Bolthole Index

Kalawao County, Hawaii

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

36Index Score / 100
#5 of 5 in Hawaii

Kalawao County, Hawaii has no conventional county building department: the Hawaiʻi Department of Health handles building permits, planning and land-use zoning on Department of Hawaiian Home Lands (DHHL) and Department of Land and Natural Resources (DLNR) land.12 Septic permits come from the state Department of Health Wastewater Branch, not from a county office.3 Much of the county is also subject to Kalaupapa National Historical Park rules, so ordinary rural development assumptions are a poor fit.4

At a glance

Building permit
DOH handles construction permitting on DHHL and DLNR land1
Zoning
DOH handles land-use zoning on DHHL and DLNR land2
Septic
State DOH approval is required before constructing or modifying a system5
RV living
Park overnight occupancy requires a Superintendent's permit outside a residence or guest quarters4
Tiny home
No Kalawao-specific occupancy rule confirmed; ask DOH before relying on the use6
Owner-builder
A conditional state contractor-licensing exemption is available after registration7
Water well
A state well-construction permit is generally required8

Who to call

Building permits

Hawaiʻi Department of Health

Planning, land-use zoning, construction permitting and coastal-zone management on DHHL and DLNR land in Kalawao County

Septic permits

Hawaiʻi Department of Health Wastewater Branch

Statewide individual wastewater system engineering and approvals

(808) 586-4294

2827 Waimano Home Road, Ste 207 Pearl City, Hawaii 96782

Also useful

Kalaupapa National Historical Park

Questions about National Park Service land and park requirements

808 567-6802

P.O. Box 2222 7 Puahi Street Kalaupapa, HI 96742

Contact details are copied from each office’s official page and were checked against it on October 9, 2026.

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Going off-grid in Kalawao County means bringing your own water and power. The kit we’d start with:

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

Treat construction in Kalawao County as a special state-administered process, not as a typical county permit-counter transaction.9 The Hawaiʻi Department of Health is responsible for construction permitting on both DHHL and DLNR land in the county.1 The Hawaiʻi state building codes apply to all construction in Hawaii, including Kalawao County, but we could not confirm an inspection schedule or certificate of occupancy rule for the county.10 Ask DOH to identify the approval path, applicable code, inspections and any occupancy approval for the exact parcel before commissioning plans.11 A qualifying owner or lessee may register for the state owner-builder contractor-licensing exemption, but must supervise the work, use licensed trades where required, keep specified records and comply with permits, codes and zoning.7

Who issues building permits, zoning approval and septic permits in Kalawao County?

Kalawao County has no conventional building department identified in the available official material; the Hawaiʻi Department of Health is the first stop for planning, zoning and construction permitting on DHHL and DLNR land.9 The DOH Kalaupapa responsibilities page assigns those functions to the department but does not publish application steps, review times, required documents or construction-permit fees.12 Use the DOH responsibility page to begin parcel-specific coordination.11 For an individual wastewater system, contact the Hawaiʻi Department of Health Wastewater Branch at its Pearl City office.13 For National Park Service land or park restrictions, contact Kalaupapa National Historical Park in Kalaupapa.14

Does Kalawao County have zoning?

Yes, but the practical answer depends on the land manager and parcel: DOH handles planning and land-use zoning on DHHL and DLNR land.2 Hawaii also places all land into urban, rural, agricultural or conservation state land-use districts.15 The available Kalawao sources do not publish a county zoning map, permitted-use table, setback schedule, height limit, lot-coverage limit or minimum dwelling size, so ask DOH for a written parcel determination.11 State rural-district rules generally use one dwelling per one-half acre, subject to exceptions, while agricultural minimums are set locally subject to a one-acre state floor and statutory exceptions.1617 Those statewide baselines do not establish that a particular Kalawao parcel can be subdivided or developed.2

How do septic permits work in Kalawao County?

The Hawaiʻi Department of Health Wastewater Branch, a state office, administers individual wastewater system approvals statewide, including in Kalawao County; there is no county septic office.3 No person may construct, modify or change the use of a wastewater system without the director's approval, and the application must carry an engineer's certification.18 The filing fee is $100 for a new individual wastewater system and $25 for an addition or modification.18 The engineer must submit a final inspection report within 30 days after construction is complete, and the Wastewater Branch issues approval to use only after that report arrives without unresolved discrepancies.19 On the ground, the county's responsibility table lists the National Park Service for repair, maintenance and upgrades of cesspools and septic systems, so ask Kalaupapa National Historical Park who services a system on your parcel.3 Only about 5.4% of mapped soils lack severe limitations for a conventional drain field, so budget for careful site evaluation.20 Composting and incinerator toilets address toilet waste only; kitchen and shower wastewater still requires treatment and disposal.21

Can you live in an RV or tiny home in Kalawao County?

