prior to Nov. 30, 2014. Please complete the following information regarding your county or municipality’s building code policies.”
  Mississippi Uniform Building Codes ↗Re-checked Sep 11, 2026
- Partial — Mississippi counties and municipalities, including residential building-code adoption subject to the statewide uniform-building-code framework.
  “Under Senate Bill 2378 of 2014, all counties and municipalities must enact uniform building codes unless they opt out prior to Nov. 30, 2014.”
  Mississippi Uniform Building Codes ↗Re-checked Oct 1, 2026
InspectionsLimited
Pediatric skilled nursing facilities regulated by the Mississippi State Department of Health.
- Upon completion of construction, the Licensing Agency must inspect and approve the facility before occupancy.
- The state and county health departments may access the job site during regular business hours and conduct construction progress inspections as deemed necessary by the agency.
“Upon completion of construction, an inspection shall be made by the Licensing Agency and approval given prior to occupying the building or any part thereof. The state and county health departments shall have access to the job site during regular business hours and shall conduct construction progress inspections as deemed necessary by the agency.”
Mississippi Administrative Code, facility construction and occupancy rules ↗Re-checked Sep 11, 2026
Certificate of occupancyLimited
Pediatric skilled nursing facilities regulated by the Mississippi State Department of Health at final inspection and close-out.
- At final inspection, the State Agency must receive a Certificate of Occupancy or statement of approval from the local building official permitting occupancy for the facility's intended use.
- If there is no local building authority, approval from the local fire authority having jurisdiction must be provided.
- If the facility is state-owned and subject to the State Bureau of Buildings, Grounds and Real Estate Management, approval of occupancy must be coordinated between the state agencies involved.
“A copy of the Certificate of Occupancy or statement of approval from the local building official permitting occupancy of the facility for its intended use. In the absence of a local building authority, approval of a local fire authority having jurisdiction shall be provided. If the facility is owned by the State of Mississippi and subject to the State Bureau of Buildings Grounds and Real Estate Management, approval of occupancy shall be coordinated between the state agencies involved;”
Mississippi Administrative Code, facility construction and occupancy rules ↗Re-checked Sep 11, 2026
SetbacksSpecified
Individual on-site wastewater disposal systems using aggregate disposal systems in Mississippi.
- The 50-foot measurement is the minimum distance from the water edge for all listed non-gravel soil textural classes and for slopes both less than and more than 8 percent.
- Gravel is marked "NOT APPLICABLE."
- The regulation states that these setbacks apply to all individual on-site wastewater disposal systems except spray-irrigation disposal and overland discharge.
- This is an on-site-wastewater setback, not a statewide zoning setback for the dwelling or other structures.
minimum distance from water edge: 50 feet (Aggregate systems in coarse sand, medium sand, fine sand, loamy sand, sandy loam, light loam, heavy loam, silt loam, sandy clay loam, light clay loam, heavy clay loam, light silty clay loam, heavy silty clay loam, sandy clay, silty clay, and clay; both slope categories shown in Table 1.)
“TABLE 1 - SETBACK REQUIREMENTS FROM SENSITIVE WATER (Aggregate Systems) Minimum Distance from the Water Edge [...] Coarse Sand 50 feet 50 feet”
Mississippi State Department of Health, Part 18, Division of On-Site Wastewater, Subpart 77: On-Site Wastewater Regulations ↗Re-checked Nov 4, 2026
Living in an RVLimited
RVs at a hunting camp where the camp uses the Mississippi Department of Health on-site wastewater application process.
- The camp is treated by MSDH as a residential application.
- Three or more trailers, cabins, or RVs on the property must be applied for as a commercial development.
- For a permanent water meter, state law requires a permanent sewage-disposal solution; it may be a sewer line or septic system. If public sewer is unavailable, the applicant must apply to MSDH for the required paperwork.
- Local jurisdictions have separate land ordinances; this claim does not establish a statewide land-use permission for RV occupancy.
trailers/cabins/RVs triggering commercial-development application: >= 3 units (On the hunting-camp property.)
“Yes. This is considered a residential application with us. If there will be three (3) or more trailers/cabins/RVs on the property, this will need to be applied for as a commercial development.”
WasteWater ↗Re-checked Nov 4, 2026
Tiny homesLimited
A tiny house or home intended for use as a residential dwelling that is within the State Fire Marshal's factory-built-home regulation.
