Bolthole Index

Hawaii County, Hawaii

Building permits, zoning and land rules in Hawaii County, Hawaii

58Index Score / 100
#2 of 5 in Hawaii

Hawaii County, Hawaii requires a building permit for most residential construction, administered by the Department of Public Works Building Division in Hilo and Kona12. County zoning controls uses, setbacks, height and lot coverage by district, while the state Department of Health handles septic systems statewide34.

At a glance

Building permit
Required to erect, alter or demolish most residential structures; issued by the Building Division (DPW), Hilo or Kona12
Zoning
Countywide under Chapter 25; rules vary by zoning district and special district56
Septic permit
State DOH Wastewater Branch; $100 filing fee for a new individual wastewater system78
Tiny home
Allowed as a single dwelling unit under Appendix Q: 500 sq ft or less excluding lofts, no more than one loft9
RV living
Private-land occupancy was not confirmed; ask Planning before relying on an RV as housing10
Accessory dwelling / 'ohana
Allowed in RS, RD, RA, FA and A districts, subject to district and state agricultural requirements11
Minimum lot for a house
7,500 sq ft in the RS district; 5 acres in the A agricultural district1213
Owner-builder
Available with county registration for qualifying residential or farm projects for personal or family use1415

Who to call

Building permits

Hawaii County Department of Public Works, Building Division (Hilo)

Building, electrical and plumbing permits and inspections for single-family and two-family residential dwellings and accessory structures on the east side of Hawaii Island; apply and pay online at Papa'aukahi

(808) 961-8331

Aupuni Center, 101 Pauahi Street, Suite 7, Hilo, Hawaiʻi 96720

Online permits →

Building permits

Hawaii County Department of Public Works, Building Division (Kona)

Building, electrical and plumbing permits and inspections for single-family and two-family residential dwellings and accessory structures on the west side of Hawaii Island

(808) 323-4720

74-5044 Ane Keohokālole Highway, Bldg E, 1st Floor, Kailua, Hawaiʻi 96740 (West Hawaiʻi Civic Center)

Online permits →

Planning & zoning

Hawaii County Planning Department

Zoning review under Chapter 25, Special Management Area review, and Additional Farm Dwelling Agreement / 'Ohana dwelling approval before a second-dwelling building permit; reachable in Hilo or, for west Hawaii, at (808) 323-4770

(808) 961-8288

Floodplain permits

Hawaii County Department of Public Works, Engineering Division

Reviews proposed improvements within FEMA-designated floodplains; reachable in Hilo or, for west Hawaii, at (808) 323-4850

(808) 961-8327

Septic permits

Wastewater Branch, Environmental Management Division, Hawaii Dept. of Health

Reviews and approves individual wastewater system (septic/cesspool) plans statewide, including for Hawaii County; a civil engineer must design and submit plans before a building permit can be finalized

(808) 322-1963

Online permits →

Contact details are copied from each office’s official page and were checked against it on October 5, 2026.

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Do you need a building permit in Hawaii County, Hawaii?

Yes. Hawaii County requires a permit before most construction, alteration, repair, relocation, conversion or demolition of a building or structure begins2. Limited exemptions apply, and the Building Division guidelines identify fences 6 feet or less and qualifying like-for-like maintenance repairs valued at no more than $4,000 in any 12-month period16. Building-permit fees follow a published valuation schedule; plan review adds 20% of the permit fee, with a $50 minimum1718. Required work is inspected for code compliance19. A certificate of occupancy is generally required before use or a change in occupancy classification, but Group R, Division 3 and Group U occupancies are not issued one under the cited county provision20.

Who is the Hawaii County building department, and how do you reach them?

Hawaii County's Department of Public Works Building Division has a Hilo office at Aupuni Center, 101 Pauahi Street, Suite 7, (808) 961-8331, and a Kona office at West Hawaiʻi Civic Center, 74-5044 Ane Keohokālole Highway, Building E, 1st Floor, (808) 323-47201621. Counter assistance is available on weekdays beginning at 7:45 a.m., and applications and payments can go through Papa'aukahi16. The county's published process says approving agencies review applications accepted in Hilo or Kona, so applicants do not route them personally22. Planning handles zoning, Special Management Area review and possible second-dwelling approvals, while Engineering reviews proposed improvements in FEMA-designated floodplains1023.

Does Hawaii County have zoning, and what does that mean for your build?

Yes. Hawaii County regulates land through Chapter 25, with ordinary and special districts that include village, commercial, university, project and agricultural project districts624. A parcel's district controls uses, building height, setbacks, parking, open space and the share of the lot that structures may occupy325. The RS district has a 7,500-square-foot minimum building site and a 35-foot height limit, while the A agricultural district has a 5-acre minimum and a 35-foot residential height limit12261327. Accessory dwellings are permitted in RS, RD, RA, FA and A districts, subject to additional agricultural requirements where applicable and a final inspection before use11. We could not confirm a countywide minimum floor area for an ordinary dwelling; ask Planning about the parcel before designing a very small home10.

How do septic permits work in Hawaii County?

The Hawaii Department of Health Wastewater Branch, not Hawaii County, administers individual wastewater systems statewide74. A dwelling without county sewer needs a system designed by a Hawaii-licensed civil engineer, and construction or modification requires state approval288. The engineer must provide the state a final inspection report within 30 days after construction is complete29. Only 3% of Hawaii County soils are rated without severe limitations for a conventional drain field, so settle wastewater feasibility before fixing the house location30. Approved equipment includes septic tanks, aerobic units, certain passive aerobic systems and bioreactor gardens; composting or incinerator toilets handle toilet waste only, leaving shower and kitchen wastewater to be treated and disposed of separately31.

Can you live in an RV or tiny home on your land in Hawaii County?

Hawaii County's residential code recognizes a tiny house as a single dwelling unit; Appendix Q limits it to 500 square feet or less excluding lofts, allows no more than one loft, and restricts a lofted tiny house to use as a detached single-family dwelling9. That definition does not waive building permits, zoning or wastewater approval238. We could not confirm a countywide rule allowing temporary camping or RV residence on private land, so ask Planning about the parcel and proposed occupancy before relying on an RV during construction10. Camping in county parks is allowed only in designated areas, which does not answer private-land occupancy32. State law also limits nighttime vehicle habitation on public property and requires authorization for parking and habitation on private property33.