Do not assume an RV can serve as a residence in Kalawao County.4 Within the park, camping or any overnight stay away from a residence or guest quarters requires a Superintendent's permit, and camping includes tents, prepared bedding, vehicles, motor homes, trailers and vessels used for apparent overnight occupancy.22 Overnight backcountry use is allowed only under a research permit or other special-use permit from the Superintendent.22 State law also bars vehicle habitation on public property from 6:00 p.m. to 6:00 a.m. and requires the owner or occupant's authorization for both parking and habitation on private property.23 We could not confirm a Kalawao-specific tiny-home occupancy rule or minimum dwelling size; ask DOH to confirm the proposed structure and use.6

Building a home in Kalawao County: what are the steps?

  1. Identify whether the parcel is DHHL land, DLNR land or National Park Service-administered land, because authority and permissible work depend on the parcel.12
  1. Ask DOH for a written determination covering land use, construction approval, applicable code, inspections and occupancy requirements.11
  1. Have the Wastewater Branch confirm whether sewer service is available or an individual wastewater system approval is needed.24
  1. Obtain the director's approval before constructing or modifying an individual wastewater system, and plan for the engineer's final inspection report within 30 days of completion.1819
  1. If using the owner-builder exemption, register, supervise the work and retain licensed trades where required.7
  1. Review construction-stormwater coverage before clearing or grading: the crop-growing exemption does not cover agricultural buildings or roads disturbing one acre or more, and a smaller project can be covered when it is part of a larger plan that ultimately reaches that threshold.25
  1. If access work enters a state highway right-of-way, secure HDOT approval before work begins.26
  1. Confirm any separate park permission with Kalaupapa National Historical Park before mobilizing.14

What should you check before buying land in Kalawao County?

Start with ownership and management status, because Kalawao's DOH, DHHL, DLNR and National Park Service roles make parcel control more important than a generic county label.12 Confirm legal access, allowed use, zoning, buildability and the approval sequence in writing with DOH.11 Confirm drinking-water availability rather than assuming a new connection: NPS is assigned drinking-water provision and system maintenance, but the published responsibility table does not promise a new private connection.27 Have an engineer evaluate wastewater feasibility because only about 5.4% of mapped soils lack severe limits for a conventional drain field.20 If a new well is contemplated, the Commission on Water Resource Management generally requires a well-construction permit and licensed drilling work.8 Ask DOH about floodplain review, setbacks, minimum parcel size and construction fees because Kalawao-specific standards for those items could not be confirmed.11

Watch-outs

  • Temporary camping, including apparent overnight occupancy in a motor home or trailer, requires a Superintendent's permit when it is outside a residence or guest quarters in the park.22
  • A composting or incinerator toilet does not solve disposal of kitchen and shower wastewater.21
  • The owner-builder exemption does not allow a building to be offered for sale or lease, and a sale or lease soon after completion can trigger the statute's presumption unless an exception applies.7
  • Kalawao-specific setbacks, building height, lot coverage, minimum dwelling size, floodplain procedure and construction-permit fees remain unconfirmed; request a parcel-specific answer from DOH.11

Sources

  1. health.hawaii.gov, quoted and re-checked
  2. health.hawaii.gov, quoted and re-checked
  3. Chapter 11-62, Hawaii Administrative Rules (Unofficial) – Wastewater Branch, quoted and re-checked
  4. Kalaupapa Updates, quoted and re-checked
  5. Chapter 11-62, Hawaii Administrative Rules (Unofficial) – Wastewater Branch (Hawaii statewide rule), quoted and re-checked
  6. Hawaii DOH - Kalaupapa Important Information (2026 county census)
  7. HRS §444-2.5 Owner-builder exemption, quoted and re-checked
  8. Hawaii Well Construction and Pump Installation Standards (Hawaii statewide rule), quoted and re-checked
  9. Hawaii DOH - Kalaupapa Important Information (2026 county census)
  10. HRS §107-25 Hawaii state building codes; requirements, quoted and re-checked
  11. Hawaiʻi Department of Health (health.hawaii.gov)
  12. health.hawaii.gov, quoted and re-checked
  13. Hawaiʻi Department of Health Wastewater Branch (health.hawaii.gov)
  14. Kalaupapa National Historical Park (nps.gov)
  15. Hawaii Revised Statutes § 205-2, Districting and classification of lands (Hawaii statewide rule), quoted and re-checked
  16. HRS §205-2 Districting and classification of lands (Hawaii statewide rule), quoted and re-checked
  17. Hawaii Revised Statutes §205-5, Zoning (Hawaii statewide rule), quoted and re-checked
  18. Chapter 11-62, Hawaii Administrative Rules (Unofficial) – Wastewater Branch, quoted and re-checked
  19. Chapter 11-62, Hawaii Administrative Rules (Unofficial) – Wastewater Branch, quoted and re-checked
  20. 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
  21. Individual Wastewater Systems – Wastewater Branch, quoted and re-checked
  22. Kalaupapa Updates, quoted and re-checked
  23. §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
  24. Chapter 11-62, Hawaii Administrative Rules (Unofficial) – Wastewater Branch (Hawaii statewide rule), quoted and re-checked
  25. NPDES General Permits, quoted and re-checked
  26. Guide to Permits – Highways (Hawaii statewide rule), quoted and re-checked
  27. Important Information | Kalaupapa Updates, quoted and re-checked

Written October 9, 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

Unlike all 4 of its neighbors, Kalawao County requires a building permit only in limited cases.

