Clarke County, MS: Owner-Builder Allowed

We could not confirm whether unincorporated Clarke County, Mississippi requires a residential building permit or zoning approval¹². Inside Quitman, city zoning sets district-specific lot sizes and setbacks, while septic permits throughout Clarke County remain with the Mississippi State Department of Health³⁴⁵.

At a glance

Building permit: Not confirmed; no building or codes department on the county's own site¹⁶
Zoning: County zoning unconfirmed; Quitman has city zoning standards²³⁴
Septic permits: Required through Mississippi State Dept. of Health On-Site Wastewater⁷⁸⁹
Owner-builder: Own-residence work is exempt from residential-builder licensing, not permits¹⁰
Septic soils: Only 9.9% of soil has no severe limit for a conventional drain field¹¹
Well permit: Required for wells with a 6-inch or larger surface casing¹²
Septic application fee: $197.50 for Notice of Intent plus Final Approval¹³
Property tax: 0.5% effective rate; about $570 per year median bill¹⁴¹⁵

Who to call

Septic permits

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

Individual on-site wastewater (septic) system permits, design review and inspection statewide. Clarke County falls within MSDH's Central Region for this program; most homeowners apply and get help through the statewide Wastewater Call Center rather than an in-person Clarke County office.

601-576-7150

570 East Woodrow Wilson Drive, Jackson, MS 39216

Online permits →

Also useful

Clarke County Board of Supervisors

Clarke County's governing body; Clarke County has no separate building, planning or zoning department listed on the county's site, so this is the office to ask about any building, zoning or land-use question for unincorporated land

601-776-5873

admin@clarkecountyms.gov

100 East Church St, Quitman, MS 39355

Also useful

Clarke County Chancery Clerk's Office

Records deeds, mortgages and other land documents for property in Clarke County, and serves as clerk of the Chancery Court

601-776-2126

chancery@clarkecountyms.gov

101 S Archusa Ave, Quitman, MS 39355

Roads & driveways

Clarke County Road Department

Maintenance, upkeep and improvements to all county roads and bridges outside municipalities, including drainage, road surface and right-of-way work

601-776-3542

Contact details are copied from each office’s official page and were checked against it on October 7, 2026.

Off-grid gear

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

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

We could not confirm whether unincorporated Clarke County requires a residential building permit or conducts general residential inspections¹. Mississippi requires counties and municipalities to enact uniform building codes unless they opted out before November 30, 2014, but no county-specific record establishes which path Clarke County took¹⁶. The state fire code covers specified buildings such as state-owned and public-assembly buildings, not ordinary private homes as a general category¹⁷. An owner may build or act as general contractor on the owner's own residence without a residential-builder license, but that licensing exemption does not waive a building permit, septic permit, zoning approval or utility approval that otherwise applies¹⁰. Agricultural buildings likewise have a state licensing exemption, not a blanket building-permit exemption¹⁸. Call the Clarke County Board of Supervisors at 601-776-5873 before starting work⁶.

Who issues building permits in Clarke County, and how do you reach them?

For unincorporated land, start with the Clarke County Board of Supervisors because we could not confirm a county building-permit office or published building-permit process¹⁶. Reach the Board at 601-776-5873 or admin@clarkecountyms.gov, at 100 East Church St, Quitman, MS 39355⁶. Inside Quitman, ask the city about any building permit and zoning approval because Quitman's ordinance sets city zoning standards; those city standards do not govern unincorporated Clarke County³⁴. Septic permits do not move to the city: the Mississippi State Department of Health's Division of On-Site Wastewater handles onsite wastewater applications throughout Clarke County through its Central Region⁵⁹. The Clarke County Road Department maintains county roads and bridges; ask it about access from a county road because no county driveway-permit rule was confirmed¹⁹.

Does Clarke County have zoning?

Whether unincorporated Clarke County has adopted zoning could not be confirmed². Do not treat that gap as proof that an unincorporated parcel has no zoning approval, setbacks, minimum lot size or minimum home-size rule; ask the Clarke County Board of Supervisors before buying or building²⁶. Quitman is different: its city zoning ordinance sets lot sizes and setbacks by district, so a Quitman parcel must be checked against its city district rather than the unknown countywide status³⁴. For example, the ordinance lists a 1-acre minimum lot in the A-1 district and 10,000 square feet in R-1, with different standards in other districts³. A-1 setbacks are 35 feet in front, 15 feet at the side and 30 feet at the rear; other districts differ⁴.