Building a home in Hawaii County: the steps, in order

  1. Ask Planning to confirm the parcel's zoning, Special Management Area status and any approval needed for an additional dwelling10.
  2. For a site without sewer, have a Hawaii-licensed civil engineer design the individual wastewater system for state review288.
  3. Have Engineering review the proposal if the property is in a FEMA-designated floodplain; building, occupancy, grading, development and subdivision approvals in a special flood-hazard area receive floodplain review2334.
  4. Address access: a driveway built within a county right-of-way needs a permit35.
  5. Submit plans through the Hilo or Kona Building Division or Papa'aukahi; county approving agencies route the review221621.
  6. Complete required inspections before occupying the project, following the certificate rules that apply to its occupancy group1920.

What to check before you buy land in Hawaii County

Confirm the zoning classification rather than relying on a district list, because the published framework does not establish any particular parcel's zoning3. If land will be divided, Hawaii County requires approval of subdivision plats and streets or ways created to partition land36. Check legal access and determine whether a proposed driveway enters a county or state right-of-way, since each can trigger a different permit3537. Review flood status early because permits, occupancy approvals and subdivision proposals in special flood-hazard areas are checked for floodplain compliance34. Test wastewater feasibility because only 3% of local soils are rated without severe limitations for a conventional drain field30. A new well or pump installation needs a Commission on Water Resource Management permit before work begins38.

Watch-outs

  • We could not confirm a countywide private-land camping rule; county-park camping is limited to designated areas, so ask Planning before treating an RV or campsite as lawful housing on a parcel3210.
  • A driveway within a county right-of-way needs a county permit, while access involving a state-highway right-of-way follows the state process3539.
  • Only 3% of Hawaii County's soils are rated without severe limitations for a conventional septic drain field; get a design from a licensed civil engineer and expect to budget for an engineered or alternative system on most rural parcels3031.

Sources

  1. Hawaiʻi County Code, Chapter 5 Construction Administrative Code (2026 county census)
  2. Hawaiʻi County Code, Chapter 5 Construction Administrative Code, quoted and re-checked
  3. Residential Building Permit Guidelines, quoted and re-checked
  4. Wastewater Branch – State of Hawaii, Department of Health, quoted and re-checked
  5. Table of Sections Affected (2026 county census)
  6. Table of Sections Affected, quoted and re-checked
  7. Hawaii DOH Wastewater Branch - Individual Wastewater Systems (2026 county census)
  8. Individual Wastewater Systems, quoted and re-checked
  9. Hawai‘i County Code, Chapter 5B Residential Building Code, quoted and re-checked
  10. Hawaii County Planning Department (records.hawaiicounty.gov)
  11. Hawai‘i County Code, Chapter 25 Zoning, quoted and re-checked
  12. Hawaiʻi County Code Chapter 25, Zoning, quoted and re-checked
  13. Hawaiʻi County Code Chapter 25, Zoning, quoted and re-checked
  14. Hawaii Revised Statutes 444-2.5 Owner-builder exemption (2026 county census)
  15. Hawaii Revised Statutes § 444-2.5, Owner-builder exemption, quoted and re-checked
  16. Hawaii County Department of Public Works, Building Division (Hilo) (records.hawaiicounty.gov)
  17. Hawaiʻi County Code, Chapter 5: Construction Administrative Code, quoted and re-checked
  18. Hawaii County Code Chapter 5, Construction Administrative Code, quoted and re-checked
  19. Hawaiʻi County Code, Chapter 5 Construction Administrative Code, quoted and re-checked
  20. Hawaiʻi County Code, Chapter 5 Construction Administrative Code, quoted and re-checked
  21. Hawaii County Department of Public Works, Building Division (Kona) (records.hawaiicounty.gov)
  22. Residential Building Permit Guidelines, quoted and re-checked
  23. Hawaii County Department of Public Works, Engineering Division (records.hawaiicounty.gov)
  24. Hawaiʻi County Council Communication No. 2026-04, Bill No. 126, quoted and re-checked
  25. Hawaiʻi County Code Chapter 25, Zoning, quoted and re-checked
  26. Hawaiʻi County Code Chapter 25, Zoning, quoted and re-checked
  27. Hawaiʻi County Code Chapter 25, Zoning, quoted and re-checked
  28. Wastewater Branch, Environmental Management Division, Hawaii Dept. of Health (records.hawaiicounty.gov)
  29. Chapter 11-62, Hawaii Administrative Rules, quoted and re-checked
  30. Share of soils USDA rates "not limited" for a conventional septic drain field (SSURGO). A strict rating: the median county is about 6% and a tenth of counties are 0%, so a low figure means most lots need a site evaluation or an engineered system, not that septic is impossible. Cite it only with that caveat: Bolthole Index county data
  31. Individual Wastewater Systems, quoted and re-checked
  32. Hawaiʻi County Code, Chapter 15: Parks and Recreation, quoted and re-checked
  33. §291C-112 Certain uses of parked vehicles prohibited between 6:00 p.m. and 6:00 a.m.; definition; exceptions (Hawaii statewide rule), quoted and re-checked
  34. Hawaii County Code Chapter 27, Floodplain Management, quoted and re-checked
  35. Residential Building Permit Guidelines, quoted and re-checked
  36. Hawaiʻi County Code Chapter 23, Subdivisions, quoted and re-checked
  37. ROUTINE CONSTRUCTION / EXCAVATION WITHIN A STATE HIGHWAY (Hawaii statewide rule), quoted and re-checked
  38. Applications & Forms – Commission on Water Resource Management, quoted and re-checked
  39. Guide to Permits – Highways (Hawaii statewide rule), quoted and re-checked

Written October 5, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

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Compared with neighboring counties

Like all 4 of its neighbors, Hawaii County has countywide zoning.

RuleHawaii CountyMaui CountyKalawao CountyHonolulu CountyKauai County
Building permitRequiredRequiredLimitedRequiredRequired
County zoningYesYesYesYesYes
Septic permitsHI State Dept. of HealthHI State Dept. of HealthHI Dept. of HealthHI State Dept. of HealthHI State Dept. of Health

County locator

Hawaii County in Hawaii

58
County map
Hawaii County highlighted among the Hawaii counties · colored by Index score

How Hawaii County scores

Seclusion74100% ev.
Self-Sufficiency5462% ev.
Admin Boringness41100% ev.
Durability4093% ev.
Property Autonomy41100% ev.
Carry Cost59100% ev.

Evidence strength: 90%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$576kTypical home
0.3%Property tax
$8,886Land / acre
12.5% of yrsSevere drought
0 / yr (+0)Mid-century 100°F days
1.16×Wildfire change factor
80%Forward climate coverage
$2,023Home insurance / yr
2.8% / yrInsurance growth
0.23%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
21,645Radius comparison (15 mi)
51.5People / sq mi
24.1%Federal land
90%Land at 15% slope or less
3%Soils rated "not limited" for septic (strict USDA rating)
75,545 acWorkable land screen
39.8%Wooded land

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Answers from the rulebook for Hawaii County

What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.