RuleKalawao CountyMaui CountyHonolulu CountyHawaii CountyKauai County
Building permitLimitedRequiredRequiredRequiredRequired
County zoningYesYesYesYesYes
Septic permitsHI Dept. of HealthHI State Dept. of HealthHI State Dept. of HealthHI State Dept. of HealthHI State Dept. of Health

County locator

Kalawao County in Hawaii

36
County map
Kalawao County highlighted among the Hawaii counties · colored by Index score

How Kalawao County scores

Seclusion7382% ev.
Self-Sufficiency1254% ev.
Admin Boringness55100% ev.
Durability4993% ev.
Property Autonomy41100% ev.
Carry Cost4894% ev.

Evidence strength: 83%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$859kTypical home
$12,084Land / acre
5.9% of yrsSevere drought
0 / yr (+0)Mid-century 100°F days
1.05×Wildfire change factor
80%Forward climate coverage
state median fallbackInsurance basis
8,017Radius comparison (15 mi)
6.8People / sq mi
0.3%Federal land
39.1%Land at 15% slope or less
5.4%Soils rated "not limited" for septic (strict USDA rating)
386 acWorkable land screen
58.3%Wooded land

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Answers from the rulebook for Kalawao County

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

Kalawao County rules

  • Building permitLimited

    Planning, land-use zoning, construction permitting, and coastal-zone management on DHHL and DLNR land within Kalawao County.

    • The official DOH page assigns construction permitting on DHHL land to DOH.
    • The official DOH page assigns construction permitting on DLNR land to DOH.
    • The claim is limited to the identified DHHL and DLNR land areas, not a general county building-permit ordinance.
    “Planning, Land Use Zoning, Construction Permitting, and Coastal Zone Management on DHHL land | DOH”
    One more reviewed finding on this topic
    • Limited — Construction permitting for projects on Department of Hawaiian Home Lands and Department of Land and Natural Resources land within Kalawao County/Kalaupapa.
      “Planning, Land Use Zoning, Construction Permitting, and Coastal Zone Management on DHHL land | DOH Planning, Land Use Zoning, Construction Permitting, and Coastal Zone Management on DLNR land | DOH”
  • County-wide zoningPresent (with conditions)

    Land-use zoning in Kalawao County on Department of Hawaiian Home Lands (DHHL) and Department of Land and Natural Resources (DLNR) land.

    • The official Department of Health page assigns planning, land-use zoning, construction permitting, and coastal-zone management on DHHL land to DOH.
    • The official Department of Health page assigns the same responsibilities on DLNR land to DOH.
    • The source does not establish a single conventional county zoning ordinance applicable to every parcel; land ownership and applicable federal, state, and park controls remain relevant.
    “Planning, Land Use Zoning, Construction Permitting, and Coastal Zone Management on DHHL land | DOH Planning, Land Use Zoning, Construction Permitting, and Coastal Zone Management on DLNR land | DOH”
  • Local zoningPresent (with conditions)

    Planning and land-use zoning on DHHL- and DLNR-owned land within Kalawao County.

    • The official source identifies the Hawaiʻi Department of Health as responsible for planning, land-use zoning, construction permitting, and coastal-zone management on DHHL land.
    • The official source separately identifies the Hawaiʻi Department of Health as responsible for planning, land-use zoning, construction permitting, and coastal-zone management on DLNR land.
    • The claim does not establish that DOH administers identical zoning controls on NPS-owned, DOT-controlled, or other parcels.
    “Planning, Land Use Zoning, Construction Permitting, and Coastal Zone Management on DHHL land | DOH Planning, Land Use Zoning, Construction Permitting, and Coastal Zone Management on DLNR land | DOH”
    4 more reviewed findings on this topic
    • Present (with conditions) — Local land-use zoning for parcels on DHHL or DLNR land within Kalawao County.
      “Planning, Land Use Zoning, Construction Permitting, and Coastal Zone Management on DHHL land | DOH Planning, Land Use Zoning, Construction Permitting, and Coastal Zone Management on DLNR land | DOH”
    • Present (with conditions) — DHHL land within Kalawao County.
      “Planning, Land Use Zoning, Construction Permitting, and Coastal Zone Management on DHHL land | DOH”
    • Present (with conditions) — DLNR land within Kalawao County.
      “Planning, Land Use Zoning, Construction Permitting, and Coastal Zone Management on DLNR land | DOH”
    • Present (with conditions) — DHHL and DLNR parcels within Kalawao County where DOH is assigned responsibility for planning, land-use zoning, construction permitting, and coastal-zone management.
      “Planning, Land Use Zoning [...] on DHHL land | DOH Planning, Land Use Zoning [...] on DLNR land | DOH”
  • Living in an RVLimited

    Occupancy of a motor home or trailer for apparent overnight occupancy within Kalawao County, whose boundaries match Kalaupapa National Historical Park.