How do septic permits work in Clarke County?

Before constructing or placing a residence, building or facility that may need an onsite wastewater system in Clarke County, file the Mississippi State Department of Health application and supporting documents; the published process allows online forms and sends the paperwork after payment and the property visit²⁰²¹. The septic permit is required to install an onsite wastewater system and to obtain a permanent water meter when public sewer is unavailable²²²³. Applications within 1 mile of a sewer line are referred for sewer connection, and MSDH needs a rejection letter from the sewer provider before continuing²⁴. The published Notice of Intent plus Final Approval fee is $197.50, subject to change and an online processing fee¹³. Systems requiring Final Approval must be evaluated, and mechanical systems must be operated to check compliance²⁵. Only 9.9% of county soil is rated without severe limits for a conventional drain field, so make the site evaluation an early purchase contingency¹¹.

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

We could not confirm Clarke County rules for RV occupancy, temporary camping, tiny homes, minimum dwelling size or setbacks on unincorporated land². Ask the Clarke County Board of Supervisors about zoning approval, placement, dimensions and occupancy before buying or moving onto an unincorporated parcel⁶. Inside Quitman, city zoning sets district-specific lot sizes and setbacks, but the reviewed ordinance does not answer RV or tiny-home occupancy³⁴. Septic authority stays with MSDH countywide: an RV or tiny home using onsite wastewater must follow the state septic-permit process, and MSDH also reviews wastewater designs for RV campgrounds and manufactured-home developments⁵²⁶. Mississippi treats gray water as wastewater and requires it to discharge to a central sewer or septic system, not onto the ground, into a ditch or into a body of water²⁷.

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

For unincorporated land, call the Clarke County Board of Supervisors at 601-776-5873 to confirm the building permit and zoning approval required for the parcel; inside Quitman, check the city's zoning district and dimensional standards⁶¹²³⁴.
Make the purchase contingent on a wastewater site evaluation because only 9.9% of county soil is rated without severe limits for a conventional drain field¹¹.
File the MSDH septic application and supporting documents, then pay through the issued payment link²¹.
If a sewer line is within 1 mile, resolve the sewer referral before expecting MSDH to continue the septic application²⁴.
Complete the required MSDH evaluation and approval path before using the onsite wastewater system or obtaining the permanent water meter²⁵²³.
Obtain a state driveway permit before adding or altering access onto a state highway²⁸.
If acting as your own general contractor, document the licensing exemption without treating it as a building-permit, zoning-approval or septic-permit waiver¹⁰.

What to check before you buy land in Clarke County

Soils: only 9.9% of Clarke County's soil is free of severe limitations for a conventional septic drain field, so make MSDH's site evaluation a purchase contingency¹¹. Jurisdiction: confirm whether the parcel is in unincorporated Clarke County or Quitman, because Quitman applies city lot-size and setback standards while the county's building-permit and zoning status remains unconfirmed³⁴¹². Water: a well with a surface casing of 6 inches or more needs a state groundwater-withdrawal permit, with some exclusions¹². Access: a new or altered driveway onto a state highway needs a state driveway permit²⁸. County-road access requirements were not confirmed, so ask the Clarke County Road Department before cutting a driveway¹⁹. Taxes: Clarke County's effective property tax rate is about 0.5%, with a median bill near $570 a year¹⁴¹⁵.

Watch-outs

We could not confirm whether unincorporated Clarke County requires a building permit or zoning approval; call the Board of Supervisors at 601-776-5873 before you assume either way⁶¹².
Quitman's city lot-size and setback standards do not answer the rules for unincorporated Clarke County; identify the parcel's jurisdiction before relying on them³⁴.
Only 9.9% of Clarke County's soil is free of severe limitations for a conventional septic drain field; get a site evaluation from the state On-Site Wastewater program before you commit to a parcel¹¹⁹.
A septic application within 1 mile of a sewer line is referred for sewer connection, and MSDH needs a rejection letter from the sewer provider before proceeding²⁴.
Mississippi does not allow gray water to drain onto the ground, into a ditch or into a body of water; route all wastewater to sewer or septic²⁷.

Sources

Written October 7, 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.