Hawaii County rules

  • Building permitRequired

    Construction, alteration, repair, relocation, improvement, removal, conversion, or demolition of buildings and structures in Hawaii County, plus specified electrical, plumbing, fire-sprinkler, gas, drainage, fixture, appliance, water-heating, and water-treatment work.

    • A permit is required before covered work begins, except for the Chapter 5 Division 2 exemptions.
    • Permit exemptions include specified building work when no electrical or plumbing work is proposed.
    • Examples of building exemptions include detached decks or platforms less than 30 inches above grade; certain one-story U-occupancy accessory structures; fences six feet or less; certain re-roofing and siding; pools less than 24 inches deep; painting and decorating; and qualifying repairs.
    • Residential-zoned accessory structures must not exceed 200 square feet and 15 feet above finished grade; agricultural-zoned accessory structures must not exceed 1,000 square feet; exempt accessory structures must be at least 10 feet from property lines and other structures and comply with Chapter 25 yard provisions.
    • Repairs are exempt only when limited to replacement of component parts or existing work with similar materials, do not affect or modify electrical or mechanical installations, and cost no more than $25,000 per structure in any 12-month period.
    • Permit exemptions do not authorize violations of the construction code or other applicable laws, and an authority declaration may be required for exempt work regarding flood control and special management areas.

    detached deck/platform height: < 30 inches above grade (Building and zoning yard provisions still apply.) · residential-zoned accessory structure floor area: <= 200 square feet (Must also be no greater than 15 feet above finished grade.) · agricultural-zoned accessory structure floor area: <= 1000 square feet (Must also be at least 10 feet from property lines and other structures.) · accessory-structure setback: >= 10 feet (Exempt structures must also comply with Chapter 25 yard provisions.) · qualifying repair cost: <= 25000 USD per structure per 12-month period (No additions, changes, or modifications to construction, exit facilities, permanent fixtures, equipment, or existing electrical/mechanical installations.)

    “Except as provided in division 2, no person shall perform any of the following work or cause or permit the same to be done on any building or structure in the County, without first obtaining a permit for this work from the authority having jurisdiction”
  • InspectionsRequired

    All construction or work in Hawaii County for which a permit is required, including building, electrical, plumbing, gas, and drainage work.

    • The authority having jurisdiction inspects permitted work for compliance with the construction code.
    • The permit holder or agent must keep work accessible and exposed for inspection.
    • Work subject to permitting may not be covered or concealed until two working days after a scheduled inspection or until approved for covering.
    • Inspection requests must be filed 2 to 3 working days before the desired inspection date.
    • If work fails inspection, it must be altered, removed, or corrected before further work proceeds.
    • A final inspection occurs after all work required by the permit is completed.
    • Special inspections may be required in addition to ordinary inspections for work listed under Chapter 17 of the International Building Code.

    inspection-request lead time: 2 to 3 working days (Weekends and holidays are excluded from the authority's two-working-day response period.)

    “All construction or work for which a permit is required shall be inspected by the authority having jurisdiction to ensure compliance with the requirements of the construction code.”
  • Certificate of occupancyLimited

    Use or occupancy of buildings or structures, and changes in occupancy classification, in Hawaii County.

    • No building or structure may be used or occupied, and no change in existing occupancy classification may be made, until the authority having jurisdiction issues a certificate of occupancy.
    • Group R, Division 3 occupancies and Group U occupancies will not be issued certificates of occupancy.
    • A certificate is issued when the authority having jurisdiction inspects the building or structure and finds that the work complies with the construction code.
    • A temporary certificate may authorize safe occupancy of part of a building before all permit work is complete; the authority sets its validity period.
    • A $200 administrative fee applies to a temporary certificate under section 5-7-6.
    • Certificates may be suspended or revoked if issued in error, based on incorrect information, or for construction-code or other-law violations.

    temporary certificate administrative fee: 200 USD (Applied per section 5-7-6.)

    “No building or structure shall be used or occupied, and no change in the existing occupancy classification of a building or structure or portion thereof shall be made until the authority having jurisdiction has issued a certificate of occupancy therefor as provided herein. [...] Exception: Group R, Division 3, and Group U occupancies will not be issued a certificate of occupancy.”
  • County-wide zoningPresent (with conditions)

    Land-use regulation under Chapter 25, Zoning, of the Hawaiʻi County Code.

    • Specific requirements vary by zoning district and special district.
    • The cited table identifies Pāhoa village design district amendments and additional special districts effective August 5, 2026.
    “The provisions of this chapter, inclusive of any amendments, shall be known as the zoning code.”
  • Local zoningVaries (with conditions)

    Countywide aggregate of local zoning controls administered through Hawaiʻi County Code Chapter 25, including district-specific and village-design-district provisions.

    • The county aggregate does not mean every local zoning provision applies uniformly to every parcel.
    • Pāhoa has a village design district, and Chapter 25 includes special districts; parcel-specific zoning must be checked against the applicable zoning map and district provisions.
    “The special zoning districts of the County shall consist of the following: (1) Kailua Village design commission (article 7, division 1). (2) CDH, Downtown Hilo commercial district (article 7, division 2). (3) UNV, University district (article 7, division 3). (4) PD, Project districts (article 6, division 4). (5) APD, Agricultural project districts (article 6, division 5).”
  • Zoning districtsPartial

    County zoning regulation and the official Chapter 25 zoning framework; this claim does not establish the zoning classification of any particular parcel or provide a complete district map.

    • The official county guideline identifies Chapter 25 as the Zoning Code and describes restrictions administered through it.
    • The cited source does not itself provide a complete current district schedule or parcel-specific zoning determination.
    • Zoning controls include height, building size, site coverage, parking, setbacks, open space, density, and location and use of buildings, structures, and land.
    “Hawaii County Chapter 25 pertaining to Zoning regulates and restricts; the height, size of buildings, and other structures; the percentage of a building site that may be occupied; off-street parking; property setbacks; size of lawns; courts; and other open spaces; the density of population, the location and use of the buildings, structures, and land for trade, industry, residence, or other purposes.”
    One more reviewed finding on this topic
    • Published — Hawaii County zoning districts, including the County's special zoning districts under Hawaiʻi County Code Chapter 25, article 3, section 25-3-2.
      “Section 25-3-2. Designation of special districts. The special zoning districts of the County shall consist of the following: (1) Kailua Village design commission (article 7, division 1). (2) CDH, Downtown Hilo commercial district (article 7, division 2). (3) UNV, University district (article 7, division 3). (4) PD, Project districts (article 6, division 4). (5) APD, Agricultural project districts (article 6, division 5). (6) PVD, Pahoa Village Design district (article 7, division 4). (7) DPC, Downtown Pahoa commercial district (article 7, division ).”
  • Minimum lot sizeDistrict specific (with conditions)

