🌊 Flood Zone Permits

🌊 Flood Hazard Area Development

All development within the Special Flood Hazard Area shall be permitted by the Panola County Floodplain Manager prior to the commencement of any work.

Any development initiated without the required permit shall be considered a violation of County Ordinance and will be subject to an immediate Stop Work Order, daily fines, and potential legal action. Furthermore, the property owner may be required to remove unauthorized structures or restore the site to its original condition at their own expense.

We ensure that all construction and development within the flood zone complies with FEMA guidelines and the Panola County Flood Damage Prevention Ordinance regarding building elevation and safety.

Elevation Requirement: For site-built houses, manufactured homes, and non-residential structures, the lowest floor shall be elevated three (3) feet above the determined Base Flood Elevation (BFE) for that area.

Enclosures (Garages & Crawlspaces): Enclosed areas below the required elevation—such as crawlspaces, garages, or loading areas—are permitted provided they are not used for habitation. These areas must:

  1. Be used solely for parking, building access, or limited storage.
  2. Be constructed with flood-resistant materials.
  3. Include hydrostatic flood vents that allow the automatic entry and exit of floodwaters to protect the foundation.

📝 Permitting Requirements

An Elevation Certificate (EC) will be required from a licensed surveyor or engineer before a permit is issued for development in the Flood Zone.

What is an Elevation Certificate? An Elevation Certificate is an official FEMA document used to prove the exact elevation of a specific point of land or a building’s lowest floor. Click on the following link to view an Elevation Certificate:
📄 Elevation Certificate

Why is it required?

  1. Compliance: It confirms that your building or manufactured home is safely elevated at least three (3) feet above the Base Flood Elevation (BFE) as required by county ordinance.
  2. Insurance: This document is used by insurance agents to determine the proper flood insurance premium for the structure.
  3. Safety: It ensures that your project is built to withstand local flood conditions, protecting your investment and the community.

📞 Contact & Resources

Floodplain Manager: Chad Meek

Phone: (662) 563-6313
Email: chadmeek@panolacoms.com

Maps & Ordinances:
🗺️ Flood Map (FIRMs)
📝 Flood Damage Prevention Ordinance

❓ Frequently Asked Questions 

How do I find out if my property is in a Flood Zone? You can view the official FEMA Flood Maps through the MS Digital Flood Map Viewer or by contacting our office. We can help you identify if your project falls within a Special Flood Hazard Area (SFHA).

How do I find a surveyor for my Elevation Certificate? You can search for a “Licensed Land Surveyor” in the Batesville or North Mississippi area. Ensure they are licensed in the State of Mississippi. The Mississippi Board of Licensure for Professional Engineers and Surveyors also maintains a directory of licensed professionals. You may also contact the Land Development Office for the names and numbers of licensed surveyors in Panola County.

How much does a Flood Zone development permit cost? Fees are based on the type of development and the Panola County Fee Schedule. Please contact the Land Development Office at 662-563-6313 for a specific quote for your project.

Can I build a shed or a shop in the Flood Zone? Yes, but “Non-Residential” structures like shops and detached garages must still meet the elevation requirements or be built with flood-resistant materials and flood vents. Even a small storage shed must be properly anchored to prevent it from floating away during a flood event.

⚠️ PLEASE NOTE: All Non-Residential structures require a building permit regardless of whether they are in a flood zone or not.

I am replacing an old mobile home with a new one; do I still need a permit?

  • Yes. Every new placement requires a permit and must meet the 3-foot elevation rule, even if the previous home was at ground level.

What is the Mobile Home Age Requirement?

  • 20-Year Limit: No manufactured home may be moved into Panola County if it is older than a 2006 model. This age changes January of every year.
  • Verification: You must provide the year, make, and serial number (HUD tag) before a permit is issued.