- The defined tiny house or home ranges from 80 to less than 400 square feet and may or may not be constructed on a chassis with or without axles or wheels.
- If intended as a residential dwelling, it is treated as a modular home for design and construction requirements and must comply with the most current residential building code adopted by the Mississippi Building Codes Council.
- When designed for permanent installation at its final destination, it must be installed on an approved foundation complying with the manufacturer's installation guidelines concerning manufacturing-facility and retail-entity licensure and occupant-safety installation standards.
- The amended regulation superseded prior versions and became effective July 1, 2026.
- Counties and municipalities may regulate zoning, utility connections, foundations, and permits for modular homes; local land-use controls may therefore add requirements.
tiny-home floor area: 80 to less than 400 square feet (Definition in Rule 3.01.3(42).)
““Tiny House or Home”: Any closed structure, building assembly or systems of assemblies designed for use as a residential dwelling and ranging from 80 to less than 400 square feet in size, which may or may not be constructed on a chassis (with or without axels or wheels).”
Title 19, Part 7, Chapter 3: Rules and Regulations for the Uniform Standards Code for the Factory-Built Homes Law as Related to Modular Homes ↗Re-checked Nov 4, 2026
Manufactured homesLimited
Occupation of Factory-Built homes, including manufactured homes, sited anywhere in Mississippi and installed on or after July 1, 2009.
- The home must undergo inspection under the Mississippi Inspection Program before occupation.
- The inspection is conducted by an inspector assigned by the State Fire Marshal’s Office to verify compliance with the manufacturer’s published installation instructions and Mississippi Installation Standards.
- The retailer/developer and/or installer/transporter must submit a Property Locator/Certificate of Installation Form certifying compliant installation.
- For new or used residential homes involving a retailer, the form and required photographs must be submitted within three business days after installation and before porches, decks, or skirting are installed.
- For secondary sitings without a retailer, the installer/transporter must submit the form and required photographs within three business days after installation and before porches, decks, or skirting are installed.
- All necessary state-law or local-authority-having-jurisdiction permits must be obtained before installation.
- Inspection fees are paid by the installer/transporter, developer, or retailer, not the purchaser; failure to pay an invoice within 45 days is a regulatory violation.
- Factory-Built homes designated and properly certified not to be used for human habitation, such as hunting/fishing camps or storage, are excepted from the human-habitation installation requirements.
installation inspection applicability date: 2009-07-01 · current regulation effective date: 2026-07-01 · certificate submission deadline: <= 3 business days after installation (Must also be before installation of porches, decks, or skirting; secondary sitings without a retailer follow the installer/transporter rule.) · inspection scheduling window: 7 to 10 business days after receipt of Property Locator/Certificate of Installation (May be adjusted for Division resource and manpower shortages.) · inspection invoice payment deadline: <= 45 days from invoice date (Nonpayment is a violation and numerous unpaid invoices may delay or deny license issuance.)
“Beginning July 1, 2009, every Factory-Built home that is sited within the State of Mississippi shall be subject to inspection under the MS Inspection Program prior to occupation.”
MH-5 Uniform Standards Code for Factory-Built Homes Law ↗Re-checked Oct 5, 2026
Who permits septicState
Individual on-site wastewater systems in Humphreys County.
- Humphreys County is listed in the Mississippi State Department of Health Central Region.
- Local authorities may have separate requirements or approvals.
“The On-site Wastewater program develops policy and regulations [...] Central Region [...] Humphreys”
On-Site Wastewater ↗Re-checked Oct 3, 2026
3 more reviewed findings on this topic
- State — Individual on-site wastewater systems and related program administration in Humphreys County.
  “The On-site Wastewater program develops policy and regulations and provides technical assistance to regional environmentalists in designing and inspecting Individual On-site Wastewater Disposal Systems (IOWDS), recreational vehicle campgrounds/lodging parks, septage pumpers/haulers and individual water supplies.”
  On-Site Wastewater - Mississippi State Department of Health ↗Re-checked Sep 26, 2026
- State — Individual on-site wastewater systems serving property in Humphreys County.
