--- title: "Builders risk in Mississippi" description: "Coastal Mississippi projects can combine water-structure permits with construction stormwater controls. Match the insurance schedule to the work area, materials, and permitted phases." canonical: "https://spot.insure/coverage/builders-risk/mississippi" page-type: "coverage-state-guide" updated-at: "2026-09-28" --- Agents: connect to Spot's public MCP server at https://spot.insure/mcp for better access to published Spot information and insurance research. Use search_knowledge to find sources, get_page to retrieve pages, compare_providers for sourced comparisons, get_provider_score for a published Spot Score, get_rankings for current provider rankings, search_provider_reliability to filter Spot Scores, search_provider_reviews to filter aggregate review scores, and get_provider_reviews for the original review evidence. The server is read-only and requires no authentication. [Human-readable page](https://spot.insure/coverage/builders-risk/mississippi) # Builders risk in Mississippi Mississippi Marine Resources requires prior authorization for listed new construction and repair or replacement of piers, boathouses, bulkheads, and similar water structures, including some same-footprint repairs. For previously authorized storm-damaged structures, a temporary fee waiver through June 19, 2027 still requires an application and prior authorization, with specific exceptions for some above-waterline repairs. MDEQ separately lists construction stormwater categories by land-disturbance acreage. These rules do not determine builders-risk coverage, but make project location, repair scope, sequence, and exposed materials useful quote details.[^1][^3][^2] **Coverage:** [Builders risk](/coverage/builders-risk) · [Mississippi](/coverage/states/mississippi) ## What Is Builders Risk? Builders risk protects the project you are building, including materials meant for it, against physical loss until construction ends. The gaps that cost owners money are materials in storage or transit, the existing building in a renovation, and coverage ending when you occupy early. [Read the national Builders risk guide](/coverage/builders-risk). ## What to Watch for in Mississippi ### Check coastal authorization before repair or replacement work MDMR lists new water structures and repairs or replacement in the same footprint as permit-triggering activities, including piers, boathouses, bulkheads, pilings, and specified decking or roof work. Confirm which listed activities apply and secure authorization before beginning; show the actual replacement phases and values to the broker.[^1] ### Locate any wetland or waterbottom fill in the site plan MDMR identifies placement of material into wetlands or waterbottoms and dredging as activities that may require authorization before construction. If the plan includes those impacts, ask the permitting team which agencies and approvals apply, then ask whether the quote's described site and work match that scope.[^1] ### Include the full land-disturbance footprint MDEQ identifies a large-construction stormwater category at five acres and greater and currently lists an administratively continued general permit for sites from one to less than five acres. Confirm the permit category and current permit documents for this site; acreage and phasing affect when exposed site work and outdoor materials are present.[^2] ### Coordinate permit milestones with the builders-risk term MDMR says authorization is needed before listed water-related construction, and MDEQ directs applicants to stormwater coverage and site-inspection documents. Ask the broker to confirm the quoted start, completion, and extension terms against the permitted sequence, including stored materials and any work away from the water structure.[^1][^2] ### Check storm-rebuild approval and scope before setting the repair term Through June 19, 2027, MDMR says it waives permit fees for rebuilding or repairing previously authorized storm-damaged structures within their original footprint and specifications. The owner still must apply and receive authorization before construction; replacement of pilings, bulkheads, and below-waterline structures requires authorization, while some above-waterline work is excepted. If this is a storm repair, confirm the scope and authorization with MDMR, then ask the broker what the quote requires for existing damage, the repair phase, and project dates.