🏠 Tiny Houses
🏠 Tiny House & “Shed-to-Home” Requirements
Panola County allows small-scale living and shed-to-home conversions, provided they meet the standards for permanent residential safety and land use. To ensure the safety of our residents and the integrity of our communities, all tiny homes must adhere to specific residential safety standards and land-use regulations before they can be recognized as permanent dwellings.
⚠️ Important Details to Remember:
- Permit Fees: Building permits are $0.30 per heated square foot, with a minimum fee of $250.00.
- Sub-Contractor Permits: There is a $75.00 fee for each individual sub-permit (Electrical, Plumbing, and HVAC). Must be licensed with State Board of Contractors!
- Electrical Service: Permanent power will not be authorized until the final inspection is passed and a Certificate of Occupancy is issued.
🛑 Before you buy a shed:
Buying a pre-built structure is a popular way to start a tiny home, but Panola County has strict safety and zoning standards. To avoid costly mistakes, verify these four things first:
📏 1. Calculate Your Square Footage Many standard sheds sold at local lots are too small to be legal residences.
- The Rule: Your home must have at least 500 sq. ft. of heated living space.
- The Math: A shed is only sq. ft. this would not qualify without an addition. Ensure your structure is large enough before you sign a purchase agreement.
🏗️ 2. Plan Your Foundation You cannot simply “drop” a shed on a gravel pad or blocks if you intend to live in it.
- The Rule: The structure must be secured to a permanent foundation.
- Requirement: Panola County requires poured concrete piers and tied to the ground with straps to ensure the home is wind-resistant and stable.
🛠️ 3. Structural Integrity & Modification Not all sheds are built to “residential” code.
- The Rule: The building must pass a New House Inspection.
- What to check: Ensure the shed’s framing (stud spacing and headers) allow for the high-efficiency insulation and plumbing stacks required by the building codes.
📜 4. Check Your Land Deed Before you move a structure onto your property, check for Restrictive Covenants. Even if the County says “Yes,” your specific subdivision may have “No Sheds” or larger minimum square footage rules. The County does not override your private deed restrictions.
🚰 Sewer & Wastewater Rules
Every tiny home must have a safe way to get rid of waste. You cannot move into your home or get permanent power until your sewer system is approved.
The Basic Rules
- No “Dumping”: You cannot let “gray water” (from sinks/showers) or sewage run onto the ground or into a ditch.
- Approved Systems Only: Your home must be hooked up to an approved septic tank or treatment plant.
- One Home, One System: Usually, a tiny home needs its own septic system. If you want to “share” a system with another house on the property, you must get special permission from the Health Department first.
Getting Approved
Existing Systems: If you are using a septic tank that is already in the ground, Panola County must inspect it. If the Mississippi State Department of Health has already inspected it, you must bring that paperwork to our office.
New Systems: If you need to put a new tank in the ground, it must be designed and approved by the MSDH. MSDH Wastewater Information & Online Application
Stop! Do not buy or install a septic system until the Health Department tells you what kind your land needs. Every piece of dirt is different!
🛠️ Tiny House Construction “Cheat Sheet”
If you are building or placing a tiny home in Panola County, use this guide to ensure your project meets local requirements
📄 Download Tiny House Cheat Sheet
⚖️ Legal Warning: Unpermitted Residences
Setting up a tiny house or converting a shed into a home without a valid permit is illegal in Panola County.