  “The On-site Wastewater program develops policy and regulations and provides technical assistance to regional environmentalists in designing and inspecting Individual On-site Wastewater Disposal Systems (IOWDS) [...] Central Region Attala, Bolivar, Carroll, Claiborne, Clarke, Copiah, Hinds, Holmes, Humphreys, Issaquena, Jasper, Kemper, Lauderdale, Leake, Leflore, Madison, Montgomery, Neshoba, Newton, Rankin, Scott, Sharkey, Simpson, Smith, Sunflower, Warren, Washington, Yazoo”
  On-Site Wastewater - Mississippi State Department of Health ↗Re-checked Oct 3, 2026
- Mixed — Statewide individual onsite wastewater disposal systems; the Mississippi State Department of Health establishes the rules and the appropriate county Department of Health performs local inspections.
  “Notify the Department at least 48 hours before beginning construction if acting as the Certified Installer of an Individual On-site Wastewater Disposal System and, at that time, schedule a time for inspection of the system with the appropriate county Department of Health.”
  Mississippi State Department of Health Current Regulations: On-site Wastewater ↗Re-checked Sep 11, 2026
Septic permitRequired
Design, construction, or installation of an individual on-site wastewater disposal system in Mississippi.
- MSDH approval is required except for the statutory exemption in Mississippi Code Section 41-67-6(7).
- For a two-acre-or-larger lot or tract, approval requirements are exempt only if all wastewater is contained on the lot or tract, no Mississippi or United States watercourse is impacted, and the installer submits a signed affidavit attesting to those conditions.
- An individual on-site wastewater disposal system is acceptable only where centralized treatment is unavailable or infeasible, existing area disposal systems function satisfactorily, site conditions are satisfactory for underground absorption, private-water-supply separation/protection requirements are met, and applicable water-quality requirements are met.
- Construction or installation designed by a certified professional evaluator or licensed professional engineer may not begin before Department authorization.
statutory approval-exemption lot size: >= 2 acres (All wastewater must be contained on the tract, no covered watercourse may be impacted, and an installer affidavit is required.) · private water supply separation from IOWDS: >= 50 feet (Private supply must be at a higher elevation or properly protected.) · private water supply separation from disposal field: >= 100 feet
“Approval of the design, construction or installation of an individual on-site wastewater disposal system by the department is required, except as otherwise provided in Section 41-67-6(7).”
Mississippi Individual On-site Wastewater Disposal System Law ↗Re-checked Nov 4, 2026
3 more reviewed findings on this topic
- Required — Installation of an on-site wastewater disposal system and obtaining a permanent water meter in Humphreys County.
  “The Permit is required for a water meter and the installation of an on-site wastewater disposal system.”
  WasteWater Frequently Asked Questions ↗Re-checked Sep 26, 2026
- Required — Individual on-site wastewater systems in Humphreys County.
  “The Permit is required for a water meter and the installation of an on-site wastewater disposal system.”
  On-Site Wastewater - Mississippi State Department of Health ↗Re-checked Oct 3, 2026
- Required — Water meters and installation of individual on-site wastewater disposal systems in Humphreys County.
  “The Permit is required for a water meter and the installation of an on-site wastewater disposal system.”
  WasteWater FAQs and Answers ↗Re-checked Oct 3, 2026
Septic inspectionLimited
Installation of an individual on-site wastewater disposal system in Mississippi.
- For the ordinary Notice-of-Intent and Final-Approval process, the certified installer must contact MSDH 24 hours before construction to schedule an inspection.
- A two-acre exemption applicant receives a site evaluation and disposal-system recommendation, but MSDH does not inspect during installation.
- For the two-acre exemption, the Department reserves the right to inspect an installed system after it has been in use for more than 30 days.
- Final approval requires the installer affidavit; advanced treatment systems also require the property owner's maintenance affidavit.
advance notice before construction: >= 24 hours (Certified installer must contact the Department to schedule inspection.) · two-acre-exemption post-use inspection threshold: > 30 days (MSDH reserves the right to inspect systems on properties that filed a two-acre exemption.)
“The Department reserves the right to inspect installed systems after they have been in use for more than thirty (30) days on properties that have filed a two-acre exemption.”
Notice of Intent: New Individual On-site Wastewater Disposal System, Form 908 ↗Re-checked Nov 4, 2026
2 more reviewed findings on this topic