Compared with neighboring counties

Rule	Clarke County	Wayne County	Jasper County	Lauderdale County	Newton County	Jones County	Smith County
Building permit	Not published	Not published	Not published	Required	Not published	Required	Not published
County zoning	Not published	No	Not published	Not published	No	Not published	No
Septic permits	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	County Health Dept.	MS State Dept. of Health

How Clarke County scores

Seclusion82100% ev.

Self-Sufficiency67100% ev.

Admin Boringness6345% ev.

Durability58100% ev.

Property Autonomy39100% ev.

Carry Cost84100% ev.

Evidence strength: 91%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$105kTypical home

0.5%Property tax

$3,758Land / acre

57.9"Annual rain

3.1% of yrsSevere drought

14.6 / yr (+13)Mid-century 100°F days

16.3 daysMid-century dry spell

2.82" (+5.9%)Mid-century 1-day rain

1.42×Wildfire change factor

100%Forward climate coverage

$1,841Home insurance / yr

1% / yrInsurance growth

1.6%Nonrenewal rate

county median (2+ published ZIPs)Insurance basis

3,903People within 30 min

691,623People within 2 hr

16,343Radius comparison (15 mi)

22People / sq mi

0%Federal land

79.5%Land at 15% slope or less

9.9%Soils rated "not limited" for septic (strict USDA rating)

43,159 acWorkable land screen

84.8%Wooded land

47.8 tonsBiomass / forest ac

64.7°FAvg temp

Cities and towns in Clarke County

Inside a city or town, that city usually issues building permits and sets zoning; the county’s rules above cover unincorporated land. Septic, wells and floodplain rules usually stay with the county or state everywhere.

Town of Enterprise · Town of Pachuta · Quitman · Town of Shubuta · Town of Stonewall

