Montgomery County, MS: No Zoning, Owner-Builder Allowed

Montgomery County, Mississippi's building-permit and zoning rules for unincorporated land remain unconfirmed, so ask the county government before starting work^1,2. Inside Winona, a building permit is required for new construction and structural changes, and city zoning applies³. Septic permits countywide go through the Mississippi State Department of Health⁴.

At a glance

Building permit: Unconfirmed; ask Montgomery County before construction^1,2
Building code: County-specific adoption or opt-out status is unconfirmed⁵
Zoning: Unconfirmed for unincorporated land; Winona has municipal zoning^3,6
Septic permit: Required through the Mississippi State Department of Health⁴
RV living: Private-land occupancy rule not confirmed; ask the county government²
Tiny home: County occupancy, size and setback rules not confirmed⁶
Inside Winona: Building permit, zoning compliance and occupancy certification apply³
State-highway driveway: A new or altered driveway requires an MDOT permit⁷

Who to call

Building permits

Montgomery County government

Main county government contact for confirming which office handles building permits, land-use questions and unincorporated parcels

662-283-2333

614 Summit Street, PO Box 71, Winona, MS 38967

Septic permits

Mississippi State Department of Health, Division of On-Site Wastewater

On-site wastewater applications, policy, site evaluations, permits and inspections for Montgomery County

601-576-7150

570 East Woodrow Wilson Drive, Jackson, MS 39216

Online permits →

2 more officesSeptic permits · Roads & driveways

Septic permits

Montgomery County Health Department

Local Mississippi State Department of Health contact for Montgomery County

662-283-3655

707 Alberta Drive, Winona, MS 38967

Roads & driveways

Montgomery County Road Department

County roads, bridges, drainage, rights-of-way and road surfaces

662-283-2112

614 Summit Street, PO Box 71, Winona, MS 38967

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 Montgomery County, Mississippi?

We could not confirm whether Montgomery County requires residential building permits on unincorporated land or which office would issue them.

We could not confirm whether Montgomery County requires residential building permits on unincorporated land or which office would issue them¹. Mississippi's statewide framework requires counties and municipalities to enact uniform building codes unless they opted out before November 30, 2014, but the state source does not establish Montgomery County's current status⁵. Call Montgomery County government at 662-283-2333 before construction and ask about building permits, adopted codes, inspections and floodplain review for the parcel². Inside the City of Winona, a permit from the Building Inspector is required before a building or structure is erected, altered, moved, added to or structurally altered³. Winona also requires certificates of occupancy and compliance before a building or premises may be occupied³.

Who handles Montgomery County building permits, and how do you reach them?

For unincorporated property, the practical starting point is Montgomery County government at 614 Summit Street in Winona, phone 662-283-2333.

For unincorporated property, the practical starting point is Montgomery County government at 614 Summit Street in Winona, phone 662-283-2333². Ask the county to identify the office responsible for building permits, code enforcement, inspections and floodplain development for the parcel because those county processes remain unconfirmed¹. For property inside Winona, the city's Building Inspector issues the required building permit, and the application must include duplicate scale plans showing the lot, existing buildings and proposed work³. A Winona permit expires if the described work has not begun within 90 days after issuance³. Septic authority does not move to the city: the Mississippi State Department of Health administers on-site wastewater permits throughout Montgomery County⁴.

Does Montgomery County, Mississippi have zoning?

We could not confirm countywide zoning for unincorporated Montgomery County from a usable official county source, so ask Montgomery County government about zoning, setbacks, minimum lot size, dwelling size and permitted uses for the specific parcel^2,6. Inside Winona, municipal zoning is confirmed: the city has agricultural-residential, residential, commercial, industrial and manufactured-home districts, with boundaries set by the city zoning map³. Winona uses its zoning administrator for permitted-use applications and its board of adjustment for uses permitted on appeal³. In Winona's designated floodway, construction is generally barred except approved underground utilities; other development in the city's floodplain district requires site-plan review before a building permit or certificate of occupancy is granted³. Do not apply Winona's municipal rules to land outside city limits³.