- Not required — Inspection of an existing septic system as part of a Mississippi real estate transaction involving property in Humphreys County.
  “The State does not require the septic be inspected as part of a real estate transaction. However, MSDH recommends this inspection.”
  WasteWater FAQ ↗Re-checked Oct 3, 2026
- Required — Installation inspection for individual on-site wastewater disposal systems in Humphreys County.
  “contacting the Department 24 hours BEFORE beginning construction to schedule an inspection.”
  Notice of Intent - New Individual On-site Wastewater Disposal System ↗Re-checked Oct 3, 2026
Off-grid sanitationProhibited
Discharge of household wastewater or gray water on the ground, into ditches, or into bodies of water in Humphreys County.
- Mississippi does not recognize gray water; wastewater must be piped to a central sewer system or septic system.
- The source also states that wastewater regulated by MSDH must remain on the property and not create a health hazard.
“Mississippi does not recognize gray water. Anything that could be considered gray water in other states is classified as wastewater in Mississippi. 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.”
WasteWater Frequently Asked Questions ↗Re-checked Sep 26, 2026
Well permitLimited
Groundwater withdrawal permits for water wells in Mississippi.
- A groundwater withdrawal permit is required for water wells with surface casing diameters of 6 inches or greater.
- Some exclusions apply.
- A separate contractor licensing requirement generally applies, but a landowner may drill without a Water Well Contractor license for a single-family permanent residence or farm livestock use if applicable construction standards are followed.
- Wells with surface casing diameters below 6 inches may still be regulated by the Mississippi State Department of Health when part of a public water system.
surface casing diameter threshold: >= 6 inches (Some exclusions apply.)
“State law requires that you obtain a groundwater withdrawal permit for water wells with surface casing diameters 6-inches or greater in diameter. Some exclusions apply to this requirement.”
Guidelines for Securing the Services of a Water Well Driller ↗Re-checked Sep 11, 2026
One more reviewed finding on this topic
- Limited — Groundwater wells in Humphreys County.
  “This form is to be filed with the Office of Land and Water Resources (OLWR) before the well is drilled”
  Groundwater Permit Guidance ↗Re-checked Oct 3, 2026
Mandatory utility hookupConditional
Permanent water-meter connections for property in Humphreys County.
- A permanent sewage-disposal solution must be available before a permanent water meter is issued.
- The solution may be a sewer line or septic system.
- A sewer option must exist before a water utility can connect the property.
- Sewer systems have first right to provide sewer; applications within one mile of a sewer line are referred to the sewer provider.
sewer referral distance: <= 1 mile (Letter of Rejection from sewer provider required before septic application proceeds.)
“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. You must have a sewer option before a water utility can make a connection to your property.”
WasteWater Frequently Asked Questions ↗Re-checked Sep 26, 2026
2 more reviewed findings on this topic
- Conditional — Permanent water-meter connections for properties without public sewer.
  “permanent sewage disposal solution available”
  WasteWater FAQs and Answers ↗Re-checked Oct 3, 2026
- Conditional — Public water connections and connection to centralized wastewater treatment systems for residences, buildings, and facilities in Mississippi.
  “Where a Centralized Wastewater Treatment System is available, all places shall have a properly constructed connection to the centralized wastewater treatment system which all human excreta and other liquid waste shall be disposed”
  Mississippi State Department of Health Current Regulations: On-site Wastewater ↗Re-checked Sep 11, 2026
Agricultural exemptionAvailable
Applicability of Mississippi Code Title 73, Chapter 59 residential-builder and remodeler licensing requirements.
- The cited exemption applies to the Residential Builders and Remodelers chapter.
- It covers agricultural buildings, buildings used for agricultural purposes, buildings constructed as a community effort, and tenant houses.
- The source does not establish an exemption from independently applicable local permits, zoning, floodplain rules, or wastewater requirements.
“This chapter shall not apply to: (a) Agricultural buildings, buildings used for agricultural purposes, buildings constructed as a community effort, or tenant houses;”
Mississippi State Board of Contractors, Residential Builders Law ↗Re-checked Nov 4, 2026
Subdividing landRegulated (with conditions)
Mississippi State Department of Health review of subdivision land divisions for onsite-wastewater suitability; this does not establish that MSDH approves the general land-use plat or replaces county or municipal plat review.