Answers from the rulebook for Clarke 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 permitLimited
Commercial public-assembly and other buildings within the Mississippi Fire Prevention Code categories in Clarke County.
- The cited requirement is for state fire-code permit/compliance coverage and is not a general county residential building-permit determination.
- Inspection and plan-review fees apply to covered structures, with stated exemptions for state-owned and religious buildings.
minimum plan-review fee: >= 400 USD (for structures covered by the cited rule)
“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).”
Title 19: Department of Insurance, Part 7: State Fire Marshal ↗Re-checked Sep 30, 2026
Owner-builder exemptionAvailable (with conditions)
Mississippi residential-contractor licensing exemptions applicable to an owner constructing or improving the owner's own residence, including in Clarke County.
- The exemption concerns residential-builder licensing under Chapter 73-59 and does not by itself establish exemption from building, septic, utility, floodplain, or other permits.
- The owner must be using the residence for the owner's use and the cited exemption excludes construction for sale, rent, public use, or public assembly where those conditions apply.
- Section 73-59-15(2) limits a person under subsection (1)(b) or (c) to one application for a permit to construct a single residence or one single residence within one year; more than one creates a rebuttable presumption of sale, lease, rent, or similar purpose.
maximum applications or residences: 1 per year (for persons specified in subsection (1)(b) or (c); more than one creates a rebuttable presumption)
“(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;”
Residential Laws and Rules Revised 2022 ↗Re-checked Sep 30, 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
4 more reviewed findings on this topic
- Partial — Mississippi counties and municipalities, including Clarke County, subject to any applicable opt-out.
  “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 29, 2026
- Partial — Specified buildings in Clarke County, including state-owned buildings, public-assembly buildings, high-rise buildings, and other categories covered by the Mississippi Fire Prevention Code.
  “The Mississippi Fire Prevention Code applies to: A. All buildings owned by the State or State Agencies. [Miss. Code § 45-11-101(1)(a)]; B. All buildings utilized for Public Assembly, except in any county or municipality which has adopted a fire prevention code with standards not less stringent than the Mississippi Fire Prevention Code.”
  Title 19: Department of Insurance, Part 7: State Fire Marshal ↗Re-checked Sep 30, 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
One more reviewed finding on this topic
- Limited — Buildings within the Mississippi Fire Prevention Code categories in Clarke County.
  “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).”
  Title 19: Department of Insurance, Part 7: State Fire Marshal ↗Re-checked Sep 30, 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
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 onsite wastewater systems and related wastewater services in Clarke County; Clarke is listed in the MSDH Central Region.
- The Mississippi State Department of Health administers the statewide On-site Wastewater program.
- Clarke County is listed in the Central Region.
“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 29, 2026
3 more reviewed findings on this topic
- State (with conditions) — Individual onsite wastewater systems, recreational vehicle campgrounds/lodging parks, septage pumpers/haulers, and individual water supplies in Clarke 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 onsite wastewater systems, related commercial developments, and individual water supplies in Clarke County; Clarke is listed in MSDH's Central Region.
  “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 30, 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
Construction or placement in Clarke County of a residence, building, or facility that may require an individual on-site wastewater disposal system.
- Before construction or placement, the owner, lessee, or developer must submit a notice of intent to the Mississippi State Department of Health.
- The Mississippi State Department of Health determines property suitability and issues a Permit/Recommendation; the agency page states that this is required to obtain a water meter.
- A public utility may not connect water to a dwelling, house, mobile home, or residence without the department's prior written approval certifying that the sewage treatment and disposal plan complies with the law.
- A water-utility connection may be made during construction if the department has approved a sewage treatment and disposal plan and the property owner agrees to have the system inspected and approved before use or occupancy.
- The official MSDH page places Clarke County in the Central Region.
“No owner, lessee or developer shall construct [...] without having first submitted a notice of intent to the department.”
On-Site Wastewater ↗Re-checked Sep 24, 2026
3 more reviewed findings on this topic
- Required — Water-meter connections and installation of individual onsite wastewater disposal systems in Clarke County.
  “The Permit is required for a water meter and the installation of an on-site wastewater disposal system.”
  WasteWater ↗Re-checked Sep 26, 2026
- Required — Installation of an onsite wastewater disposal system or obtaining a permanent water meter in Clarke County.
  “The Permit is required for a water meter and the installation of an on-site wastewater disposal system.”
  WasteWater Application FAQs ↗Re-checked Sep 29, 2026
- Required — Installation of an onsite wastewater disposal system or obtaining a permanent water meter for property in Clarke 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 Sep 30, 2026
Septic inspectionLimited
Onsite wastewater installation and existing-system inspection requests in Clarke County.
- MSDH provides inspection services for onsite wastewater systems.
- For a residential installation, the applicant may select whether MSDH inspects the installation.
- If home financing, utilities, local municipalities, or other entities require inspection or approval, MSDH states the system will not be approved after installation without that requirement being satisfied.
- The state does not require septic inspection as part of a real-estate transaction, although MSDH recommends it.
“Do you wish for the Department to inspect the installation of your on-site wastewater disposal system. NOTE: If home financing is involved, we advise you to select Yes. We will not approve the system after installation if the mortgage company, utilities, local municipalities, or other entities require it.”
On-Site Wastewater - Mississippi State Department of Health ↗Re-checked Sep 29, 2026
2 more reviewed findings on this topic