How do septic permits work in Montgomery County, Mississippi?

The Mississippi State Department of Health administers on-site wastewater permits in Montgomery County through its Central Region.

The Mississippi State Department of Health administers on-site wastewater permits in Montgomery County through its Central Region⁴. A regional environmentalist performs the soil and site evaluation and issues the Permit/Recommendation needed for a water meter⁴. Apply online, provide the requested documents and pay after MSDH emails a payment link; the published Notice of Intent plus Final Approval fee is $197.50, subject to processing charges and change^4,8. Only 1.4% of Montgomery County soils are rated without severe limitations for a conventional drain field, so make the site evaluation an early purchase contingency⁹. Mississippi does not require a septic inspection solely because real estate is being sold, but MSDH recommends one and another party may request it⁸.

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

We could not confirm a Montgomery County rule that generally allows or prohibits long-term RV or tiny-home occupancy on private land.

We could not confirm a Montgomery County rule that generally allows or prohibits long-term RV or tiny-home occupancy on private land. Ask Montgomery County government about occupancy, setbacks, minimum dwelling size, floodplain limits and whether the parcel is inside Winona^2,6. Winona has municipal zoning and requires certificates of occupancy and compliance before buildings or premises may be occupied, so city property needs a district-specific answer before a unit is placed or used³. Sanitation rules are clearer countywide: Mississippi treats gray water as wastewater, requires household wastewater to go to a central sewer or septic system, and prohibits discharge onto the ground, into ditches or into bodies of water⁸. A factory-built home must also pass the Mississippi Inspection Program before occupation when the statewide siting rule applies¹⁰.

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

Confirm whether the parcel is unincorporated or inside Winona or another municipality; ask Montgomery County government who handles building permits, codes, inspections and floodplain review for that address.

Confirm whether the parcel is unincorporated or inside Winona or another municipality; ask Montgomery County government who handles building permits, codes, inspections and floodplain review for that address^1,2.

If the parcel is inside Winona, identify its zoning district and apply to the Building Inspector with the required scale plans³.

Apply to MSDH for the wastewater site evaluation and Permit/Recommendation before fixing the house location or requesting a water meter⁴.

If the land division is a residential subdivision, obtain MSDH wastewater review and separately confirm any county or municipal plat requirements⁴.

If the driveway meets a state highway, obtain the required MDOT permit for a new or altered driveway⁷.

In Winona, complete the required inspections and obtain certificates of occupancy and compliance before occupancy³.

What should you check before buying land in Montgomery County?

Start with wastewater feasibility: only 1.4% of Montgomery County soils are rated without severe limits for a conventional septic drain field, so make a satisfactory MSDH evaluation part of the purchase decision^4,9. Ask whether public sewer is available and whether the MSDH Permit/Recommendation will be needed for the water meter⁴. Verify legal access and call the Montgomery County Road Department about county-road, bridge, drainage and right-of-way conditions; the department maintains county roads and bridges¹¹. A new or altered connection to a state highway needs an MDOT driveway permit⁷. Confirm whether the parcel is inside Winona because city zoning, building permits and occupancy certification apply there³. Finally, budget around an effective property-tax rate near 0.9% and a median annual property-tax bill of about $992⁹.

Watch-outs

Do not treat the unconfirmed county process as a building-permit exemption; ask Montgomery County government before work begins on unincorporated land^1,2.
Winona's building-permit, zoning and occupancy rules apply inside city limits and should not be used as the rule for unincorporated Montgomery County³.
A water meter tied to an on-site wastewater system requires an MSDH Permit/Recommendation⁴.
Only 1.4% of Montgomery County soils are rated without severe conventional drain-field limitations⁹.