    Building sites in the A agricultural district

    • The applicable zoning district must be confirmed for the parcel.
    • Planned unit development exceptions may be approved by the commission.

    minimum building site area: >= 5 acres

    “The minimum building site area in the A district shall be five acres.”
    One more reviewed finding on this topic
    • District specific (with conditions) — Building sites in the RS single-family residential district
      “The minimum building site area in the RS district shall be seven thousand five hundred square feet.”
  • SetbacksDistrict specific (with conditions)

    Buildings in the RS single-family residential district

    • For required building-site areas from 7,500 through 9,999 square feet, front and rear yards are 15 feet and side yards are 8 feet.
    • For required building-site areas from 10,000 through 19,999 square feet, front and rear yards are 20 feet and side yards are 10 feet.
    • For required building-site areas of 20,000 square feet or more, front and rear yards are 25 feet and side yards are 15 feet.

    front and rear yards, 7500-9999 square feet: 15 feet · side yards, 7500-9999 square feet: 8 feet · front and rear yards, 10000-19999 square feet: 20 feet · side yards, 10000-19999 square feet: 10 feet · front and rear yards, 20000 square feet or more: 25 feet · side yards, 20000 square feet or more: 15 feet

    “The minimum yards in the RS district shall be as follows:”
  • Lot coverageDistrict specific (with conditions)

    Building-site occupancy limits where a Hawaii County zoning district provides a percentage-of-lot-area limit

    • The code expressly treats lot coverage as district-dependent; the applicable district provision must be checked for the parcel.
    • The zoning code also regulates setbacks, yards, open space, and other district requirements.

    maximum occupied percentage: district-specific (only if provided by the zoning district)

    “Occupy a greater percentage of lot area, if provided by the zoning district;”
  • Building heightDistrict specific (with conditions)

    Buildings in the A agricultural district

    • Residential structures, including single-family and farm dwellings, are limited to 35 feet.
    • Other structures are limited to 45 feet.
    • The director may permit nonresidential agricultural structures up to 100 feet by plan approval when the additional height is necessary.
    • Planned unit development exceptions may be approved by the commission.

    residential structure height limit: <= 35 feet · other structure height limit: <= 45 feet · nonresidential agricultural structure height with plan approval: <= 100 feet (Director must determine additional height above 45 feet is necessary)

    “The height limit in the A district shall be thirty-five feet for any residential structure [...] and forty-five feet for all other structures.”
    One more reviewed finding on this topic
    • District specific (with conditions) — Buildings in the RS single-family residential district
      “The height limit in the RS district shall be thirty-five feet.”
  • Camping on your landLimited

    Camping in County-owned or controlled park areas administered by the Department of Parks and Recreation.

    • Camping is limited to the listed County beach parks and Spencer Park at ʻŌhaiʻula Beach; at Spencer Park, camping is limited to designated areas A and B.
    • Campers must give due regard to other park users, may not obstruct any roadway or pathway, and may not monopolize facilities intended for all users.
    • Recreational vehicles or other camper units are permitted only at Whittington Beach Park and Spencer Park at ʻŌhaiʻula Beach, in stalls approved by the director and clearly designated for that use.
    • A person wishing to camp at a designated camping area must obtain a camping permit.
    • No person may remain at one specific camping area longer than one week during June through August or two weeks during the other nine months, unless the director grants special permission; pavilion and shed use is limited to three days and two nights unless extended by special permission.
    • Permanent camping facilities are prohibited; camping within twenty-five feet of a water hydrant, main road, or well-defined watercourse is prohibited except upon the director's direction; quiet is required from 11:00 p.m. to 6:00 a.m.

    maximum stay during June through August: <= 7 days (The director may grant special permission to extend the stay.) · maximum stay during the other nine months: <= 14 days (The director may grant special permission to extend the stay.) · maximum pavilion or shed camping period: <= 3 days (Three days and two nights; the director may grant special permission to extend the time limit.) · minimum distance from water hydrant, main road, or well-defined watercourse: >= 25 feet (Camping may occur closer upon the direction of the director.)

    “Camping is only permitted as follows: [...] (2) At Spencer Park at ‘Ōhai‘ula Beach, camping is permitted in two camping areas known as areas “A” and “B.””
    One more reviewed finding on this topic
    • Limited — Temporary occupancy for dwelling or sleeping purposes in a mobile dwelling outside a licensed mobile home park within Hawaii County.
      “except: [...] (2) When occupied for dwelling or sleeping purposes outside of a licensed mobile home park for less than thirty days in any one location.”
  • Tiny homesAllowed (with conditions)

    Tiny houses used as single dwelling units, including tiny houses containing a loft, in Hawaii County.

    • Tiny houses must comply with the International Residential Code except as otherwise stated in Appendix Q.
    • A tiny house may not contain more than one loft or loft space.
    • A tiny house containing a loft may be used only as a detached single-family dwelling.
    • The County residential building code defines a tiny house as a dwelling of 500 square feet or less excluding lofts.
    • All other applicable County building, zoning, health, wastewater, and permit requirements remain applicable.

    maximum number of lofts: <= 1 loft · maximum floor area excluding lofts: <= 500 square feet

    “AQ101.1 Scope. This appendix shall be applicable to tiny houses used as single dwelling units and tiny houses that contain a loft. Tiny houses shall comply with the International Residential Code except as otherwise stated in this appendix. AQ101.1.1 Limitations. Tiny houses shall not contain more than one loft, or loft space. Tiny houses that contain a loft may not be used for any purpose other than as a detached single-family dwelling.”
  • Manufactured homesLimited

    Manufactured homes treated by the County Code as “mobile dwellings,” meaning transportable structures or vehicles containing dwelling units, in Hawaii County.

    • The mobile dwelling must conform to the County construction code, including chapters 5 and 5A through 5F.
    • The mobile dwelling must conform to the Public Health Housing Code, chapter 2 of the State public health regulations.
    • The construction-code and Public Health Housing Code requirements do not apply when the mobile dwelling is parked in a licensed mobile home park.
    • Those requirements also do not apply when the mobile dwelling is occupied for dwelling or sleeping purposes outside a licensed mobile home park for less than thirty days in any one location.
    • The code history states: “(1996, ord 96-160, sec 2; ratified April 6, 1999; am 2020, ord 20-61, sec 10.)”

    maximum occupancy duration outside a licensed mobile home park: < 30 days (The exception applies to occupation for dwelling or sleeping purposes for less than thirty days in any one location.)