- A subdivision is defined for this review as land divided into ten (10) or more lots, tracts, sites, or parcels for residential development.
- Local or county ordinances may reduce the ten-lot threshold.
- If public water will be used, the Bureau of Public Water Supply may require subdivision review regardless of lot count.
- Developments of 35 or more lots and additional phases by the same owner require a feasibility study; developments under 35 lots may be required to obtain one case-by-case.
- No lots may be sold or construction started before evaluation.
- The subdivision plan-review fee is $325 plus $6.50 per lot; online payment is subject to a processing fee and fees may change.
- The plan review is voided if the developer alters the plat without notifying MSDH; MSDH determines whether a new review is required.
- MSDH reviews lots for general suitability of onsite wastewater treatment and disposal for one residence per lot; septic, soil, wetland, water-supply, and other health requirements remain applicable.
residential subdivision threshold: >= 10 lots (Local ordinances may reduce the minimum below ten lots.) · feasibility-study threshold: >= 35 lots (Additional phases by the same owner also require a feasibility study; smaller developments may be required case-by-case.) · subdivision plan-review fee: 325 USD (Plus $6.50 per lot; online payment processing fee and possible additional costs may apply.)
“All lots are reviewed for general suitability of on-site wastewater treatment and disposal for a single residence per lot.”
Subdivision Plan Review ↗Re-checked Oct 5, 2026
One more reviewed finding on this topic
- Regulated (with conditions) — Subdivision review for developments affecting individual on-site wastewater systems in Humphreys County.
  “A subdivision is any development of land into ten (10) or more lots. County ordinances may lower the minimum number of lots. If the development will utilize public water, the Bureau of Public Water Supply may require a subdivision review, regardless of lot count.”
  Wastewater Subdivision FAQs ↗Re-checked Oct 3, 2026
Driveway accessRequired
Driveways and specified changes of use connecting to Mississippi state highways.
- A permit is required for new driveways.
- A permit is required for alterations to existing drives.
- A permit is required for a change of use causing a daily-trip increase of 10% or 100 daily trips, whichever is greater.
- A permit is required for property-use changes from non-commercial to commercial.
- If access is expected to exceed 100 peak-hour trips, a traffic-impact study must be submitted.
- If the permitted land use changes, the original permit is revoked and a new permit must be applied for.
- A denied permit may be appealed within 10 days after receipt of the denial notification.
daily trip increase threshold: 10 percent (or 100 daily trips, whichever is greater) · traffic impact study threshold: > 100 peak-hour trips · appeal deadline: 10 days (after receipt of denial notification)
“For State Highways a permit is required for: 1. New driveways; 2. Alterations to existing drives;”
Mississippi Access Management Guide ↗Re-checked Sep 11, 2026
Building in a floodplainRequired
Development or improvement activity on state-owned Mississippi property or buildings located in FEMA Special Flood Hazard Area zones A, AE, V, or VE.
- The requirement applies to state-owned property or buildings.
- For existing structures determined to involve less than a Substantial Improvement, no additional forms or approval are required after Step One.
- For new development or a Substantial Improvement, the applicant must complete the Step Two form, obtain a Control Code, provide all required attachments, and submit final elevation certification and complete drawings and specifications.
- Approval produces an initial approval letter and, after final requirements are approved, a final approval letter.
- If Step Two is not approved and the project cannot be brought into compliance, a denial letter is issued.
covered FEMA zones: A, AE, V, VE · substantial improvement threshold: less than a Substantial Improvement (no additional forms or approval required for the development project)
“A development or improvement activity to state-owned property or building, [...] must complete a Floodplain Management Permit Application.”
Mississippi Administrative Code — State Property Floodplain Regulations ↗Re-checked Sep 11, 2026
Permit feesPublished (with conditions)
Mississippi Department of Transportation over-dimensional and related permits statewide.
- The published schedule applies to MDOT permit types, not a general statewide building-permit fee schedule.
- Blanket permits are not prorated and are issued for one year unless otherwise specified.
- Blanket permits must have valid insurance or a valid U.S. DOT number; if insurance expires or cancels, the blanket permit becomes invalid.
