🏠Manufactured Homes
🏡 Panola County Manufactured Home Permit Guide
Planning to place a new or used manufactured home in Panola County? Securing a permit is the required first step. The setup of any manufactured home without a valid permit is illegal. Violators (including the home company, transport provider, and property owner) are subject to legal action and full prosecution.
📝 Initial Permit Requirements & Documents
To purchase a setup permit, you must provide the following:
Violations Note: A permit is required by law. The setup of any manufactured home in Panola County without a valid permit is illegal. Violators, including the manufactured home company, transport provider, and individual property owner, are subject to legal action and full prosecution.
📋 Lot and Site Requirements
The minimum lot size depends on your access to public water services:
With Public Water Access: Your lot must be at least one (1) acre.
Without Public Water Access: Your lot must be at least one and one-half (1.5) acres.
Permit Fees:
All manufactured / modular homes are permitted at $0.30 per sq ft.
Building Setbacks
The required minimum setbacks from the property line are as follows:
Front: 50 feet (road frontage side of property)
Sides: 15 feet
Rear: 20 feet
To ensure the quality and longevity of homes placed in the county:
Click on this link to view Board Order Age Limit of Manufactured Homes
🏗️ Foundation and Installation
For safety and accessibility, all entrances to the manufactured home must comply with the following standards:
Steps and Handrails: All entrances must have steps with a landing and handrails.
Landing Size: The landing must be a minimum of three feet (3′) by three feet (3′). Click on the following link to view how the correct steps should look:
🚿 Wastewater Disposal System (Sewer System)
All wastewater disposal systems (sewer systems) must comply with regulations set by the Mississippi State Department of Health.
For New Systems
A new wastewater disposal system shall be permitted by the Mississippi State Department of Health. Please use the following link to file your application: MSDH .
🚿 Existing Wastewater Disposal Systems
Inspection Requirement: Existing wastewater disposal systems shall be inspected to confirm compliance.
Scope of Inspection: The standard inspection conducted by Panola County will only verify adherence to current Panola County regulations and requirements. Compliance with state, federal, or other non-county regulations is not assessed during this inspection. The Fee for this inspection is $125.00
Alternate Inspection: If preferred, the applicant may also specifically request existing system inspection by the MS State Department of Health instead. A copy of the approved MSDH inspection report will satisfy the county’s inspection requirement. Follow this link to file for existing with the Department of Health: MSDH
⚡ Connection to Electrical Service
1. Temporary Service: Not authorized for manufactured homes.
2. Permanent Service: Authorized only after successful completion of the Final Inspection and a Certificate of Occupancy is issued.
If your electrical service provider is Entergy, we will need the account number they issue you.
🔌 Electrical Service Providers in Panola County
Applicants should contact one of the following providers to set up permanent electrical service:
1. Tallahatchie Valley Electric Power Association (TVEPA)
Website: https://tvepa.com/
Phone: (662) 563-4742
2. Entergy Mississippi
Website: https://www.entergy.com/
Phone: 1-800-ENTERGY (1-800-368-3749)
✅ Final Inspection Checklist
Before scheduling your Final Inspection for a manufactured home, you must ensure the following requirements are met:
Wastewater System: The wastewater system (sewer) must be fully installed and properly connected to the home.
E-911 Address: Your E-911 address must be clearly posted and visible from the county road. Follow this link for posting guidelines 
Posting Guidelines for E-911 Address
Entrances: The required steps, landings (), and handrails must be installed at all entrances to the home.
📜 Certificate of Occupancy and Registration
A Certificate of Occupancy will be issued upon approval of the Final Inspection.
You are required to register the manufactured home for tax purposes with the Panola County Tax Assessor’s office. To complete this registration, you must present the Certificate of Occupancy along with your original sales purchase agreement.
Registration can be completed at the Tax Assessor’s office located in either the Batesville or Sardis Courthouse.
If Entergy is your power provider, our office will need the registration number assigned to you and your Entergy account number.
If TVEPA is your power provider, you will provide them with the registration number assigned to you.
🚨 Important Note: These requirements are subject to change. Always confirm the latest regulations and permitting process directly with the Panola County Land Development Office before proceeding with any manufactured purchase or site work.
A permit is required by law. The setup of any manufactured home in Panola County without a valid permit is illegal. Violators, including the manufactured home company, transport provider, and individual property owner, are subject to legal action and full prosecution.
RE: ADOPTION OF MANUFACTURED HOME FOUNDATION PERMITTING, SETBACK COMPLIANCE, MANDATORY INSPECTIONS, PENALTIES FOR UNAUTHORIZED INSTALLATION, AND REMEDIAL REMOVAL AUTHORITY
BOARD RESOLUTION AND ORDER
BE IT RESOLVED, by the Board of Supervisors of Panola County, Mississippi, meeting in regular session on this the 5th day of October, 2026, that the Board hereby formally adopts, establishes, and mandates the following regulations, permit requirements, and enforcement penalties regarding the placement and foundation installation of manufactured and modular homes within the unincorporated areas of Panola County, enforced through the Office of Land Development:
- Permit Requirement Prior to Commencement: No person, firm, corporation, contractor, or homeowner shall commence any physical site preparation, excavation, pouring of concrete piers, footings, or runners, or placement of anchors and structural supports for a manufactured or modular home within Panola County without first securing a valid building and placement permit from the Office of Land Development.
- Mandatory Foundation Inspection: No manufactured or modular home shall be set, anchored, or connected to utilities until the poured foundation piers and footings have been inspected and approved by the Building Official or designated enforcement officer.
- Penalties for Violations:
- Unauthorized Pier Pouring: Any person or entity that pours concrete piers or footings for a manufactured home prior to the issuance of the required permit shall be subject to a fine of $1000.00.
- Setting Without Inspection or Permit: Any person or entity that sets, places, or anchors a manufactured home without obtaining the required permit, or without completing the mandatory foundation inspections, shall be subject to a separate fine of $1000.00.
- Remedial Order for Uninspected Foundations: In addition to any fines assessed under Subsection (3), if a manufactured home is set upon uninspected or unpermitted piers, the Building Official may order the home to be completely removed or unseated from the piers at the sole expense of the homeowner, installer, or mobile home company. This removal is required to allow for proper engineering verification, depth checking, and structural inspection of the foundational piers. No subsequent permit or approval shall be granted until the structure is removed, the foundation is fully inspected and brought into compliance, or certified by a licensed professional engineer.
- Cumulative Infractions: Each violation of this section constitutes a separate offense, and each day a violation continues may be deemed a separate offense subject to additional enforcement actions, stop-work orders, or the withholding of permanent utility connections.
IT IS FURTHER ORDERED that this resolution and mandatory manufactured home foundation policy shall be spread at large upon the official minutes of the Panola County Board of Supervisors, taking effect immediately upon passage.
Amendment — Adopted by the Board of Supervisors on November 2, 2026:
The fines listed above for unpermitted pier pouring and for setting a manufactured home without inspection or permit shall escalate for repeat violations: First Offense $1,000.00; Second Offense $2,500.00; Third Offense $3,500.00. Paying a fine clears the violation for that site, but the violation still counts toward the next offense.
No permit shall be issued and no utilities shall be connected until all fines are paid in full and the foundation inspection is passed.