Sources

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

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Compared with neighboring counties

Rule	Montgomery County	Grenada County	Carroll County	Webster County	Choctaw County	Yalobusha County	Calhoun County
Building permit	Not published	Not published	Not published	Limited	Not published	Not published	Required
County zoning	No	No	No	Not published	Not published	No	Not published
Septic permits	MSDH	MSDH	MS State Dept. of Health	MS State Dept. of Health	MS State Dept. of Health	MS State Dept. of Health	MS State Dept. of Health

Answers from the rulebook for Montgomery County

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

Montgomery County rules

County-wide zoningAbsent
No planning or zoning department or ordinance is listed among the county's official departments, consistent with unzoned rural Mississippi counties.
Montgomery County, MS - Departments ↗From the county’s own site, awaiting a second reviewer

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
Mississippi residential-builder licensing requirements, including work performed in Montgomery County.
- The exemption covers a person undertaking construction or improvement on that person's own residence, including acting as that person's own general contractor.
- For the owner-relative category, the property or improvement must not be for sale, rent, public use, or public assembly.
- For an owner supervising work on the owner's property, the undertaking must be for the owner's use and not for sale, rent, public use, or public assembly.
- A person under § 73-59-15(1)(b) or (c) may not make more than one permit application for a single residence or construct more than one single residence within one year.
- More than one such permit application or residence within one year creates a rebuttable presumption of intent to build for sale, lease, rent, or a similar purpose.
single-residence permit applications or construction: <= 1 residence per year (Applies to persons specified in § 73-59-15(1)(b) or (c).)
“Any person who undertakes construction or improvement on his own residence, or who acts as his own general contractor”
Mississippi State Board of Contractors: Residential Laws and Rules ↗Re-checked Nov 13, 2026
One more reviewed finding on this topic
- 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) — State Fire Marshal plan-review jurisdiction and the Mississippi uniform-building-code framework relevant to construction in Montgomery County.
  “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 3, 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 disposal systems serving property in Montgomery County.
- Montgomery County is listed in the MSDH Central Region.
- The MSDH Division of On-Site Wastewater administers the statewide program and provides technical assistance to regional environmentalists.
“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 ↗Re-checked Oct 3, 2026
2 more reviewed findings on this topic
- State (with conditions) — Individual on-site wastewater disposal systems in Mississippi, including Montgomery County.
  “The Mississippi State Department of Health, Division of On-site Wastewater offers certification for the following on-site wastewater related professions:”
  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
2 more reviewed findings on this topic
- Required — New individual on-site wastewater systems in Montgomery County.
  “Environmentalists offer Soil and Site Evaluations that provide property owners with a Permit/Recommendation (required to obtain a water meter) and suitable for installation.”
  On-Site Wastewater ↗Re-checked Oct 3, 2026
- Required — New individual on-site wastewater systems where a Permit/Recommendation is required for a water meter, including Montgomery County.
  “Environmentalists offer Soil and Site Evaluations that provide property owners with a Permit/Recommendation (required to obtain a water meter) and suitable for installation.”