- Limited — Inspection and technical review of individual onsite wastewater systems in Clarke County.
  “All IOWDS which require a Final Approval must be evaluated and, if mechanical, operated to determine compliance with the applicable regulations.”
  On-Site Wastewater ↗Re-checked Sep 29, 2026
- Not required — Installation inspection for a residential onsite wastewater system using MSDH's Notice of Intent exemption for property exceeding two acres in Clarke County.
  “The Department WILL NOT inspect your system during installation. [...] Acreage * (>2 acres)”
  NOTICE OF INTENT - EXEMPTION ↗Re-checked Sep 30, 2026
Off-grid sanitationLimited
Off-grid wastewater disposal in Clarke County.
- Wastewater must be piped to a central sewer system or septic system.
- Gray water may not be discharged on the ground, into ditches, or into bodies of water.
- An onsite system requires the applicable MSDH permit/application process.
“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 FAQs and Answers ↗Re-checked Sep 30, 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
3 more reviewed findings on this topic
- Conditional — Permanent water-meter and utility connections for property in Clarke County.
  “By law, sewer systems have first-right to provide sewer to everyone. As such, MSDH automatically refers applications within one (1) mile of a sewer line to connect. We must receive a Letter of Rejection from the sewer provider before we can proceed with the application.”
  apps.msdh.ms.gov ↗Re-checked Sep 26, 2026
- Conditional — Permanent water-meter and water-utility connections for properties in Clarke County.
  “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.”
  WasteWater Application FAQs ↗Re-checked Sep 29, 2026
- Conditional — Permanent water utility connections for property in Clarke County.
  “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.”
  WasteWater FAQs and Answers ↗Re-checked Sep 30, 2026
Agricultural exemptionAvailable (with conditions)
Mississippi residential-builder licensing for agricultural buildings and buildings used for agricultural purposes in Clarke County.
- This is an exemption from the State Board of Contractors residential-builder licensing chapter; it does not by itself establish exemption from county, state, floodplain, septic, utility, or other permits.
“This chapter shall not apply to: (a) Agricultural buildings, buildings used for agricultural purposes, buildings constructed as a community effort, or tenant houses;”
Residential Laws and Rules Revised 2022 ↗Re-checked Sep 30, 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 wastewater review and commercial-development wastewater applications affecting Clarke County.
  “Staff engineers review and authorize Certified Professional Evaluator's designed On-site Wastewater Disposal Systems, Commercial Developments (Subdivisions, Manufactured, Multi-family, RV Campgrounds/Lodging Parks), Commercial Establishments (Restaurant, Child Care Facility/School. Church, Shopping Center, Office, etc.), review and approve manufactured designs of wastewater components, etc.”
  On-Site Wastewater - Mississippi State Department of Health ↗Re-checked Sep 30, 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)
Published Mississippi State Department of Health onsite-wastewater application fees relevant to Clarke County.
- Fees are for MSDH wastewater applications, not a complete Clarke County building-permit fee schedule.
- Online payment is subject to a processing fee.
- Additional costs may be included if online application is not used.
- All fees are subject to change.
Notice of Intent + Final Approval: 197.5 USD · Notice of Intent + Exemption: 100 USD · Existing Residential Inspection: 100 USD · Private Water Well Sample: 10 USD · Non-residential Water Meter: 0 USD · Commercial Establishment + Final Approval: 412.5 USD · Existing Commercial Establishment: 315 USD · Commercial Development: 412.50 + 2.60/unit USD (A unit can be an apartment, house, trailer, RV or any other independent quarters for a single family.) · Subdivision: 325 + 6.50/lot USD
“Notice of Intent + Final Approval is currently $197.50”
WasteWater application fees and process ↗Re-checked Sep 26, 2026
2 more reviewed findings on this topic
- Published (with conditions) — MSDH wastewater applications serving property in Clarke County.
  “Notice of Intent + Final Approval is currently $197.50 Notice of Intent + Exemption is currently $100 Existing Residential Inspection is currently $100”
  WasteWater FAQs and Answers ↗Re-checked Sep 30, 2026
- Published (with conditions) — Mississippi Department of Transportation over-dimensional and related permits statewide.
  “Oversize permit $10.00 Oversize Blanket $100.00”
  Mississippi Department of Transportation Permit and Blanket Fees ↗Re-checked Sep 11, 2026
Permit processPublished (with conditions)
The Mississippi State Department of Health process for applications and approvals for residential and commercial onsite wastewater systems serving property in Clarke County.
- File a complete application online or use printable forms.
- Submit supporting documents by fax, mail, or email with identifying information.
- After a complete application is received, pay through the emailed online payment link; online payment carries a small additional fee and county offices do not accept cash or checks for environmental fees.
- After successful payment, the applicant receives an emailed receipt and paperwork within 24 hours of the property visit.
- The residential Notice of Intent + Final Approval application requires site evaluation and Department approval of the installation once it occurs.
- Clarke County is listed in MSDH's Central Region.
invoice: 197.5 USD plus processing fee (Residential Notice of Intent + Final Approval application; separate exemptions may have different fees)
“For residential and commercial on-site wastewater systems, agricultural water meters, and private water well sampling. File a complete application. Our application forms for new onsite wastewater systems are now online. Apply online using the button below.”
On-Site Wastewater ↗Re-checked Sep 30, 2026
2 more reviewed findings on this topic
- Published (with conditions) — MSDH onsite-wastewater permit process for residences and facilities in Clarke County.
  “Prior to construction or placement of any mobile, modular, or permanently constructed residence which may require the installation of a single residential IOWDS and the need for a “new” water meter or drilling of a “new” private water well, the Applicant shall completed the Notice of Intent and provide the following to the Department: 1. Legal description 2. Plot Plan (plat) 3. Fee”
  msdh.ms.gov ↗Re-checked Sep 30, 2026
- Partial — Mississippi local permitting for businesses and business-related construction or land development.
  “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
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 Clarke County