    “All mobile dwellings shall conform to the County construction code, including chapters 5 and 5A through 5F, and the Public Health Housing Code (chapter 2 of the State public health regulations), except: (1) When parked in a licensed mobile home park; or (2) When occupied for dwelling or sleeping purposes outside of a licensed mobile home park for less than thirty days in any one location.”
  • Accessory dwellingsAllowed (with conditions)

    Accessory dwelling units on building sites in Hawaii County zoning districts RS, RD, RA, FA, and A.

    • The building site must have a sewage disposal system meeting all applicable State and County agency requirements.
    • The building site must have a public or private water system, rain catchment system, or private well; a combination may be allowed when approved by the director after meeting State Department of Health requirements.
    • Accessory dwelling units in the State land use agricultural district are subject to agricultural requirements for farm dwellings established by ordinance or the director's rule.
    • A final inspection is required before use as a dwelling.
    • Accessory dwelling units are prohibited in the State land use conservation district, on building sites developed under an affordable housing project granted preemptions from the Code, and where a change-of-zone ordinance specifically prohibits them.
    • An accessory dwelling unit may not exceed 1,250 square feet of living area excluding lanai, garage, or carport and may not exceed the applicable zoning-district height limit.
    • Accessory dwelling units are limited to a maximum of three per building site, except that one is allowed for each authorized primary dwelling where more than one primary dwelling is permitted.
    • No more than one accessory dwelling unit may be used as a transient accommodation rental if there are no other transient accommodation rentals on the building site.
    • Unless imposed as a condition of approval under Chapter 25 or Chapter 23, post-October 7, 2024 recorded deed restrictions, covenants, condominium declarations, association bylaws, or other land-running agreements may not limit or prohibit construction of accessory dwelling units.

    permitted zoning districts: RS, RD, RA, FA, and A (State land use agricultural district remains subject to agricultural farm-dwelling requirements) · maximum living area excluding lanai, garage, or carport: <= 1250 square feet · maximum accessory dwelling units per building site: <= 3 units (one per authorized primary dwelling where more than one primary dwelling is permitted)

    “Accessory dwelling units shall be permitted on a building site within the RS, RD, RA, FA, and A districts. Any building site within the State land use agricultural district shall be subject to agricultural requirements for farm dwellings as established by ordinance or by rule of the director, adopted pursuant to chapter 91, Hawai‘i Revised Statutes. Accessory dwelling units shall have a final inspection before use as a dwelling.”
  • Agricultural exemptionConditional

    Certain nonresidential agricultural buildings, structures, appurtenances, and related development in Hawaii County under HRS § 46-88

    • Exempt agricultural buildings must satisfy aggregate floor-area limits: 5,000 square feet per zoning lot for lots of two acres or less; 8,000 square feet per zoning lot for lots greater than two acres but not more than five acres; and 8,000 square feet plus two percent of acreage per zoning lot for lots greater than five acres, subject to applicable square-foot restrictions.
    • Minimum horizontal separation between agricultural buildings, structures, or appurtenances is 15 feet.
    • The structures must be on a commercial farm or ranch and used for general agricultural or aquacultural operations or incidental purposes.
    • The property must be used primarily for agricultural or aquacultural operations and be at least two contiguous acres, or at least one contiguous acre if in a nonresidential agricultural or aquacultural park.
    • Written notice to the appropriate county agency is required, and no work may commence until the agency determines that a building permit is not required for applicable floodplain requirements.
    • The county agency must certify within 30 calendar days after receipt of written notice.
    • Final as-built written notice is required within 30 days of completion, occupancy, or use; failure may void the exemption.
    • Electrical and plumbing permits remain required before connections.
    • Wastewater must comply with chapter 342D.
    • The exemption does not apply in the state land use urban district, to pesticide or hazardous-material storage except as allowed by federal and state law, or to floodplain permit requirements.
    • Agricultural structures used as dwellings or lodging units are excluded from the listed 1,000-square-foot exemptions and applicable state and county zoning codes must still be satisfied.

    minimum horizontal separation: >= 15 feet · county agency certification deadline: 30 calendar days (after receipt of written notice) · final as-built notice deadline: 30 days (after completion, occupancy, or use)

    “The exemptions in subsections (a) and (b) shall apply; provided that:”
  • Subdividing landRegulated (with conditions)

    Subdivision plats and streets or ways created within Hawaii County for partitioning land

    • Approval must be obtained from the County planning director in accordance with Chapter 23.
    • The chapter contains specific exceptions and special procedures, including for certain cemeteries, crematoriums, public-purpose subdivisions, farm subdivisions, pre-existing lots, and condominium property regimes.
    “all subdivision plats and all streets or ways within the County created for the purpose of partitioning land shall be approved by the director”
  • Driveway accessRequired

    Driveways constructed within a Hawaii County right-of-way.

    • The cited requirement applies specifically to driveways constructed within the County right-of-way.
    • Driveways connecting to a State highway may require State Department of Transportation permits.
    • Chapter 22, County Streets, applies.
    “Driveways: A permit is required for driveways constructed within the County right-of-way (refer to the Hawaii County Code Chapter 22 — County Streets).”
  • Building in a floodplainRequired

    Building, occupancy, grading, development, and subdivision approvals in areas of special flood hazard in Hawaii County.

    • No building permit, certificate of occupancy, or grading permit may be issued and no development or subdivision may be approved in an area of special flood hazard without Director of Public Works approval for compliance.
    • All building permits, certificates of occupancy, grading permits, and development or subdivision proposals must be reviewed for compliance.
    • For applicable new construction and substantial improvements, the code requires anchoring, flood-resistant materials, flood-damage-minimizing construction methods, protected utilities, and required Federal or State permits.
    • In Zones AE and AH, residential new construction and specified improvements must elevate the lowest floor at least one foot above base flood elevation.
    • Floodway encroachments are prohibited unless a licensed professional engineer or architect provides certification and supporting data showing no increase in base flood elevation.

    minimum residential freeboard in Zones AE and AH: >= 1 foot above base flood elevation (residential new construction, repetitive-loss improvements, and substantial improvements)

    “All building permits, certificates of occupancy, grading permits, and development or subdivision proposals shall be reviewed to determine whether the requirements of this chapter have been satisfied;”
    One more reviewed finding on this topic
    • Required — Proposed improvements and development in FEMA-designated floodplains or special flood hazard areas in Hawaii County.
      “specific certification and building standards apply”
  • Short-term rentalsLimited

    Short-term vacation rentals, defined by County Rule 23 as dwelling units where the owner or operator does not reside on the building site, with no more than five bedrooms for rent and rentals of thirty consecutive days or less.