    • Camping or overnight stay not at a residence or guest quarters is prohibited unless pursuant to a permit issued by the Superintendent of the Park.
    • The NPS definition of camping includes parking of a motor vehicle, motor home or trailer for the apparent purpose of overnight occupancy.
    • The rule applies to lands and waters administered by the National Park Service within the Park.
    • The park-specific rule cites 36 C.F.R. § 2.10.
    • The source states that the Park borders exactly match Kalawao County.
    “Camping: Camping or any overnight stay not at a residence or guest quarters is prohibited within the Park except pursuant to a permit issued by the Superintendent of the Park. Camping is defined as the erecting of a tent or shelter of natural or synthetic material, preparing a sleeping bag or other bedding material for use, parking of a motor vehicle, motor home or trailer, or mooring of a vessel for the apparent purpose of overnight occupancy. (36 C.F.R. § 2.10)”
  • Camping on your landLimited

    Temporary camping or overnight stays within Kalawao County, whose boundaries match Kalaupapa National Historical Park.

    • Camping or any overnight stay not at a residence or guest quarters is prohibited unless pursuant to a permit issued by the Superintendent of the Park.
    • Camping includes erecting a tent or shelter, preparing bedding, parking a motor vehicle, motor home or trailer for apparent overnight occupancy, or mooring a vessel for apparent overnight occupancy.
    • Camping and overnight backcountry use is prohibited unless allowed under a research permit or other special use permit issued by the Superintendent of the Park.
    • The rule applies to lands and waters administered by the National Park Service within the Park.
    • The park-specific rule cites 36 C.F.R. § 2.10.
    • The source states that the Park borders exactly match Kalawao County.
    “Camping: Camping or any overnight stay not at a residence or guest quarters is prohibited within the Park except pursuant to a permit issued by the Superintendent of the Park.”
  • Mandatory utility hookupConditional

    Water and wastewater utility service and system maintenance in Kalaupapa Settlement and Kalawao County.

    • The official Kalaupapa responsibilities table identifies provision and maintenance responsibilities, but does not state a general right or application process for a new private utility connection.
    • Drinking-water provision and system maintenance are assigned to NPS.
    • Repair, maintenance, and upgrades of cesspools and septic systems are assigned to NPS; DOH identifies and closes or converts historic smaller-capacity cesspools.
    “Drinking Water Provision and System Maintenance | NPS”
  • Permit processPartial

    Planning, land-use zoning, construction permitting, and coastal-zone management on Department of Hawaiian Home Lands and Department of Land and Natural Resources land within Kalawao County.

    • The official page assigns responsibility to the Hawaiʻi Department of Health for DHHL land and DLNR land.
    • The source does not publish application steps, review times, required documents, or fees for these construction permits.
    “Planning, Land Use Zoning, Construction Permitting, and Coastal Zone Management on DHHL land | DOH Planning, Land Use Zoning, Construction Permitting, and Coastal Zone Management on DLNR land | DOH”

Hawaii rules that apply here

  • Owner-builder exemptionAvailable (with conditions)

    Owners or lessees undertaking qualifying residential or farm construction or improvements for their own use, or for use by grandparents, parents, siblings, or children, including qualifying activity in Kalawao County.

    • 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 applicable chapter 448E license.
    • The owner or lessee must supervise construction.
    • Required subcontractors must be appropriately licensed.
    • The owner or lessee must ensure electrical and plumbing work is performed by appropriately licensed persons or entities.
    • Federal Insurance Contributions Act and withholding taxes must be deducted and workers' compensation provided for unlicensed workers treated as employees.
    • Construction must comply with all applicable laws, ordinances, building codes, and zoning regulations.
    • The owner or lessee must maintain specified records during construction and for three years after completion and make them available for inspection on request.
    • Sale or lease within one year after completion creates prima facie evidence of construction for sale or lease, subject to statutory exceptions for certain employee housing, approved permits under $10,000, and eligible unforeseen hardship.
    • Completion is defined as the date of final inspection approval by the county.
    • 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 after completion: 3 years · presumption period for sale or lease: 1 year after completion (Statutory exceptions include certain employee housing, approved permits with valuation below $10,000, and eligible unforeseen hardship.)

