Planning a project on a home in Ocean Springs and not sure which permits you need? You’re not alone. Between historic design review, building permits, and floodplain rules, the path can feel confusing. This guide breaks down how permits work for historic versus non-historic properties, what documents and fees to expect, and the timelines to plan for. Let’s dive in.
What counts as “historic” in Ocean Springs
In Ocean Springs, “historic” usually means your property sits inside a locally designated historic district or is individually designated. That local status triggers design review through the city’s process. You can confirm status by checking the city’s resources or the Mississippi Department of Archives & History inventory of Ocean Springs districts.
National Register listing documents significance, but local designation is what brings design review. The city’s Historic Preservation Commission administers the process with adopted Historic District Design Guidelines. Many neighborhoods also appear in the MDAH Historic Resources Inventory for Ocean Springs.
Two permitting paths at a glance
If your property is historic
- Governing review: Exterior work typically requires a Certificate of Appropriateness (COA) reviewed through the city’s historic process. The HPC recommends, and the Mayor and Board of Aldermen make final decisions.
- How to apply: Use the city’s COA application and checklists. Include scaled drawings or photos, elevations, site plan, and color samples for paint requests.
- Deadlines and hearings: Applications are due by the 7th each month for consideration the following month. You must attend the HPC hearing.
- Fees and validity: COA application fee is $51 plus a $1 filing fee. COAs are valid for two years. If construction does not begin within one year, the COA may be voided. One extension (one year) is possible.
- Important: A COA does not replace building or trade permits. You still apply through the Building Department after COA approval.
If your property is non-historic
- Governing review: Standard permits come through the Building Department under the adopted 2018 International Building Codes and the city’s Unified Development Code.
- Permit thresholds: The city notes that most work over $100 that is not flooring or painting requires a permit.
- Commercial and multi-unit: Some projects also require Design Review through Planning. Use the city’s Permits & Applications page to find the right forms.
Documents, fees, and timelines
- Required documents: Expect photos of all elevations, scaled drawings, plans, site plan, color samples for paint requests, and any flood elevation certificates if in a Special Flood Hazard Area.
- Timelines: Historic projects run on a monthly cycle. Submissions by the 7th are typically heard the following month, followed by any Board action. Then you apply for building permits. Standard building permit review times vary by scope and complexity.
- Fees: The city’s fee schedule lists formulas and line items. For example, a base building permit may include $25 for the first $1,000 of valuation, then $7 per additional $1,000, plus plan review and trade permits as applicable. See the City Fee Schedule for current amounts and penalties for work without permits.
Ocean Springs floodplain rules that change design
Ocean Springs enforces an 18-inch freeboard above FEMA Base Flood Elevation for structures in Special Flood Hazard Areas. That affects elevation, foundation type, required openings, and coastal construction standards. Always check flood status early using FEMA’s National Flood Hazard Layer and coordinate with the Building Department.
Demolition, neglect, and appeals
Demolition of a historic resource is reviewed against specific criteria. Mississippi’s Local Government Historic Preservation Law authorizes local COA processes, demolition review, and penalties, and it provides for appeals. You can read the statute text for certificates of appropriateness and demolition procedures in the Mississippi Code.
Preservation incentives that can offset costs
If your property is a certified historic structure and your project qualifies as a certified rehabilitation, incentives can help. The Federal Historic Rehabilitation Tax Credit is 20% for income-producing properties. Mississippi also offers a 25% state credit, and state rules allow owner-occupied residential eligibility. These programs require certification and coordination with MDAH and the National Park Service before major work. Start with MDAH’s page on the federal historic tax credit process.
Quick step-by-step checklists
Historic property checklist
- Confirm if the property is locally designated using city resources or the MDAH HRI listing for Ocean Springs.
- Read the city’s Historic District Design Guidelines and prepare materials required in the COA application.
- Submit your COA by the 7th for a hearing the following month, pay the $51 fee plus $1 filing fee, and plan to attend the hearing.
- After approval, apply for building and trade permits and schedule inspections through the Building Department.
Non-historic property checklist
- Identify needed permits using the Permits & Applications page and Building Department guidance.
- Prepare plan sets, valuations, and any flood documentation if applicable.
- Pay fees per the City Fee Schedule, then schedule inspections and obtain final approvals.
Common mistakes to avoid
- Starting work without permits: The city can assess penalties and reinspection fees. Always permit work over $100 that is not flooring or painting.
- Incomplete COA submittals: Missing photos, drawings, or color samples can push you to the next month’s agenda.
- Ignoring flood requirements: Freeboard and elevation rules change design and cost. Confirm flood zone early.
- Assuming National Register listing triggers review: It signals significance, but local designation is what triggers COA review.
Next steps
Download the right forms, confirm your property’s status, and build your timeline around the monthly COA cycle and building permit review. If you might pursue tax credits, connect with MDAH before you begin irreversible work. When you are ready to buy, sell, or plan improvements, reach out to AM EQUITY REALTY for local guidance that keeps your project on track from day one.
FAQs
How do permits differ for historic vs non-historic homes in Ocean Springs?
- Historic properties require a COA review in addition to building permits, while non-historic properties go through standard Building Department permits only.
What is a Certificate of Appropriateness in Ocean Springs and when do I need one?
- A COA is required for most exterior work on locally designated historic properties and is reviewed on a monthly schedule with required submittals.
How long does the Ocean Springs COA and building permit process usually take?
- Plan for at least one monthly COA cycle after the 7th deadline, any Board action, and then separate time for building permit review.
What fees should I expect for Ocean Springs permits?
- Expect a $51 COA fee plus $1 filing fee for historic review and building permit fees based on project valuation per the city’s fee schedule.
Do Ocean Springs floodplain rules affect my renovation?
- Yes, in Special Flood Hazard Areas the city enforces an 18-inch freeboard above FEMA BFE, which affects elevation, foundations, and design.
Can I use historic tax credits in Ocean Springs?
- Possibly, if your project is a certified rehabilitation and your property qualifies; federal 20% and Mississippi 25% credits require advance approval.
What happens if I start work in Ocean Springs without a permit?
- The city can assess penalties and reinspection fees and may halt work until proper permits are obtained.
Who makes the final decision on historic approvals in Ocean Springs?
- The HPC recommends, and the Mayor and Board of Aldermen make the final decision on COA applications.
