Biloxi building department

Biloxi’s Community Development Department works as a one-stop office for builders at the Dr. Martin Luther King Jr. Municipal Building, 676 Dr. Martin Luther King Jr. Boulevard. It is open weekdays from 7:30 a.m. to 4:30 p.m. The department covers planning, zoning, building permits, inspections, code enforcement, floodplain management, the Community Rating System, business licensing, historic preservation, and tree preservation. The Community Development Director also serves as Building Official. Permits are paper-based: the city’s e-services page offers no online permit filing or inspection booking, and applications and fees (by check to “The City of Biloxi”) are handled at the counter.

Residential permit steps

The city’s builder checklist lays out the order for a house, addition, or major renovation:

1. Check the city maps for zoning, flood zone, historic district, and easements. Then confirm in Article 23-4 of the Land Development Ordinance that the use is allowed in the district.
2. If a rezoning is needed (Planning Commission and City Council) or a variance (Board of Zoning Adjustments), get it approved before submitting construction plans.
3. Property that is historic, in a historic district, or in the context area of a landmark needs Architectural and Historical Review Committee (AHRC) approval first.
4. Submit two full sets of 24” x 36” construction drawings to the Planning Division with a separate site plan showing structures, setbacks, and driveway, plus a survey if one exists. Drawings include a dimensioned floor plan, foundation plan and details, elevations, a wall section, and electrical, plumbing, and HVAC plans.
5. Planning signs off, then the Building Division signs off. The applicant is notified and picks up the permit at Community Development.

Every permit requires site-control documentation. The residential application doubles as the Certificate of Zoning Compliance and asks whether the house will be used as a short-term rental. Short-term rentals are not allowed on single-family-zoned property.

Commercial projects and subdivisions

Commercial work and new subdivisions go first to the Development Review Committee (DRC), which may take several sessions. Any Planning Commission, City Council, or AHRC approvals come next. After DRC release, the Planning Division reviews two full sets of 24” x 36” drawings and a site plan, then the Building Division and the Biloxi Fire Department perform plan review. Only a licensed contractor can pick up a commercial permit.

Homeowner permits

A Biloxi homeowner can pull a permit to build or repair their own principal residence, but every subcontractor must hold a state license. The owner signs a Home Owner Certificate of Compliance under penalty of perjury, and a copy goes to the Mississippi State Board of Contractors. If inspections show the owner lacks the knowledge to finish the work to code, the Building Official can stop the job and require a licensed, bonded contractor.

Flood elevation and coastal zones

The residential application requires new construction and substantial improvements to have the lowest floor, including any basement, at least one foot above the base flood elevation or above the centerline of the street, unless the administrator finds the topography does not allow it. Staff record the FEMA zone (A/AE/AH, Coastal A, VE, shaded X, or X), whether the lot is in a floodway, and the cumulative improvement percentage from permits issued since 2016. The floodplain manager signs every residential permit. Fence permits get the same flood-zone and setback screening, and the finished side of a fence must face the street or right-of-way.

Fees

The Building Permit Schedule of Fees combines building, electrical, mechanical, and plumbing into one valuation-based fee:

Project cost	Fee formula	Examples
$0-$100,000	$25 for first $1,000 + $5 per additional $1,000	$10,000 = $70; $50,000 = $270
$100,001-$500,000	$520 for first $100,000 + $4 per additional $1,000	$250,000 = $1,120
Over $500,000	$2,120 for first $500,000 + $3 per additional $1,000	$1,000,000 = $3,620

Other charges on the schedule:

• Plan review is half the building permit fee, for both residential and commercial work.
• Work started without a permit is charged double the permit fee.
• Reinspections cost $30, $60, $90, and $100 for the first through fourth.
• Occupancy inspection, permit extension, and change of contractor are $50 each.
• Pool permits are $100 single-family and $200 commercial or multifamily.
• Demolition is $150 plus a $150 deposit.
• Homeowner courtesy inspections are free; contractor courtesy inspections cost $30.
• Variances, conditional uses, and rezonings are $175 each.

Certificate of occupancy and development compliance

The Building Official issues the certificate of occupancy after review under the building and fire codes. A Certificate of Development Compliance (CDC) comes with it. The CDC confirms that site work, landscaping, lighting, and any zoning certificate, Public Works permit, tree permit, temporary-use permit, or sign permit conditions are complete. The Director can issue a temporary CO and CDC for up to 90 days and may approve a second one if justified.

Who to call

Office	Phone
Building permits and floodplain management	(228) 435-6270
Planning, business licensing, short-term rental inspections	(228) 435-6266
Director/Building Official and AHRC historic administrator	(228) 435-6280
Code Enforcement	(228) 435-0841