    • A dwelling may be used as an STVR only after obtaining STVR registration in a permitted zoning district.
    • Permitted districts are V, CG, CV, residential and commercial districts in General Plan Resort and Resort Node areas, and RM for multiple-family dwellings within a condominium property regime under HRS chapters 514A or 514B.
    • Pre-existing STVRs outside permitted districts may continue only with STVR registration and a Nonconforming Use Certificate.
    • A dwelling on a lot created on or after June 4, 1976 in the State Land Use Agricultural District is excluded from registration as a pre-existing STVR.
    • The owner or reachable person must reside in Hawaii County and be reachable 24 hours a day, seven days a week.
    • New STVRs in permitted districts may not operate until registration is issued.
    • No new STVR can obtain registration outside permitted zoning districts.

    maximum bedrooms for rent: <= 5 bedrooms · maximum rental period: <= 30 consecutive days · reachable telephone response: <= 1 hour · reachable physical presence: <= 3 hours (When requested by a guest, neighbor, or County agency)

    “A dwelling may be used as a STVR upon obtaining a STVR registration in the Permitted Zoning Districts.”
  • Permit feesPublished (with conditions)

    Building permit, plan-review, temporary-permit, inspection, and related construction-permit fees administered under the Hawaiʻi County Construction Administrative Code.

    • A fee is assessed for each permit and is submitted at permit issuance; the permit is not valid until legally prescribed fees are paid.
    • General construction permit fees are based on valuation of average construction costs: $10 for $0–$500; $10 for the first $500 plus $1.50 per additional $100 or fraction thereof through $2,000; $32.50 for the first $2,000 plus $7.50 per additional $1,000 or fraction thereof through $25,000; $205 for the first $25,000 plus $6 per additional $1,000 or fraction thereof through $50,000; and $355 for the first $50,000 plus $3 per additional $1,000 or fraction thereof above $50,000.
    • Plan-review fees are 20% of the permit fee with a $50 minimum, are additional to the permit fee, and subsequent submittals are charged $250 for a third submittal, $500 for a fourth, and $1,000 for each additional submittal.
    • Pre-approved-plan review fees are $150 for plans with enclosed roof coverage of 1,100 square feet or less; $200 for 1,101–1,400 square feet; and $20 per 100 square feet or fraction thereof for 1,401 square feet or more.
    • A temporary permit fee is $50; extra or regulatory inspections are $100 each; and a temporary certificate of occupancy has a $200 fee.
    • If required work begins without a permit, fees are $1,000 plus code fees or double the code fees, whichever is greater, except qualifying emergency work; a permit must still be obtained as soon as practicable.
    • The County and contractors performing work under County authority are exempt from permit fees. Habitat for Humanity Hilo and Kona and Hawaiʻi Community College’s Model Home Project are exempt except for specified penalty fees. Permit fees may be waived for qualifying major-disaster restoration work.
    • The source is an official county records PDF identified as an unofficial advance sheet updated July 5, 2024; no effective date was stated in the cited fee provisions.

    plan review fee: 20 percent of permit fee (minimum $50; additional to permit fee) · general construction permit fee for valuation $0–$500: 10 USD · general construction permit fee for valuation $501–$2,000: $10 for first $500 plus $1.50 per additional $100 or fraction thereof USD (through $2,000) · general construction permit fee for valuation $2,001–$25,000: $32.50 for first $2,000 plus $7.50 per additional $1,000 or fraction thereof USD (through $25,000) · general construction permit fee for valuation $25,001–$50,000: $205 for first $25,000 plus $6 per additional $1,000 or fraction thereof USD (through $50,000) · general construction permit fee for valuation above $50,000: $355 for first $50,000 plus $3 per additional $1,000 or fraction thereof USD · temporary permit fee: 50 USD per permit · extra or regulatory inspection fee: 100 USD per inspection (authority having jurisdiction may waive inspection fees) · temporary certificate of occupancy fee: 200 USD (assessed upon issuance)

    “Permit fees shall be based on a schedule of fees applied to a valuation of average construction costs and shall be imposed in the amounts set out in the following table:”
    One more reviewed finding on this topic
    • Published (with conditions) — County construction permit and plan-review fees, including residential and accessory structures and other building work.
      “A fee shall be assessed for plan reviews. The fee shall be in the amount of twenty percent of the permit fee, with a minimum fee of $50 and shall accompany the application, plans, and specifications that are filed for review pursuant to section 5-4-1. Plan review fees shall be assessed in addition to the permit fee.”
  • Permit processPublished (with conditions)

    Residential building-permit applications and associated electrical, plumbing, planning, engineering, and inspection review in Hawaii County.

    • Building permits are required for erecting, constructing, enlarging, altering, repairing, converting, moving, or demolishing a building or structure, subject to listed exceptions.
    • Applications accepted at the Hilo and Kona offices are reviewed by approving agencies; applicants do not route applications themselves.
    • Additional information or plan revisions may be required.
    • Work requiring a permit cannot begin until required permit placards are posted.
    • Inspection requests must be submitted 48 to 72 hours before the desired inspection.
    • Building, electrical, and plumbing inspections have specified timing requirements.
    • A building permit application may be blocked by pending land-use applications.

    inspection notice lead time: 48 to 72 hours · owner-builder building permit expiration: 5 years from issuance (subject to the stated suspension and approval rules)

    “Permit applications accepted at the Hilo and Kona office are reviewed by approving agencies. Individuals do not route their applications. Additional information and plan revision(s) may be required to address specific agency requirements, codes, ordinances and regulations.”

Hawaii rules that apply here

  • Owner-builder exemptionConditional

    Owners or lessees acting as their own general contractor for residential or farm buildings or structures for their own use, or for use by grandparents, parents, siblings, or children, in Hawaii County under Hawaii Revised Statutes Chapter 444.

    • The owner or lessee must register for the exemption under HRS § 444-9.1.
    • The building or structure may not be offered for sale or lease.
    • The exemption does not cover electrical or plumbing work that must be performed by licensed persons unless the owner or lessee holds the required Chapter 448E license.
    • The owner or lessee must supervise construction and hire appropriately licensed subcontractors for work requiring a license.
    • Electrical and plumbing work must be performed by appropriately licensed persons or entities.
    • Unlicensed workers must be treated as employees, with FICA and withholding taxes deducted and workers' compensation insurance provided.
    • Construction must comply with applicable laws, ordinances, building codes, and zoning regulations.
    • Required permit, contract, and payment records must be available for inspection during construction and retained for three years after completion.
    • Sale or lease within one year after completion is prima facie evidence that the work was undertaken for sale or lease, subject to statutory exceptions for employee transactions, permitted work valued below $10,000, and board-approved unforeseen hardship.
    • A person found to have violated the section may not engage in activities under the section or register under § 444-9.1 for three years.
    • The exemption does not apply to agricultural buildings, structures, or appurtenances that do not require a building permit or are exempt from the building code.

    record retention period: 3 years from completion (Records must be made available within seven business days upon department request.) · sale/lease presumption period: 1 year after completion (Statutory exceptions include employee sale or lease, permitted work valued below $10,000, and eligible unforeseen hardship.) · permitted-work valuation exception: < 10000 USD (Applies to the statutory one-year sale/lease presumption.) · violation registration bar: 3 years (Applies after a violation finding.)

