Do I need a permit for a full kitchen remodel in
Biloxi, MS?

Biloxi full kitchen remodels — the key details

The City of Biloxi Building Department requires a single master building permit application for all kitchen remodels involving structural, electrical, plumbing, or mechanical work. You cannot file separate permits; the building department's intake system flags multi-trade projects and assigns a single master-permit number with cross-referenced sub-permits for electrical, plumbing, and mechanical (if applicable). The application includes a detailed floor plan showing cabinet layout, fixture locations, and clearances; electrical layout showing all branch circuits, outlet spacing (no more than 48 inches apart per IRC E3702), and GFCI protection; plumbing riser diagram showing all fixture drains, venting, and trap locations per IRC P2722; and structural framing details if any wall is removed. The city's online portal (accessible via City of Biloxi official website) allows you to upload plans in PDF or CAD format, but you must also submit one printed set to the building department in person or by mail. Permit fees are calculated on estimated project valuation: $300–$600 for cosmetic-only work (if it qualifies as exempt); $600–$1,200 for structural changes under $50,000; and $1,200–$1,500 for projects over $50,000. The fee includes one round of plan review; revisions requested by the examiner are typically free if they are minor, but substantial redesigns may incur a $100–$250 re-review fee.

Electrical work in Biloxi kitchens is governed by the 2020 National Electrical Code (NEC) as adopted by the state of Mississippi with no local amendments beyond code default. Every kitchen must have two independent small-appliance branch circuits (20-amp minimum, per NEC 210.52(A)(1)(i)); these must be labeled on the plan and physically separated at the panel. All counter-top receptacles within 6 feet of a sink must be GFCI-protected, and no receptacle can be spaced more than 48 inches from another. If you're adding a new circuit for a gas range or electric cooktop, that circuit must be dedicated (no other outlets on it) and sized for the appliance nameplate amperage—typically 40 amp for an electric range, 20 amp for a gas range with electric ignition. Range-hood exhaust fans must be ducted to the exterior and terminated with a motorized damper and hurricane-rated cap (150+ mph wind rating per Biloxi's local amendment). The rough-electrical inspection occurs after framing but before drywall; the final electrical inspection occurs after all fixtures are energized and GFCI outlets are tested. If you hire a licensed electrician (recommended), they will pull their own electrical sub-permit and handle code compliance; if you self-perform as the homeowner, you must pass the city's electrical inspection or hire a licensed electrician to correct deficiencies before final sign-off.

Plumbing relocation in Biloxi kitchens must comply with IRC P2722 (kitchen drain requirements) and Mississippi's statewide amendment requiring all kitchen drains to be no smaller than 1.5 inches in diameter and pitched to the main stack at 1/4 inch per foot minimum slope. If you're moving a sink or adding a second sink, the plumbing plan must show the trap arm (the horizontal pipe from the fixture to the vent), the vent routing (wet vent, dry vent, or vent stack), and connection to the existing main vent or a new vent penetration through the roof. Vent penetrations must be sealed with roof flashing and terminated at least 6 inches above the roof deck (more if within 10 feet of a door or window per code). If your kitchen is on the second floor or in a location where venting upward is impractical, you may use a mechanical vent (air-admittance valve), which requires a separate variance request; Biloxi approves these for existing homes but not for new construction. The rough-plumbing inspection occurs after all drain and vent lines are roughed but before drywall; the final plumbing inspection occurs after fixtures are installed and tested. If you hire a licensed plumber, they pull the plumbing sub-permit; if you self-perform, you must have the work inspected and pass both rough and final before closing the permit.

Gas-line work in Biloxi kitchens is governed by the International Fuel Gas Code (IFGC) as adopted by Mississippi, which has no coastal-specific amendments beyond standard code. If you're installing a gas cooktop or replacing a gas range, the gas line must be run in black iron, copper, or CSST (corrugated stainless-steel tubing) and sized according to the appliance BTU rating and line length per IFGC Table 402.4(1). The connection at the appliance must include a manual shutoff valve within reach, a flexible connector (no more than 3 feet), and a sediment trap (drip leg) at the lowest point of the line. All gas connections are inspected as part of the mechanical sub-permit (sometimes folded into the building permit, sometimes separate—check with the building department). If you're modifying an existing gas line, the building department will require a pressure test to confirm the system holds at least 10 pounds per square inch with no leaks; this is performed by a licensed gas fitter or the gas utility (Entergy Gulf States or similar) at no permit cost but may require a service call ($50–$150). Never self-perform gas-line work; the city requires a licensed contractor, and insurance will not cover unpermitted gas modifications.

Structural changes—removing or moving a wall, enlarging a window or door opening, or adding a support beam—require an engineer's letter or structural calculation submitted with the permit. If the wall being removed is load-bearing (supporting the floor above or roof), you must provide a design for a new beam, posts, and footings that carries the displaced load. Biloxi's building department will review the engineer's stamp and cross-check against the home's original construction documents (available from county records). If the original house is pre-1980 and records are incomplete, the department may require a full structural assessment by a licensed engineer at the applicant's expense ($800–$2,000). Non-load-bearing walls can be removed without engineering if you submit a floor plan clearly noting which walls are removed and that they do not support anything above. Lead-paint disclosure is required for all pre-1978 homes per federal law and is part of the permit application; you will be asked to attest that the homeowner received an EPA-approved lead-disclosure pamphlet. If the home is pre-1978 and you're disturbing painted surfaces (drywall removal, etc.), the contractor must follow EPA RRP (Renovation, Repair, and Painting) rules: containment, HEPA-vacuum cleanup, and clearance testing by a certified RRP contractor. Non-compliance with RRP carries federal fines up to $43,805 per violation and does not require a permit violation—EPA enforces it directly.