- Overweight charges apply to weight exceeding 80,000 pounds or specified axle limits.
oversize permit fee: 10 USD · oversize blanket fee: 100 USD · 72-hour legal trip permit fee: 25 USD · harvest permit fee: 25 USD · port permit fee: 170 USD per year · pole blanket fee: 200 USD
“Oversize permit $10.00 Oversize Blanket $100.00”
Mississippi Department of Transportation Permit and Blanket Fees ↗Re-checked Sep 11, 2026
One more reviewed finding on this topic
- Published (with conditions) — MSDH on-site wastewater applications relevant to Humphreys County.
  “Subdivision is currently $325 + $6.50/lot”
  WasteWater FAQs and Answers ↗Re-checked Oct 3, 2026
Permit processPartial
Mississippi local permitting for businesses and business-related construction or land development.
- Permits may be required from city or county governments.
- Different locations have different requirements.
- Building permits generally come from the city or county building and planning department for constructing or modifying a place of business.
- Zoning permits generally come from the city or county building and planning department for developing land for specific commercial use.
“You may be required to apply for permits and licenses from your local government (e.g., city or county). Different locations have different requirements.”
Start Your Business in Mississippi — County and City Permits ↗Re-checked Sep 11, 2026
One more reviewed finding on this topic
- Partial — MSDH residential on-site wastewater application process relevant to Humphreys County.
  “STEP 1 – Fill out application [...] STEP 5 - Final Approval”
  Notice of Intent - New Individual On-site Wastewater Disposal System ↗Re-checked Oct 3, 2026
Campground & park staysLimited
Recreational-vehicle occupancy at campgrounds under the jurisdiction of the Pearl River Valley Water Supply District, including Coal Bluff, Goshen Springs, Leake County Water Park, Low Head Dam, and Timberlake.
- The rules apply within all campgrounds under the District’s jurisdiction.
- Campgrounds are not intended to be permanent domiciles for campground guests.
- A recreational vehicle must be in operable road-worthy condition, properly registered and insured in its domicile state or province, with a current license plate affixed.
- Campers may not stay on any pad longer than 12 consecutive months; Standard Plus campers may move to another available pad after 12 months, but the District is not responsible for making a pad available.
- Campsites are typically designed for trailers or recreational vehicles no longer than 32 feet or wider than 8 feet, subject to the stated RVIA-seal, holding-tank, facility-capacity, and prohibited-unit conditions.
- Primitive camping areas without water, electricity, or sewer are not intended for recreational vehicles.
- No permanent structures may be erected on a campsite; temporary accessibility stairs, stoops, steps, or ramps require the stated approvals and size limits.
- Camping is confined to designated campground or overflow areas, and no more than one camping unit is allowed per pad without Campground Manager approval.
maximum stay on one pad: <= 12 consecutive months (Campers may move to a different available pad after 12 months.) · typical campsite RV length: <= 32 feet (Larger units may be accepted if they satisfy the stated RVIA seal, holding-tank, and facility-capacity conditions.) · typical campsite RV width: <= 8 feet (Larger units may be accepted if they satisfy the stated RVIA seal, holding-tank, and facility-capacity conditions.)
“Campers shall not stay on any pad longer than 12 consecutive months”
General Campground Rules and Policies - Ross Barnett Reservoir ↗Re-checked Sep 11, 2026
One more reviewed finding on this topic
- Limited — Temporary camping at designated campgrounds under the jurisdiction of the Pearl River Valley Water Supply District.
  “Camping shall be confined to the designated campground or designated overflow areas.”
  General Campground Rules and Policies - Ross Barnett Reservoir ↗Re-checked Sep 11, 2026
county building authorityGeneral
Mississippi county boards of supervisors' authority and obligation to adopt uniform building codes, including in unincorporated county territory, subject to the statutory opt-out framework.
- All counties and municipalities must enact uniform building codes unless they opted out before November 30, 2014.
- A county board of supervisors adopting building codes after July 1, 2008 must adopt as minimum codes codes established and promulgated by the Mississippi Building Codes Council.
- The statewide source does not identify current county-by-county residential permit enforcement or opt-out status.
opt-out deadline: 2014-11-30 · minimum-code requirement for codes adopted after: >= 2008-07-01
“Under Senate Bill 2378 of 2014, all counties and municipalities must enact uniform building codes unless they opt out prior to Nov. 30, 2014.”
Mississippi Uniform Building Codes ↗Re-checked Oct 1, 2026