  On-Site Wastewater — Mississippi State Department of Health ↗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
One more reviewed finding on this topic
- Not required — Inspection of a septic system as part of a real estate transaction, including transactions involving property in Montgomery County.
  “The State does not require the septic be inspected as part of a real estate transaction. However, MSDH recommends this inspection. Advanced Treatment Systems will also require a certified manufacturer’s representative (i.e. an Installer) to inspect the tank itself as part of this inspection. The county, city, realtor, utilities, loan provider, buyer or seller could request the inspection from us. MSDH does not expedite our services due to last-minute necessity.”
  WasteWater FAQs and Answers ↗Re-checked Oct 6, 2026
Off-grid sanitationProhibited
Discharge of household wastewater to the ground, ditches, or bodies of water instead of a central sewer or septic system.
- Mississippi does not recognize gray water as a separate category.
- Wastewater must be piped into a central sewer system or septic system.
“No “gray water” can be discharged on the ground”
Wastewater Application FAQ ↗Re-checked Oct 3, 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
Mandatory utility hookupConditional
Public water connections and connection to centralized wastewater treatment systems for residences, buildings, and facilities in Mississippi.
- A public water utility may not connect water service without prior written Department approval certifying that the sewage treatment and disposal plan complies with state law.
- Water utility connections may be made during construction only if the Department approved the sewage plan and the owner agreed to inspection and approval before use or occupancy.
- Where centralized wastewater treatment is constructed and becomes available, onsite systems must be abandoned and residences, buildings, or facilities connected to the centralized system.
- Temporary onsite systems may be used only under the stated 36-month centralized-treatment conditions.
centralized wastewater availability deadline: 36 months (The developer must sign a written agreement to connect when available and install internal sewage collection to the connection point.)
“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
2 more reviewed findings on this topic
- Conditional — Permanent water-meter connections for properties in Montgomery County.
  “permanent sewage disposal solution available”
  Wastewater Application FAQ ↗Re-checked Oct 3, 2026
- Conditional — Water-meter service associated with an on-site wastewater system in Mississippi, including Montgomery County.
  “Environmentalists offer Soil and Site Evaluations that provide property owners with a Permit/Recommendation (required to obtain a water meter) and suitable for installation.”
  On-Site Wastewater — Mississippi State Department of Health ↗Re-checked Oct 3, 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-related onsite wastewater review in Montgomery County.
  “review and authorize [...] Commercial Developments (Subdivisions”
  Wastewater Application FAQ ↗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 — Published MSDH onsite-wastewater application fees relevant to Montgomery County.
  “Existing Residential Inspection is currently $100”
  Wastewater Application FAQ ↗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
- Published (with conditions) — Mississippi State Department of Health on-site wastewater application process for Montgomery County.
  “File a complete application. Our application forms for new onsite wastewater systems are now online. Apply online using the button below. [...] Pay fees. Once we receive a complete application, we will e-mail you a link to an online payment system (there is a small additional fee for online payment). [...] You will receive paperwork within 24 hours of the property visit.”
  On-Site Wastewater - Mississippi State Department of Health ↗Re-checked Sep 26, 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