    “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:”
    3 more reviewed findings on this topic
    • Conditional — Owners or lessees constructing or improving residential or farm buildings or structures for their own use, or for use by grandparents, parents, siblings, or children, including work in Kalawao County when the state licensing exemption applies.
      “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 — 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

    All construction in Hawaii, including construction within Kalawao County, subject to the special Kalawao governance and permitting arrangements.

    • The Hawaii state building codes are based on the state fire code, Uniform Plumbing Code, International Building Code, International Residential Code, International Energy Conservation Code, National Electrical Code, and specified Hawaii design and nationally published code provisions.
    • Kalawao County is under the jurisdiction and control of the Hawaii Department of Health.
    • The official DOH Kalaupapa page assigns planning, land-use zoning, construction permitting, and coastal-zone management on DHHL and DLNR land to DOH.

    geographic applicability: all construction in the State of Hawaii

    “There is established the Hawaii state building codes applicable to all construction in the State of Hawaii.”
    3 more reviewed findings on this topic
    • Adopted — Construction in Kalawao County, as part of construction in the State of Hawaii.
      “There is established the Hawaii state building codes applicable to all construction in the State of Hawaii. The Hawaii state building codes shall be based upon:”
    • Adopted (with conditions) — All construction in Hawaii, including construction in Kalawao County, subject to the state building-code framework.
      “There is established the Hawaii state building codes applicable to all construction in the State of Hawaii.”
    • Adopted — The Hawaii state building codes applicable to all construction statewide, including residential construction in unincorporated areas.
      “There is established the Hawaii state building codes applicable to all construction in the State of Hawaii.”
  • InspectionsRequired

    A Hawaii owner-builder project conducted under an owner-builder permit.

    • The homeowner is treated as the general contractor and is responsible for compliance with county building codes and the permitting process.
    • The project must be inspected by a county building inspector and pass applicable building codes and inspections.
    • The owner-builder must supervise construction and ensure subcontractors are properly licensed.
    “including having the project inspected by a county building inspector.”
  • Certificate of occupancyRequired

    Single-family and multifamily housing projects using the statewide expedited-permit process under Act 295; the county must issue a certificate of occupancy after completion when the statutory certification and compliance conditions are met.

    • The expedited-permit process applies to eligible single-family and multifamily housing permit applications in each county.
    • The licensed professional must certify in writing to the county upon completion that a certificate of occupancy is warranted, that all laws, rules, ordinances, and conditions governing permitted construction have been met, and provide necessary as-built drawings consistent with county requirements.
    • The county issues the certificate and may note that it was approved by the licensed professional under an expedited-permit agreement rather than by a county official.
    • Each county may adopt chapter 91 rules and charge necessary fees, including rules defining the 60-business-day period.
    • Act 295 takes effect July 1, 2026 and is repealed June 30, 2031.
    • Issuance of the certificate does not limit or repeal county enforcement powers.

    effective date: 2026-07-01 · repeal date: 2031-06-30 · certificate issuance: required after qualifying expedited construction completion (Licensed professional certification and statutory compliance required.)

    “Upon completion of construction, the licensed professional shall certify in writing to the county that a certificate of occupancy is warranted and all laws, rules, ordinances, and conditions governing permitted construction have been met, along with any necessary as-built drawings consistent with the requirements of each county. The county shall issue the certificate to the applicant and may notate that the certificate is approved by the licensed professional under an agreement pursuant to an expedited permit, and not a county official.”
    2 more reviewed findings on this topic
  • Zoning districtsPublished (with conditions)

    Statewide Hawaii land-use classification under HRS chapter 205.

    • All Hawaii land is placed in one of four major state land-use districts: urban, rural, agricultural, or conservation.
    • Urban-district uses are governed by county ordinances or regulations.
    • Rural districts generally involve low-density residential lots with a minimum lot size of one-half acre, subject to statutory and county exceptions.
    • Agricultural and conservation districts have additional statutory purposes and permitted-use conditions.

    major state land-use districts: 4 districts · rural minimum lot size: >= 0.5 acre (Subject to statutory and county exceptions.)

    “There shall be four major land use districts in which all lands in the State shall be placed: urban, rural, agricultural, and conservation.”
  • Minimum lot sizeSpecified

    Agricultural districts statewide; the exact agricultural-district minimum is determined by each county through zoning ordinance, subdivision ordinance, or other lawful means, subject to the state one-acre floor and statutory exceptions.