    “This chapter shall not apply to owners or lessees of property who build or improve residential or farm buildings or structures on property for their own use, or for use by their grandparents, parents, siblings, or children, and who do not offer the buildings or structures for sale or lease”
    2 more reviewed findings on this topic
    • Conditional — Owners or lessees performing contractor-regulated construction or improvement of residential or farm buildings or structures on property they own or lease, for their own use or use by grandparents, parents, siblings, or children, including an owner-occupant's primary residence.
      “This chapter shall not apply to owners or lessees of property who build or improve residential or farm buildings or structures on property for their own use, or for use by their grandparents, parents, siblings, or children, and who do not offer the buildings or structures for sale or lease; provided that: (1) To qualify for an exemption under this section, the owner or lessee shall register for the exemption as provided in section 444-9.1;”
    • Conditional — Statewide owner-builder projects where the applicable county requires a building permit, including an owner's primary residence.
      “A homeowner with an “owner-builder” permit is treated as the general contractor for the project and, as such, is responsible for ensuring the project meets county building codes, and complies with the permitting process, including having the project inspected by a county building inspector.”
  • Building code adoptedAdopted

    The Hawaii state building codes applicable to all construction statewide, including residential construction in unincorporated areas.

    • The codes are based on the state fire code, Uniform Plumbing Code, International Building Code, International Residential Code, International Energy Conservation Code, National Electrical Code, specified Hawaii design standards, and nationally published code provisions including residential, hurricane-resistant, flood, tsunami, existing-building, and onsite-sewage-disposal provisions.
    • County governing bodies must amend, adopt, and update the Hawaii state building codes for their respective jurisdictions and incorporate the standards listed in HRS §107-25 into county building-code ordinances no later than two years after adoption of the Hawaii state building codes.
    • If a county does not amend the Hawaii state building codes within the two-year period, the Hawaii state building codes become applicable as an interim county building code.

    county adoption deadline: 2 years after adoption of Hawaii state building codes

    “There is established the Hawaii state building codes applicable to all construction in the State of Hawaii.”
  • Living in an RVLimited

    Use of an RV or other vehicle for human habitation while parked on a roadway, street, highway, or other public property between 6:00 p.m. and 6:00 a.m., and use while parked on private property without authorization for both parking and habitation.

    • The prohibition applies between 6:00 p.m. and 6:00 a.m. on roadways, streets, highways, and other public property.
    • On private property, authorization of both the owner or occupant for parking the vehicle and its use for human habitation is required.
    • Human habitation includes use as a dwelling place, living abode, or sleeping place.
    • The prohibition does not apply in parks, camps, and other recreational areas when the use complies with applicable law and rules and regulations.
    • The prohibition does not apply under emergency conditions in the interest of vehicular safety.

    prohibited hours on public property: 6:00 p.m. to 6:00 a.m.

    “No person shall use any vehicle for purposes of human habitation [...] between the hours of 6:00 p.m. and 6:00 a.m.”
    One more reviewed finding on this topic
  • Who permits septicState

    Individual wastewater systems, including septic systems, throughout Hawaii County.

    • The State of Hawaii Department of Health Wastewater Branch administers statewide engineering functions for individual wastewater systems.
    • The Wastewater Branch jurisdiction does not extend to properties serviced by sewer; county departments or private sewer providers handle those properties.
    “The Wastewater Branch administers the statewide engineering functions relating to water pollution control, municipal and private wastewater treatment works, individual wastewater systems and the Clean Water State Revolving fund.”
    One more reviewed finding on this topic
    • State — Statewide administration of individual wastewater systems, including septic systems, in Hawaii.
      “The Wastewater Branch administers the statewide engineering functions relating to water pollution control, municipal and private wastewater treatment works, individual wastewater systems and the Clean Water State Revolving fund.”
  • Septic permitLimited

    Construction or modification of an individual wastewater system, including septic tanks, statewide.

    • Construction, modification of construction, or modification of use requires approval of the director before work proceeds.
    • Individual wastewater systems are not required under HAR Chapter 11-62 subchapter 5 to obtain permit coverage, but they remain subject to the separate construction-approval process.
    • The application must include an engineer certification and certification that a final inspection report will be submitted.
    • A new individual wastewater system application filing fee is $100; an addition or modification to an approved or existing system is $25.

    new individual wastewater system filing fee: 100 USD · addition or modification filing fee: 25 USD

    “No person shall construct, modify the construction of, or modify the use of a wastewater system without the approval of the director.”
    One more reviewed finding on this topic
    • Required — Construction of a new individual wastewater system or modification of an existing individual wastewater system in Hawaii County.
      “The application to construct a new individual wastewater system or to modify an existing individual wastewater system shall be made by the applicant on forms furnished by the director. [...] Every applicant for an individual wastewater system shall pay a filing fee in accordance with the schedule of this subsection.”
  • Septic inspectionRequired

    Individual wastewater systems in Hawaii County before approval for use.

    • The engineer must furnish a final inspection report within 30 days after construction is complete.
    • The report must certify construction according to approved plans and include an as-built plan.
    • The director may inspect the system or site at any time before approving the system and may require advance notice of the engineer's inspection.
    • No person may use the system until the director authorizes it in writing.

    final inspection report deadline: 30 days after completion of construction

    “The engineer furnishes a final inspection report to the director within thirty days after the completion of the construction which provides the following information:”
    One more reviewed finding on this topic
  • Off-grid sanitationLimited

    On-site sanitation using an individual wastewater system, including septic tanks, aerobic treatment units, approved passive aerobic systems, bioreactor gardens, composting toilets, or incinerator toilets in Hawaii County.

    • The State lists approved IWS treatment equipment, but composting and incinerator toilets treat only toilet waste; shower and kitchen wastewater still requires treatment and disposal.
    • No person may use an IWS until authorized in writing by the director.
    • A licensed engineer must submit plans for review and approval.
    • The system must satisfy applicable construction, inspection, operation, and maintenance requirements.
    “Approved IWS treatment equipment are: septic tank, aerobic treatment unit, passive aerobic systems that still require a septic tank (i.e., Eljen, Presby), bioreactor garden (i.e., Ridge to Reefs), composting toilets and incinerator toilets. Composting toilets and incinerator toilets only treat toilet waste, shower and kitchen wastewater still requires treatment and disposal.”
  • Well permitRequired

    Construction, modification, or sealing of water, production, exploratory, and monitor wells statewide.