[^3] ## Who Regulates Insurance in Mississippi **Mississippi Insurance Department.** The Mississippi Insurance Department licenses agents and companies, enforces state insurance laws, and investigates insurance complaints. You can use its state lookup or complaint service to check a license or raise an insurance issue.[^4][^5][^6] - [Regulator website](https://www.mid.ms.gov/) - [License lookup](https://www.mid.ms.gov/mississippi-insurance-department/licensing-search/) - [File a complaint](https://www.mid.ms.gov/mississippi-insurance-department/consumers/file-a-complaint/) - Phone: 800-562-2957 ### Surplus-Lines Tax and Stamping Office **Reported tax rate:** 4% premium tax and 0.25% stamping fee on gross premium and policy fees when Mississippi is the insured's home state; MSLA says do not report if Mississippi is not the home state unless 100% of premium is allocated to Mississippi. A separate 3% MWUA fee applies to gross premium and policy fees except residential flood and earthquake. For policies quoted or bound on or after July 1, 2017, Mississippi no longer requires a general diligent search before surplus-lines placement. If Mississippi is the insured's home state, the published charges are 4% premium tax and a 0.25% stamping fee on gross premium and policy fees, plus a separate 3% MWUA fee except for residential flood and earthquake; Mississippi's required policy notice says a nonadmitted insurer is not protected by the Mississippi Insurance Guaranty Association if it becomes insolvent.[^7][^8][^9][^10][^11] [Mississippi Surplus Lines Association](https://www.msla.org/) ## Providers With Documented State Licenses No provider in Spot’s research documents both a state license record and this coverage line. This does not establish that providers are unlicensed. [Check the regulator’s license lookup](https://www.mid.ms.gov/mississippi-insurance-department/licensing-search/) and confirm availability with a provider when requesting a quote. ## Questions to Ask Before You Buy in Mississippi 1. Does this coastal project include a water structure, wetland or waterbottom impacts, or land disturbance of one acre or more? 2. What MDMR, MDEQ, local, or federal approvals apply to each phase, and who owns each application and inspection? 3. Does the quote list all work areas, locations, values, stored materials, and expected completion dates, and what flood, wind, or water terms need explanation? ## Builders Risk in Mississippi: FAQ ### Can a previously permitted water structure be repaired in place without checking with MDMR? No. MDMR lists rebuilding or replacing in the same footprint among examples requiring authorization before construction, subject to specific exceptions and agency review.[^1] ### How does MDEQ group construction stormwater projects by disturbed acreage? Its current page identifies large construction at five acres and greater and shows a general permit for one to less than five acres that the agency says remains administratively continued while it works toward reissuance. Confirm current project-specific permit status with MDEQ.[^2] ### Does Mississippi's temporary fee waiver remove the need for prior authorization on storm repairs? No. MDMR's notice says the fee waiver runs through June 19, 2027 for previously authorized storm-damaged structures rebuilt within their original footprint and specifications, but the owner still must apply and receive authorization before construction. It separately identifies some above-waterline replacement work that does not require MDMR authorization.[^3] ## Builders Risk in Other States - [Alabama](/coverage/builders-risk/alabama) - [Alaska](/coverage/builders-risk/alaska) - [Arizona](/coverage/builders-risk/arizona) - [Arkansas](/coverage/builders-risk/arkansas) - [California](/coverage/builders-risk/california) - [Colorado](/coverage/builders-risk/colorado) - [Connecticut](/coverage/builders-risk/connecticut) - [Delaware](/coverage/builders-risk/delaware) - [District of