    • Each county determines the agricultural-district minimum lot size by zoning ordinance, subdivision ordinance, or other lawful means.
    • The minimum lot size for any agricultural use shall not be less than one acre, except as provided in §205-5(b).
    • A county may allow smaller lots for consolidation and resubdivision when it finds unreasonable economic hardship cannot otherwise be prevented or land utilization is improved, but the consolidation and resubdivision may not increase the number of lots over the number existing before consolidation.
    • A lot equal to or exceeding one acre may not be reduced below one acre through the consolidation and resubdivision action.
    • A county may also allow smaller lots for plantation community subdivisions, public, private, and quasi-public utility purposes, and lots resulting from subdivision of abandoned roadways and railroad easements.

    minimum lot size for agricultural use: >= 1 acre (except as provided in section 205-5(b)) · lot-count change in consolidation and resubdivision: 0 additional lots (consolidation and resubdivision may not result in an increase in the number of lots over the number existing prior to consolidation)

    “determined by each county [...] shall not be less than one acre”
    3 more reviewed findings on this topic
    • Specified — Low-density residential uses in Hawaii rural districts.
      “minimum lot size for any low density residential use shall be one-half acre”
    • Specified — Lots used for agricultural purposes in Hawaii agricultural districts.
      “The minimum lot size in agricultural districts shall be determined by each county by zoning ordinance, subdivision ordinance, or other lawful means”
    • Specified — Residential lots in Hawaii rural land-use districts.
      “Rural districts shall include activities or uses as characterized by low density residential lots of not more than one dwelling house per one-half acre”
  • Accessory dwellingsAllowed (with conditions)

    Construction and residential use of accessory dwelling units on qualifying residentially zoned lots in Hawaii, subject to county ordinances and the statutory geographic and hazard exclusions.

    • Each county must adopt or amend accessory dwelling unit ordinances under HRS §46-4.8.
    • Except for the alternatives in subsections (c) and (d), county standards must allow at least two accessory dwelling units, or the reasonable equivalent, for residential use on all residentially zoned lots.
    • If a county uses the subsection (c) alternative, qualifying districts must be consistent with the county comprehensive general plan, reasonably distributed throughout the county's regional planning areas, and estimated to add development potential equivalent to half of the county's projected five-year demand stated in the 2019 Hawaii housing planning study.
    • The subsection (c)(2) alternative concerns districts within a reasonable walking distance of stations of a locally preferred alternative for a mass transit project and urban principal arterials situated within a primary urban area, urban core, or county equivalent identified by a county comprehensive general plan.
    • A county with a population of five hundred thousand or more must also address existing apartment or apartment mixed-use districts under subsection (d).
    • Accessory dwelling units remain subject to all development standards adopted by the respective county.
    • A county may deny permits when utility infrastructure is insufficient; after December 31, 2026, if a county has not adopted or amended zoning ordinances under this section, it may not deny an application for up to two accessory dwelling units solely because of the maximum number of housing units, but may deny based on infrastructure, design, or development standards.
    • The section does not apply outside the state urban district, to county powers within special management areas, or to urban-district areas the county deems at high risk of flooding, lava, or fire based on the most current federal or state data and maps.
    • The statutory definition of residentially zoned lot excludes county districts intended for rural, low density residential development and open space preservation.
    • The section does not create vested rights and does not preempt county authority to accept, review, approve, or deny permit applications.

    minimum accessory dwelling units or reasonable equivalent: >= 2 units per qualifying residentially zoned lot (Subject to HRS §46-4.8(c)-(d) alternatives and exclusions.) · county zoning ordinance deadline: 2026-12-31 (If the county has not adopted or amended zoning ordinances under HRS §46-4.8.)

    “Except as provided in subsections (c) and (d), each county shall adopt or amend ordinances [...] at least two accessory dwelling units”
    One more reviewed finding on this topic
    • Allowed (with conditions) — Accessory dwelling units for residential use on residentially zoned lots within Hawaii urban districts, subject to county implementation and applicable county development standards.
      “each county shall adopt or amend ordinances defining reasonable standards that allow for the construction of at least two accessory dwelling units”
  • Who permits septicState

    Individual wastewater systems, including septic systems, in Kalawao County under Hawaii statewide wastewater rules.

    • Kalawao-specific operational responsibility is divided: NPS is listed for repair, maintenance, and upgrades of cesspools and septic systems, while DOH is listed for identifying and closing or converting historic smaller-capacity cesspools.
    • The source's statewide rule page is an official Department of Health webpage presenting an unofficial compilation of Hawaii Administrative Rules.
    “The Wastewater Branch administers the statewide engineering functions relating to water pollution control”
    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 permitRequired

    Construction, modification of construction, or modification of use of an individual wastewater system, including septic systems, in Kalawao County.

    • Approval of the Hawaii Department of Health director is required before construction, modification, or modified use.
    • The application must be submitted on director-furnished forms and include the owner name, system location including map, plot plan, street address and tax map key, treatment/disposal type and size, and engineer certifications.
    • A filing fee applies: $100 for a new individual wastewater system, treatment unit, or disposal system; $25 for an addition or modification.
    • Individual wastewater systems are not required under HAR subchapter 5 to obtain permit coverage or register, but that exemption does not eliminate the separate approval-to-construct requirement.

    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
  • Septic inspectionRequired

    New or modified individual wastewater systems, including septic systems, before written approval to use.