Still unanswered

We looked and could not find an official answer yet. Silence is not permission — ask the county directly.

County-wide zoning — Countywide zoning in Humphreys County, including unincorporated areas.
Local zoning — Zoning adopted or administered within the municipal boundaries of the City of Belzoni, Town of Isola, Town of Louise, and Town of Silver City.
Zoning districts — Published zoning districts and maps for Humphreys County.
Minimum dwelling size — Minimum dwelling size in Humphreys County.
Minimum lot size — Minimum lot size in Humphreys County.

5 more unanswered

Lot coverage
Building height
Camping on your land
Accessory dwellings
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.

Water rights & wells in Humphreys County

Whether a new home can legally get its own water here — the sub-state groundwater regime, from Mississippi’s water agency.

Over-appropriated / declining

The aquifer here is over-appropriated and declining. A domestic well is usually still permit-exempt, but long-term supply is a genuine risk.

Household wellExempt — no permit or water right

Even amid severe Delta aquifer decline there is NO moratorium or closure on new domestic wells; a single-household well (or <6-inch casing) is exempt regardless of volume. Non-domestic/irrigation wells need an MDEQ permit (administered in the Delta via YMD).

Limit: single-household wells exempt from the withdrawal permit

Mississippi Rule 11-7-1.4 Groundwater Withdrawals ↗

Mississippi Delta — MRVA alluvial aquifer (Yazoo-Mississippi Delta district)majority of county
17-county YMD district over the shallow Mississippi River Valley alluvial aquifer; >19,000 permitted irrigation wells and chronic overdraft (governor's Delta Sustainable Water Task Force since 2011). Non-domestic wells need an MDEQ/YMD permit; domestic household wells are exempt. No formal closure. Core decline is the central/lower Delta (Bolivar, Sunflower, Leflore, Washington, Humphreys, Quitman, Tallahatchie).
MDEQ Delta Sustainable Water Resources Task Force; YMD ↗

Regulated-riparian state (large uses permitted). Groundwater rules change and basin boundaries follow the aquifer, not the county line — confirm current well and appropriation rules with the Mississippi state water agency before you buy or drill.Groundwater governance as of Jul 2026, cited to each administering agency.

Living off-grid in Humphreys County, Mississippi

Is Humphreys County a good place to live off-grid or homestead?

Humphreys County scores 68/100 on the Bolthole Index, a strong county profile. Its strengths: manageable long-term carry cost and sparse surroundings — about 14,879 people within 15 miles. Watch-outs: a weaker property-autonomy legal backdrop.

How much does land cost in Humphreys County, Mississippi?

Land in Humphreys County runs about $3,509 per acre, based on the latest county data.

What is the water situation in Humphreys County?

Humphreys County gets about 55.1" of rain a year, with severe drought in roughly 8.8% of years. On water rights, Humphreys County lies in the Mississippi Delta — MRVA alluvial aquifer (Yazoo-Mississippi Delta district) — 17-county YMD district over the shallow Mississippi River Valley alluvial aquifer; >19,000 permitted irrigation wells and chronic overdraft (governor's Delta Sustainable Water Task Force since 2011). Non-domestic wells need an MDEQ/YMD permit; domestic household wells are exempt. No formal closure. Core decline is the central/lower Delta (Bolivar, Sunflower, Leflore, Washington, Humphreys, Quitman, Tallahatchie)..

How remote is Humphreys County?

A typical private-land location has about 14,879 people within 15 miles and 1,525,359 within 100 miles. These radius catchments are the published fallback where road routing is unavailable.

Building permits, zoning and land rules in Humphreys County, Mississippi