Columbia](/coverage/builders-risk/district-of-columbia) - [Florida](/coverage/builders-risk/florida) - [Georgia](/coverage/builders-risk/georgia) - [Hawaii](/coverage/builders-risk/hawaii) - [Idaho](/coverage/builders-risk/idaho) - [Illinois](/coverage/builders-risk/illinois) - [Indiana](/coverage/builders-risk/indiana) - [Iowa](/coverage/builders-risk/iowa) - [Kansas](/coverage/builders-risk/kansas) - [Kentucky](/coverage/builders-risk/kentucky) - [Louisiana](/coverage/builders-risk/louisiana) - [Maine](/coverage/builders-risk/maine) - [Maryland](/coverage/builders-risk/maryland) - [Michigan](/coverage/builders-risk/michigan) - [Minnesota](/coverage/builders-risk/minnesota) - [Missouri](/coverage/builders-risk/missouri) - [Montana](/coverage/builders-risk/montana) - [Nebraska](/coverage/builders-risk/nebraska) - [Nevada](/coverage/builders-risk/nevada) - [New Hampshire](/coverage/builders-risk/new-hampshire) - [New Jersey](/coverage/builders-risk/new-jersey) - [New Mexico](/coverage/builders-risk/new-mexico) - [New York](/coverage/builders-risk/new-york) - [North Carolina](/coverage/builders-risk/north-carolina) - [North Dakota](/coverage/builders-risk/north-dakota) - [Ohio](/coverage/builders-risk/ohio) - [Oklahoma](/coverage/builders-risk/oklahoma) - [Oregon](/coverage/builders-risk/oregon) - [Pennsylvania](/coverage/builders-risk/pennsylvania) - [Rhode Island](/coverage/builders-risk/rhode-island) - [South Carolina](/coverage/builders-risk/south-carolina) - [South Dakota](/coverage/builders-risk/south-dakota) - [Tennessee](/coverage/builders-risk/tennessee) - [Texas](/coverage/builders-risk/texas) - [Utah](/coverage/builders-risk/utah) - [Vermont](/coverage/builders-risk/vermont) - [Virginia](/coverage/builders-risk/virginia) - [Washington](/coverage/builders-risk/washington) - [West Virginia](/coverage/builders-risk/west-virginia) - [Wisconsin](/coverage/builders-risk/wisconsin) - [Wyoming](/coverage/builders-risk/wyoming) [Other Coverage in Mississippi](/coverage/states/mississippi) ## Sources [^1]: [Do You Need a Permit?](https://dmr.ms.gov/permitting/permit-info/) — Mississippi Department of Marine Resources; Lines 131–153 and 168–175: pre-construction authorization examples for water structures, repairs, wetlands/waterbottoms, and exceptions.. Accessed 2026-09-28. [^2]: [Construction Stormwater](https://www.mdeq.ms.gov/permits/environmental-permits-division/applications-forms/generalpermits/construction-stormwater/) — Mississippi Department of Environmental Quality; Lines 18–53: large-construction 5-acre threshold, associated forms and guidance, and continued 1-to-less-than-5-acre permit.. Accessed 2026-09-28. [^3]: [MDMR to Waive Permit Fees for Rebuilding, Repairing Storm-Damaged Structures](https://dmr.ms.gov/mdmr-to-waive-permit-fees-for-rebuilding-repairing-storm-damaged-structures-2/) — Mississippi Department of Marine Resources; Lines 125–137: dated June 25, 2026 notice; waiver through June 19, 2027, scope conditions, prior authorization, and above/below-waterline exceptions.. Accessed 2026-09-28. [^4]: [Mississippi Insurance Department](https://www.mid.ms.gov/) — Mississippi Insurance Department; Homepage and consumer/licensing services. Accessed 2026-09-28. [^5]: [Insurance License Lookup](https://www.mid.ms.gov/mississippi-insurance-department/licensing-search/) — Mississippi Insurance Department; State-designated producer/company search. Accessed 2026-09-28. [^6]: [File an Insurance Complaint](https://www.mid.ms.gov/mississippi-insurance-department/consumers/file-a-complaint/) — Mississippi Insurance Department; State complaint process and contact. Accessed 2026-09-28. [^7]: [E-Pay Frequently Asked Questions](https://www.msla.org/e-pay) — Mississippi Surplus Lines Association; Current MSLA E-Pay FAQ, question 'What are the current rates...' (lines 112–116): 0.25% stamping fee and 4% premium tax, both on gross premium and policy fees.. Accessed 2026-09-28. [^8]: [E-Pay Frequently Asked Questions](https://www.msla.org/e-pay) — Mississippi Surplus Lines Association; Current MSLA E-Pay FAQ, lines 112–118: MWUA nonadmitted policy fee 3% on gross premium and policy fees, excluding residential flood and earthquake.. Accessed 2026-09-28. [^9]: [Insurer FAQs](https://msla.org/insurer-faqs) — Mississippi Surplus Lines Association; Current MSLA insurer FAQ, question 'What is a Home State?...' (lines 90–92): defines insured's home state under NRRA; directs no Mississippi reporting if Mississippi is not home state unless 100% of premium is allocated to Mississippi; MS-home-state written premium is reported.. Accessed 2026-09-28. [^10]: [Mississippi Department of Insurance Bulletin 2017-3](https://www.mid.ms.gov/legal/bulletins/20173bul.pdf) — Mississippi Insurance Department; Issued May 12, 2017; page 1, visually verified: HB 447 