Zoning, building permits and septic rules in Town of Raleigh, Mississippi

Rules another office applies inside Town of Raleigh

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

• Who permits septicState (with conditions)

  On-site wastewater systems serving property inside Raleigh town limits where central sewer service is unavailable.

  • The MSDH program says applicants with a sewer bill do not use the program.
  • Applicants within one mile of a sewer line are referred to the sewer provider; MSDH requires a provider letter of rejection before it proceeds.

  “Title: Mississippi State Department of Health Part 18: Division of On-site Wastewater [...] All regulations shall be applied uniformly in all areas of the state”

• Septic permitRequired

  Installation of an on-site wastewater disposal system inside Raleigh town limits when central sewer is unavailable.

  • A sewer-served property does not use the MSDH on-site wastewater program.
  • Within one mile of a sewer line, MSDH refers the applicant to the sewer provider and needs a letter of rejection before processing an on-site application.

  “The Permit is required for a water meter and the installation of an on-site wastewater disposal system.”

• Septic inspectionLimited

  New single-family on-site wastewater installations inside Raleigh town limits that use the MSDH exemption option.

  • The exemption is exclusively for a new single-family residence installing a septic system for the first time.
  • It may be used for the first residence on a single parcel of at least two acres or a second residence on a single parcel of at least five acres.
  • Commercial property and replacement systems are not eligible.
  • The exemption does not provide MSDH installation approval.

  first residence parcel size: >= 2 acres (New single-family residence installing a septic system for the first time.) · second residence parcel size: >= 5 acres (New single-family residence installing a septic system for the first time.)

  “The exemption application is exclusively for new, single-family residences installing a septic system for the first time. Any property that is commercial or replacing an existing system are not eligible. It may be applied for the first residence on a parcel of land of two (2) or more acres or second residence on a parcel of land of five (5) or more acres. [...] The second difference means we do not go out to approve the installation, which is why the application costs less.”

• Off-grid sanitationProhibited

  Discharge of residential gray water to ground, ditches, or bodies of water inside Raleigh town limits.

  • The state source classifies gray water as wastewater.
  • Wastewater must be piped to a central sewer system or septic system for proper disposal.

  “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.”

• Well permitLimited

  Water wells inside Raleigh town limits with a surface casing diameter of at least six inches.

  • The official MDEQ guidance states that exclusions apply.
  • All Mississippi water-well drillers must be licensed regardless of well size or type.

  surface casing diameter: >= 6 inches (Some exclusions apply to the groundwater-withdrawal permit requirement.)

  “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.”

• Mandatory utility hookupConditional

  A permanent water-meter connection for property inside Raleigh town limits.

  • The rule addresses permanent water-meter availability, not a Raleigh municipal utility ordinance.
  • A permanent sewage-disposal solution may be a sewer line or septic system.
  • When public sewer is unavailable, the applicant must apply to MSDH for on-site-wastewater paperwork.

  “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. If public sewer is not available in your area, you will have to apply to us for the proper paperwork.”

• Subdividing landRegulated (with conditions)

  Subdivision development inside Raleigh town limits involving on-site wastewater review.

  • MSDH defines a subdivision as development into ten or more lots.
  • County ordinances may set a lower lot threshold.
  • A public-water development may require Bureau of Public Water Supply review regardless of lot count.
  • A subdivision over 35 lots or a new phase requires a feasibility study.

  subdivision threshold: >= 10 lots (County ordinances may lower the minimum number of lots.) · feasibility-study threshold: > 35 lots (Also required for a new phase.)

  “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. [...] In addition, any subdivision exceeding 35 lots or applying for a new phase will be required to have a feasibility study.”

• Permit feesPublished (with conditions)

  MSDH on-site wastewater applications serving property inside Raleigh town limits where central sewer is unavailable.

  • Online payment has a processing fee.
  • Fees are subject to change.
  • Additional costs may apply if the online application is not used.

  Notice of Intent plus Final Approval: 197.5 USD · Notice of Intent plus Exemption: 100 USD · subdivision application: 325 USD (Plus $6.50 per lot.)

  “Notice of Intent + Final Approval is currently $197.50 Notice of Intent + Exemption is currently $100 [...] Subdivision is currently $325 + $6.50/lot Online payment will be subject to a processing fee. All fees are subject to change. Additional costs may be included if online application is not used.”

• Permit processPublished (with conditions)

  MSDH on-site wastewater permitting for property inside Raleigh town limits where central sewer is unavailable.

  • MSDH reviews applications before invoicing.
  • Payment must be received before the property visit.
  • MSDH says it averages 5-10 business days to visit after it has the application, payment, and necessary documents, depending on weather and volume.

  average site-visit time: 5-10 business days (After MSDH has the application, payment, and necessary documents; dependent on weather and application volume.)

  “We personally review all applications before invoicing. [...] We must receive your payment prior to visiting the property. [...] We must have the application, payment, and necessary documents before we schedule a visit. Once we have everything, we average 5-10 business days to visit the property based on weather and the volume of applications in your area.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission; ask Town of Raleigh or Smith County directly.

• Building permit — Residential building construction inside Raleigh town limits.
• Owner-builder exemption — Owner-built residences inside Raleigh town limits.
• Building code adopted — Building construction inside Raleigh town limits.
• Inspections — Building inspections for construction inside Raleigh town limits.
• Certificate of occupancy — New or changed occupancies inside Raleigh town limits.

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.