    • The engineer must submit a final inspection report within thirty days after construction completion.
    • The report must certify construction and installation in accordance with approved plans and specifications, or identify accepted changes, and include an as-built plan.
    • The owner must resolve discrepancies recorded from inspections.
    • 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.
    • The Wastewater Branch will issue approval to use only when the required inspection report and contractor certification form are submitted without unresolved discrepancies.

    final inspection report submission deadline: 30 days after construction completion

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

    On-site or off-grid sanitation systems in Kalawao County, including septic, aerobic, composting, and incinerator toilet systems.

    • Hawaii DOH recognizes on-site individual wastewater systems, including septic tanks, aerobic treatment units, composting toilets, and incinerator toilets.
    • Composting and incinerator toilets treat only toilet waste; shower and kitchen wastewater still requires treatment and disposal.
    • Other individual wastewater systems, including natural systems, require case-by-case review and approval by the director.
    • A wastewater system may not be constructed, modified, or used without director approval, and use requires written authorization.
    “Composting toilets and incinerator toilets only treat toilet waste”
  • 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.”
  • Agricultural exemptionConditional

    Agricultural lands subdivided and leased for agricultural uses or activities permitted in HRS §205-4.5(a).

    • The principal use of the leased land must be agriculture.
    • No permanent or temporary dwellings or farm dwellings, including trailers and campers, may be constructed on the leased area.
    • Storage sheds, equipment sheds, and other structures appropriate to the agricultural activity carried on within the lot are not prohibited by the dwelling restriction.
    • Violations of the no-dwelling paragraph are subject to county enforcement authority and fines under §§46-4, 205-12, and 205-13.
    • The lease term must be at least as long as the greater of the county's minimum real-property-tax agricultural-dedication period or five years.
    • Lots created and leased under this section are legal lots of record for mortgage-lending purposes and are exempt from county subdivision standards.

    minimum lease term: greater of county minimum real property tax agricultural dedication period or five years · dwelling construction on leased area: false (storage sheds, equipment sheds, and other structures appropriate to the agricultural activity are not prohibited)

    “Lots created and leased pursuant to this section shall be legal lots of record for mortgage lending purposes and shall be exempt from county subdivision standards.”
    One more reviewed finding on this topic
    • Conditional — Hawaii NPDES construction-stormwater disturbed-area calculations, including projects in Kalawao County.
      “This exemption does not extend to the construction of buildings and roads of agricultural or agriculture-related operations that disturb one (1) acre or more.”
  • Subdividing landLimited

    Subdivision and leasing of agricultural lands for permitted agricultural uses under HRS §205-4.5(f).

    • The principal use of the leased land must be agriculture.
    • No permanent or temporary dwellings or farm dwellings, including trailers and campers, may be constructed on the leased area.
    • Storage sheds, equipment sheds, and other structures appropriate to the agricultural activity are not prohibited by this subsection.
    • Violations are subject to county enforcement authority and fines under HRS §§46-4, 205-12, and 205-13.
    • The lease term must be at least the greater of the county minimum real-property-tax agricultural-dedication period or five years.
    • Lots created and leased under this section are legal lots of record for mortgage lending purposes and are exempt from county subdivision standards.

    minimum lease term: >= 5 years (The term must instead be at least the greater of five years or the county agricultural-dedication period.)

    “Lots created and leased pursuant to this section shall be legal lots of record for mortgage lending purposes and shall be exempt from county subdivision standards.”
    3 more reviewed findings on this topic
    • Limited — Agricultural lands in Hawaii's agricultural district that are subdivided and leased for agricultural uses or activities; applicability to a particular Kalawao parcel depends on its state land-use classification, lease, and other controlling land-management rules.
      “Lots created and leased pursuant to this section shall be legal lots of record for mortgage lending purposes and shall be exempt from county subdivision standards.”
    • Regulated (with conditions) — Subdivision and leasing of agricultural lands for agricultural uses or activities permitted under HRS §205-4.5(a).
      “agricultural lands may be subdivided and leased for the agricultural uses or activities permitted in subsection (a); provided that:”
    • Regulated (with conditions) — Subdivision and lease of agricultural lands within Hawaii agricultural districts.
      “The lease term for a subdivided lot shall be for at least as long as the greater of:”
  • Driveway accessRequired

    Routine construction involving residential driveways within the State highway right-of-way in Hawaii

    • The rule applies to ground disturbance within the State highway right-of-way.
    • The applicant must obtain clearance signatures from various utility companies.
    • Two sets of scaled construction plans are required, including a location map, existing highway facilities, and a traffic control plan.
    • Insurance is required.
    • The fee schedule varies and the minimum fee is $10.00.
    • A bond is required with a minimum of $1,000.00.
    • Three sets of plans, preferably 11 x 17, are required.
    • The DOT Best Management Practices form must be completed for review by the DOT Environmental section.
    • A Lane Closure Form must be completed two weeks in advance if proposed work involves lane or shoulder closures.
    • In most cases, review and processing occur within one week, depending on the work and BMP form complexity.

    minimum fee: >= 10 USD (Fee schedule varies.) · minimum bond: >= 1000 USD · lane closure form lead time: 2 weeks (Required if proposed work involves lane or shoulder closures.)