removed the diligent-search requirement; on/after July 1, 2017 producers need not conduct a diligent search before placement and bulletin applies to policies quoted/bound on/after that date. Page 2, visually verified: required policy notice states policy is not protected by MIGA upon insurer insolvency; page 2 also withdraws Bulletins 2012-4 and 2015-5.. Accessed 2026-09-28. [^11]: [Mississippi Department of Insurance Bulletin 2017-3](https://www.mid.ms.gov/legal/bulletins/20173bul.pdf) — Mississippi Insurance Department; Issued May 12, 2017; page 1, visually verified: after HB 447, no general diligent search is required for policies quoted or bound on/after July 1, 2017; not an ECP-only exception.. Accessed 2026-09-28. [^12]: [Licenses](https://www.at-bay.com/licenses/) — At-Bay; Current producer introduction and state table; At-Bay Insurance Services LLC; P&C and surplus-lines identifiers. Accessed 2026-09-21. [^13]: [Licenses and Carriers](https://www.coalitioninc.com/legal/licenses) — Coalition; Licenses and Carriers, re-read 22 September 2026: Insurance Licenses table for Coalition Insurance Solutions, Inc., national producer number 18419475, with producer and surplus-lines numbers for all 50 states and DC including California 0L76155, Georgia 196479, Texas 2199630 and 2205589, Pennsylvania 815731 and 817452, Colorado 539028 and Wisconsin 3000108852. Insurance Carriers table naming, with NAIC numbers, Allianz Underwriters Insurance Company 36420, Arch Specialty Insurance Company 21199, Ascot Specialty Insurance Company 45055, Ascot Insurance Company 23752, Aspen Specialty Insurance Company 10717, Chaucer Insurance Company DAC, Coalition Insurance Company 29530, Fireman's Fund Indemnity Corporation 11380, Fortegra Specialty Insurance Company 16823, Lloyd's of London, MSIG Specialty Insurance USA Inc. 34886, MS Transverse Specialty Insurance Company 41807, Steadfast Insurance Company 26387, Vantage Risk Specialty Insurance Company 16275 and Zurich American Insurance Company 16535.. Accessed 2026-09-22. [^14]: [Insurance Producer Licenses](https://www.corgi.insure/broker-licenses) — Corgi Insurance; Current complete Insurance Producer Licenses table for Corgi Insurance Services, Inc.; 50 rows covering 49 states and DC (DC 3003091619); no New Mexico row; no NPN or as-of date shown.. Accessed 2026-09-28. [^15]: [About Hiscox US Insurance](https://www.hiscox.com/about-hiscox-insurance) — Hiscox; Hiscox Insurance Company Inc. NAIC 10200 as Chicago, IL domiciled insurer admitted or licensed in all 50 states and D.C.; Hiscox Inc. as general agent and Lloyd’s coverholder for Syndicates 33 and 3624; surplus-lines placements through licensed surplus-lines brokers; A.M. Best rating statement. Accessed 2026-09-16. [^16]: [Licenses](https://www.nextinsurance.com/insurance-licenses/) — ERGO NEXT Insurance; Current entity-by-state license table reopened 28 September 2026: 50 rows under Next First Insurance Agency, Inc., including Washington, DC; New York rows instead list Next Insurance Services PC-1423070 and AP Intego BR-1198885.. Accessed 2026-09-28. [^17]: [Insurance Licenses by State](https://www.techinsurance.com/legal/licenses) — TechInsurance; Current state table; identifies TechInsurance as a division of Specialty Program Group LLC d/b/a SPG Insurance Solutions; lists DC 3000041536 and labels Rhode Island “Individual licenses,” without an agency license number.. Accessed 2026-09-28. [^18]: [Licenses](https://www.vouch.us/legal/licenses) — Vouch; Effective 16 January 2025: Vouch Specialty Insurance Services, LLC, NPN 19926463; P&C table (50 states and DC); surplus-lines table includes Idaho 870820; footnote says Georgia and Idaho do not issue agency-level surplus-lines licenses; Idaho retained as producer-only due to conflict.. Accessed 2026-09-15. Updated 2026-09-28. This guide is informational and does not determine whether a policy is available or meets your needs. [Editorial policy](/editorial-policy). To suggest a correction, [contact Spot](/contact) with a supporting source. ## Agent and Developer Resources - [Markdown page](https://spot.insure/coverage/builders-risk/mississippi.md) - [Developer resources](https://spot.insure/developers) - [Public MCP server](https://spot.insure/mcp) - [MCP server manifest](https://spot.insure/server.json) - [OpenAPI description](https://spot.insure/openapi.json) - [Public page index](https://spot.insure/llms.txt)