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

Minimum lot sizeDistrict specific (with conditions)
Development within the City of Quitman zoning districts.
- The cited ordinance is municipal and applies within the City of Quitman, not throughout Clarke County.
- Requirements vary by zoning district and use; the ordinance provides additional district and subdivision requirements.
- Where requirements conflict with another lawfully adopted rule, ordinance, deed restriction, or covenant, the most restrictive or higher standard governs.
A-1 minimum lot size: 1 acre · R-1 minimum lot size: 10000 square feet · R-2 minimum lot size: 7500 square feet · R-3 townhome end-unit minimum lot size: 6000 square feet · R-3 townhome interior-unit minimum lot size: 3500 square feet · R-3 duplex minimum lot size: 10000 square feet · R-3 triplex minimum lot size: 13000 square feet · R-3 quadraplex minimum lot size: 16000 square feet
“Minimum Lot Size: 1 acre [...] 10,000 square feet [...] 7,500 square feet”
Zoning Ordinance, City of Quitman, Mississippi ↗Re-checked Oct 6, 2026
SetbacksDistrict specific (with conditions)
Development within the City of Quitman zoning districts.
- The cited ordinance is municipal and applies within the City of Quitman, not throughout Clarke County.
- Setbacks vary by zoning district, lot type, and use.
- Side setbacks on corner lots shall match the front setback requirement.
- An accessory building may be placed in a required rear setback only if it is at least five feet from another building or use and at least ten feet from the rear property line; accessory structures may not be used as living quarters.
A-1 front setback: 35 feet · A-1 side setback: 15 feet · A-1 rear setback: 30 feet · R-1 front setback: 25 feet · R-1 side setback: 10 feet · R-1 rear setback: 20 feet · R-2 front setback: 20 feet · R-2 side setback: 5 feet (Patio homes have a 0/10-foot side setback.) · R-2 rear setback: 20 feet · R-3 front setback: 20 feet · R-3 rear setback: 20 feet
“Minimum Front Setback: 35 feet [...] Minimum Side Setback: 15 feet [...] Minimum Rear Setback: 30 feet”
Zoning Ordinance, City of Quitman, Mississippi ↗Re-checked Oct 6, 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 authority and zoning regulation in Clarke County, including unincorporated areas.
Local zoning — Aggregate local zoning status across Clarke County, including county and incorporated municipal jurisdictions.
Zoning districts — Published zoning districts in Clarke County.
Minimum dwelling size — Minimum dwelling-size requirements for residential structures in Clarke County.
Lot coverage — Lot coverage in Clarke County.

6 more unanswered

Building height
Living in an RV
Camping on your land
Tiny homes
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 Clarke County, Mississippi

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

Clarke County scores 76/100 on the Bolthole Index, a strong county profile. Its strengths: manageable long-term carry cost and sparse surroundings — about 3,903 people within a 30-minute drive. Watch-outs: a weaker property-autonomy legal backdrop.

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

Building-permit rules for unincorporated Clarke County are not published on an official source. Onsite septic is permitted by Mississippi State Department of Health, Division of On-Site Wastewater (Central Region). Owner-builders may act as their own contractor to build their home. These answers are quoted from official sources and independently re-checked. Rules change and cities within the county differ — always confirm with the county before you buy or build.

How much does land cost in Clarke County, Mississippi?

Land in Clarke County runs about $3,758 per acre, based on the latest county data.

What is the water situation in Clarke County?

Clarke County gets about 57.9" of rain a year, with severe drought in roughly 3.1% of years.

How remote is Clarke County?

A representative private-land location has about 3,903 people within a 30-minute drive and 691,623 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 septic rules in Clarke County, Mississippi

At a glance

Who to call

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

Who issues building permits in Clarke County, and how do you reach them?

Does Clarke County have zoning?

How do septic permits work in Clarke County?

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

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

What to check before you buy land in Clarke County

Watch-outs

Sources

Compared with neighboring counties

Clarke County in Mississippi

How Clarke County scores

Find land. Bring the promising ones back.

Parcel due diligence

Cities and towns in Clarke County

Answers from the rulebook for Clarke County

Mississippi rules that apply here

Inside cities and towns in Clarke County

Still unanswered

Living off-grid in Clarke County, Mississippi

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

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

How much does land cost in Clarke County, Mississippi?

What is the water situation in Clarke County?

How remote is Clarke County?

How Clarke compares in Mississippi