Inside cities and towns in Montgomery County

Municipal rules found while researching the county. They apply inside that city or town, not to unincorporated land.

Building permitRequired
Buildings and structures in the incorporated City of Winona, Mississippi.
- A permit issued by the Building Inspector is required before a building or structure is erected, altered, moved, added to, or structurally altered.
- The ordinance does not establish this rule for unincorporated Montgomery County.
“Building Permits Required – No building or other structure shall be erected altered, moved added to, or structurally altered, moved, added to, or structurally altered without a permit therefore, issued by the Building Inspector.”
City of Winona, Mississippi Zoning Ordinance ↗Re-checked Oct 3, 2026
Certificate of occupancyRequired
Use or occupancy of land and buildings in the incorporated City of Winona, Mississippi.
- The certificate must state compliance with the zoning ordinance, Building Codes, Subdivisions Regulations, and/or other City ordinances.
- The ordinance states that certificates must be applied for with the building-permit application and used within 10 days after lawful completion.
- No building or premises may be occupied without certificates of occupancy and compliance and an issued permit.
certificate use deadline after lawful completion: <= 10 days
“No building or premises can be occupied without certificates of occupancy and compliance and issued permit.”
City of Winona, Mississippi Zoning Ordinance ↗Re-checked Oct 3, 2026
Local zoningPresent (with conditions)
Land within the corporate limits of the City of Winona, Montgomery County, Mississippi.
- The ordinance establishes multiple zoning districts, including agricultural-residential, residential, commercial, industrial, and manufactured-home districts.
- District boundaries are established by the City of Winona zoning map adopted April 17, 2007.
- Uses specified as permitted require application to the zoning administrator; uses specified as permitted on appeal require written approval of the board of adjustment and may be subject to conditions.
“For the purpose of this ordinance, the City of Winona is hereby divided into the types of zoning districts that are designated as follows:”
Zoning Ordinance, City of Winona, Mississippi ↗Re-checked Oct 9, 2026
Zoning districtsPublished (with conditions)
Zoning districts within the incorporated City of Winona, Mississippi.
- District boundaries are established by the Winona zoning map adopted April 17, 2007.
- Unless otherwise shown, boundaries follow lot lines, centerlines of streets or alleys, railroad rights-of-way, or corporate-limit lines existing when the ordinance was enacted.
- Questions about exact boundary locations are decided by the zoning board of adjustment.
“The boundaries of the above districts are hereby established as shown on the zoning map of Winona, Mississippi as adopted on the 17th day of April 2007.”
City of Winona, Mississippi Zoning Ordinance ↗Re-checked Oct 3, 2026
Building in a floodplainRequired
Development in the designated floodway and superimposed F-1 Flood Plain District within the City of Winona.
- No construction is permitted in the designated floodway except underground construction such as City-approved utilities.
- Before a building permit or certificate of occupancy is granted, the applicant must submit a site plan for review and approval.
- Permitted uses must meet City flood-proofing and flood-protection requirements and the applicable district regulations.
- An engineering report must show no detrimental effect on upstream water surface level of less than 0.5 foot.
- Floor elevation must be at least one foot above the latest official National Flood Insurance Map for Winona and/or Winona County.
maximum upstream water-surface effect: < 0.5 foot · minimum floor elevation above latest official NFIP map: >= 1 foot
“There shall be no construction of any type permitted in the designated floodway, except underground construction such as utilities as approved by the City. Before any building permit or certificate of occupancy is granted, the applicant shall submit a site plan to the site plan review committee for review and approval.”
City of Winona, Mississippi Zoning Ordinance ↗Re-checked Oct 3, 2026
Permit processPublished (with conditions)
Building-permit applications in the incorporated City of Winona, Mississippi.
- Applications must include duplicate scale plans showing lot dimensions and shape, existing buildings, and the proposed building or alteration.
- The Building Inspector may require other information necessary to determine conformance and enforce the ordinance.
- The Inspector returns one approved or disapproved plan copy and retains the other.
- A permit expires and is cancelled if work has not started within 90 days of issuance.
permit commencement deadline: <= 90 days (Permit expires and is cancelled if work described has not commenced.)
“If the work described in any building permit has not commenced within 90 days from the date of issuance thereof, said permit shall expire and shall be cancelled by the Building Inspector.”
City of Winona, Mississippi Zoning Ordinance ↗Re-checked Oct 3, 2026

Still unanswered

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

Minimum dwelling size — Minimum dwelling floor-area standards in unincorporated Montgomery County, Mississippi.
Minimum lot size — Minimum residential lot-size standards in unincorporated Montgomery County, Mississippi.
Lot coverage — Lot-coverage requirements in Montgomery County.
Building height — Building-height requirements in Montgomery County.
Camping on your land — Temporary camping on private land in Montgomery County.

2 more unanswered

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.

Living off-grid in Montgomery County, Mississippi

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

Montgomery County scores 76/100 on the Bolthole Index, a strong county profile. Its strengths: manageable long-term carry cost and low administrative friction for a quiet rural property. Watch-outs: a weaker property-autonomy legal backdrop.

How much does land cost in Montgomery County, Mississippi?

Land in Montgomery County runs about $2,653 per acre, based on the latest county data.

What is the water situation in Montgomery County?

Montgomery County gets about 57.6" of rain a year, with severe drought in roughly 6.1% of years.

How remote is Montgomery County?

A representative private-land location has about 14,202 people within a 30-minute drive and 1,895,226 within two hours. The road-network catchments count population across county lines and clusters of smaller cities; straight-line radius values remain available as a comparison.

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