Three Biloxi kitchen remodel (full) scenarios

Biloxi's hurricane-wind and flood-zone amendments: how they affect kitchen remodels

Biloxi adopted the 2021 International Building Code with Mississippi state amendments and local amendments for hurricane-wind and coastal-flood resilience that are stricter than inland Mississippi and most states. Any exterior penetration (range-hood duct, dryer vent, roof vent, window opening) must be sealed and capped with components rated for 150+ mph sustained wind loads. For a kitchen range-hood duct terminating through an exterior wall, you must use a motorized damper (auto-closes when the fan is off to prevent water infiltration and wind pressure loss) and a hood terminal cap rated by the manufacturer for the wind speed your location requires. Biloxi's wind speed is 150+ mph for design (based on ASCE 7 hazard maps), so the cap must carry that rating or higher. Standard home-center hoods with basic plastic caps do not meet this standard; you will need a commercial-grade or coastal-rated hood ($300–$600 vs. $100–$200 for standard models). The building department's plan reviewer will request a spec sheet or product data sheet from the manufacturer confirming the wind rating.

In FEMA flood zones (AE, AH, VE), kitchens must not reduce the home's flood-elevation clearance or create new low points that would trap water. If your kitchen remodel adds floor drains, sump pumps, or other features that lower the finished-floor elevation or block flow to the elevation mark, the building department will require a variance or redesign. Biloxi's floodplain administrator reviews all permits in flood zones before the building department approves them; this adds 1–2 weeks to the review timeline. If your home is in an AE zone with an elevation requirement (e.g., 8 feet above mean sea level), any structural work—including new footings or foundation modifications—must maintain or exceed that elevation. Most kitchens do not affect elevation, but if you're removing a wall that includes a structural beam on a foundation footing, the engineer must confirm that the new beam location and footing do not lower any occupied floor or create a flood-encroachment issue.

Gas appliances in Biloxi must vent to the exterior or to a space-conditioning duct (not attic). A gas cooktop is unvented and does not require exterior ducting (it vents CO2 and moisture into the kitchen, which is code-compliant for a gas cooktop); however, if you install a range-hood exhaust fan over the gas cooktop (which is optional but increasingly common for moisture control), that hood must be ducted and capped as described above. The building department makes no special amendment for gas appliances beyond state code, but because kitchens are inherently moist (stovetop use, dishwashers, sinks), the examiner will verify that your exhaust fan is sized correctly (typically 100–150 CFM per linear foot of cooking surface per ASHRAE 62.2) and properly ducted to avoid condensation backup or mold risk in the coastal humidity.

Lead-paint and EPA RRP compliance in pre-1978 kitchens

Any kitchen remodel in a Biloxi home built before 1978 triggers federal lead-paint disclosure requirements. The homeowner must receive an EPA-approved lead-hazard disclosure pamphlet ('Protect Your Family from Lead in Your Home') and sign an acknowledgment that they have read and understood the risks before work begins. This is not a city-specific rule; it's federal law (42 U.S.C. § 4852d). However, Biloxi's building department requires the signed disclosure form to be attached to the permit application. If the disclosure is missing or unsigned, the building department will not issue the permit, and the contractor is liable for federal fines (up to $16,000 per violation for contractors, $4,000 for homeowners) if work proceeds without disclosure.

EPA RRP (Renovation, Repair, and Painting) rules apply to any pre-1978 home where 6 or more square feet of painted surface in a single room (or 20+ square feet in the whole house) will be disturbed. A kitchen remodel involving drywall removal, cabinet demolition, or floor removal is almost certainly over the 6-square-foot threshold. The contractor must be EPA RRP-certified (a day-long online course costing ~$150 per person) and must follow four steps: (1) notify occupants before work starts, (2) contain the work area with plastic sheeting and HEPA-filter vacuum (not ordinary shop vac), (3) perform wet cleaning of all surfaces with TSP (trisodium phosphate) or detergent and water, and (4) clear the work area with a dust-clearance test by an EPA-certified clearance technician (additional cost $400–$800). Failure to follow RRP rules is enforced by EPA directly (not the city), and fines are substantial: $43,805 per violation (per day of non-compliance). The city building inspector may flag RRP violations if they observe loose dust or improper containment during site visits, and they may issue a stop-work order and refer the case to EPA.

For pre-1978 homes, budget an additional $500–$1,500 for RRP compliance (containment materials, HEPA vacuums, wet cleaning, clearance testing). If the contractor is not RRP-certified and your home is pre-1978, you have two options: (1) hire an RRP-certified contractor, or (2) have the non-certified contractor work under supervision of an RRP-certified project manager (more expensive, typically $50–$100/hour oversight fee). Biloxi's building department does not waive RRP for owner-builders, even if the homeowner performs the work themselves; if you are the homeowner and you do the demolition, you must be RRP-certified or work under RRP supervision. Most kitchen remodel contractors in Biloxi are RRP-certified as a matter of course, so budget it into estimates and ask for it explicitly.

Common questions