    • The Commission on Water Resource Management administers the well construction permit requirement for water, production, exploratory, and monitor wells.
    • Injection wells instead require a State Department of Health permit.
    • Geothermal wells require a Department of Land and Natural Resources, Engineering Division permit.
    • Temporary test borings and test-boring sealings do not require a permit; permanent test borings for long-term monitoring are treated as monitoring wells and require a Commission permit.
    • Well construction, modification, or sealing work must be performed by a C-57 licensed well driller; pump installation work may be performed by a C-57, C-57a, or A-licensed contractor.

    well driller license: C-57 · pump installer license: C-57, C-57a, or A

    “In the State of Hawaii, work on water wells, production wells, exploratory wells and monitor wells requires a well construction permit from the Commission; work on injection wells requires a permit from the State Department of Health; and work on geothermal wells requires a permit from the Department of Land and Natural Resources, Engineering Division.”
    One more reviewed finding on this topic
    • Required — Construction of a well or installation of pumps and pumping equipment in Hawaii County.
      “No well construction and no installation of pumps and pumping equipment shall commence without appropriate permit from the commission. An application for a permit for well construction shall be required for all areas of the State including water management areas and shall be made by the well driller who will construct the well. An application for a permit for installation of a pump and pumping equipment shall be made by the pump installation contractor who will install the pump and pumping equipment.”
  • Mandatory utility hookupSewer (with conditions)

    Buildings and places of assembly generating wastewater or having plumbing fixtures capable of conveying wastewater, statewide.

    • All such buildings must connect to a wastewater system.
    • If located within or near an available public sewer system, as determined by the director, the building or place of assembly must connect to the public sewer.
    • The rule does not establish a universal numeric distance for the 'within or near' test.
    “All buildings and places of assembly generating wastewater or with toilets, sinks, drains, or other plumbing fixtures capable of conveying wastewater and located within or near an available public sewer system as determined by the director, shall connect to the public sewer.”
  • county zoning authorityGeneral

    Hawaii counties' zoning authority over lands outside forest reserve boundaries, including unincorporated county areas.

    • The authority applies to lands not contained within forest reserve boundaries established on January 31, 1957, or as subsequently amended.
    • Zoning must be accomplished within the framework of a long-range, comprehensive general plan.
    • The zoning power must be exercised by ordinance.
    • The statute identifies authority over agricultural, forestry, industrial, trade, business, residential, watercourse, special-restriction, building-location, height, bulk, setback, density, lot-coverage, open-space, lot-size, and use-duration matters.
    • The powers are to be liberally construed in favor of the county, subject to forest and water reserve limitations and the exceptions in HRS §46-4(c), (d), (g), and §46-4.8.
    “The zoning power granted in this section shall be exercised by ordinance, which may relate to:”
    One more reviewed finding on this topic
    • General — Hawaii counties adopting and enforcing zoning ordinances for lands within county jurisdiction, including unincorporated areas, subject to statutory exclusions and planning requirements.
      “The zoning power granted in this section shall be exercised by ordinance, which may relate to:”
  • county building authorityGeneral

    County authority statewide to enact and enforce building-related ordinances, including residential construction permitting and inspection measures, and to adopt, amend, and update county building-code ordinances within each county's jurisdiction.

    • County ordinance authority is subject to general law and may not be inconsistent with, or tend to defeat, a state statute whose text shows an express or implied intent to be exclusive or uniform statewide.
    • Each county must amend, adopt, and update the Hawaii state building codes as they apply within its respective jurisdiction, in accordance with HRS §46-1.5(13), without council approval.
    • Each county must adopt the HRS §107-25 codes and standards as referenced codes and standards for its county building-code ordinance no later than two years after adoption of the Hawaii state building codes.
    • If a county does not amend the Hawaii state building codes within the two-year period, the Hawaii state building codes become applicable as an interim county building code.
    • The statewide codes apply to all construction and include the International Residential Code.

    county adoption deadline after adoption of Hawaii state building codes: 2 years (If the county does not amend the Hawaii state building codes within this period, they become an interim county building code.)

    “The governing body of each county shall amend, adopt, and update the Hawaii state building codes as they apply within their respective jurisdiction, in accordance with section 46-1.5(13), without approval of the council. Each county shall amend and adopt the Hawaii state building codes and standards listed in section 107-25, as the referenced Hawaii state building codes and standards for its respective county building code ordinance, no later than two years after the adoption of the Hawaii state building codes.”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission — ask the county directly.

  • Minimum dwelling size — Minimum floor area for dwellings in Hawaii County zoning districts

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Living off-grid in Hawaii County, Hawaii

Is Hawaii County a good place to live off-grid or homestead?

Hawaii County scores 58/100 on the Bolthole Index, a solid county profile. Its strengths: sparse surroundings — about 21,645 people within 15 miles and higher long-term carry cost. Watch-outs: elevated current hazard exposure and a weaker property-autonomy legal backdrop.

Do you need a building permit in Hawaii County, Hawaii?

Hawaii County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Hawaii State Department of Health, Wastewater Branch. Owner-builders may act as their own contractor to build their home. These answers are quoted from official sources and independently re-checked. Rules change and cities within the county differ — always confirm with the county before you buy or build.

Can you live in an RV or tiny home on your land in Hawaii County?

Living in an RV on your own land in Hawaii County is limited to specific cases: Statewide rule. Use of an RV or other vehicle for human habitation while parked on a roadway, street, highway, or other public property between 6:00 p.m. and 6:00 a.m., and use while parked on private property without authorization for both parking and habitation. The prohibition applies between 6:00 p.m. and 6:00 a.m. on roadways, streets, highways, and other public property. On private property, authorization of both the owner or occupant for parking the vehicle and its use for human habitation is required. A tiny home is allowed. Confirm with the county before relying on it.

How much does land cost in Hawaii County, Hawaii?

Land in Hawaii County runs about $8,886 per acre, based on the latest county data.

What is the water situation in Hawaii County?

Water data for Hawaii County is limited.

How remote is Hawaii County?

A typical private-land location has about 21,645 people within 15 miles and 333,246 within 100 miles. These radius catchments are the published fallback where road routing is unavailable.

How Hawaii compares in Hawaii

Compare side-by-side →See all 5 Hawaii counties ranked →