    “Routine construction projects within the State highway right-of-way consisting of ground disturbance of any kind: a. Residential driveways;”
  • Building in a floodplainRequired

    Agricultural buildings, structures, appurtenances, and related development seeking the HRS §46-88 permit and code exemptions statewide in Hawaii

    • The exemption applies to nonresidential agricultural buildings, structures, and appurtenances and does not apply to dwellings or lodging units.
    • The property must be used primarily for agricultural or aquacultural operations and generally must be at least two contiguous acres, or at least one contiguous acre if located in a nonresidential agricultural or aquacultural park.
    • The owner or occupier must provide written notice to the appropriate county agency stating the size, type, and location of the proposed development.
    • No work may commence until the county agency determines that a building permit is not required for compliance with county, state, or federal floodplain management requirements under National Flood Insurance Program requirements.
    • The appropriate county agency must certify the development within thirty calendar days after receiving the written notice.
    • A final as-built written notice must be provided to the county agency within thirty calendar days of completion, occupancy, or use; failure may void the exemption at the county agency's discretion.
    • Electrical and plumbing permits are separately required before those systems are connected.
    • Wastewater disposal must comply with chapter 342D.
    • The exemption does not apply to development in the state land use urban district.
    • HRS §46-88 does not exempt new or existing agricultural development from county, state, or federal floodplain management requirements under National Flood Insurance Program requirements.
    • Failure to comply results in penalties consistent with county building department provisions.

    minimum contiguous acreage: >= 2 acres (One or more contiguous acres if located in a nonresidential agricultural or aquacultural park.) · county certification deadline: 30 calendar days (Measured from receipt of the owner's or occupier's written notice.) · final as-built notice deadline: 30 calendar days (Measured from completion, occupancy, or use.)

    “No work shall commence until the county agency has determined that a building permit for the proposed building”
  • Short-term rentalsLimited

    Short-term rental properties, defined by the Hawaii Department of Taxation as transient accommodations rented for fewer than 180 consecutive days, statewide in Hawaii

    • Operators must report rental income on the Hawaii individual income tax return.
    • Operators must register for GET and TAT licenses.
    • Operators must file periodic and annual/reconciliation GET returns using Forms G-45 and G-49.
    • Operators must file periodic and annual/reconciliation TAT returns using Forms TA-1 and TA-2.
    • Operators must pay GET on gross receipts and TAT on gross rental proceeds unless an exemption applies.
    • Each county imposes its own County TAT paid directly to the county.
    • Counties have their own short-term rental rules, including zoning, permits, and operational requirements; the applicable county office must be consulted for current compliance requirements.

    short-term rental duration: < 180 consecutive days (Rentals of 180 consecutive days or more are long-term rentals.)

    “rentals of less than 180 consecutive days [...] Counties also have their own short-term rental rules, including zoning, permits, and operational requirements.”
  • Permit feesVariable (with conditions)

    Routine construction projects, including residential driveways, involving ground disturbance within a Hawaii state highway right-of-way.

    • The fee schedule varies.
    • The minimum fee is $10.00.
    • A minimum bond of $1,000.00 is also required.

    permit fee: >= 10 USD (Fee schedule varies.) · bond: >= 1000 USD

    “(3) Fee schedule varies. Minimum fee is $10.00. (4) Bond. Minimum is $1,000.00.”
  • 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 — Dimensional minimum dwelling-size rules for new construction in Kalawao County, including DHHL land, DLNR land, and NPS-managed portions of the county.
  • Setbacks — Building and structure setbacks in Kalawao County.
  • Lot coverage — Lot-coverage limits for development in Kalawao County.
  • Building height — Building-height limits for new construction in Kalawao County.
  • Tiny homes — Occupancy of a tiny home as a dwelling in Kalawao County.
1 more unanswered
  • Manufactured homes

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 Kalawao County, Hawaii

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

Kalawao County scores 36/100 on the Bolthole Index, a marginal county profile. Its strengths: sparse surroundings — about 8,017 people within 15 miles. Watch-outs: its water supply and a weaker property-autonomy legal backdrop.

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

Kalawao County requires a building permit only in limited cases (such as floodplains or specific zones), and it enforces county zoning. Onsite septic is permitted by Hawaii Department of Health (Wastewater Branch; DOH has jurisdiction and control of Kalawao County). 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 Kalawao County?

Living in an RV on your own land in Kalawao 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. Confirm with the county before relying on it.

How much does land cost in Kalawao County, Hawaii?

Land in Kalawao County runs about $12,084 per acre, based on the latest county data.

What is the water situation in Kalawao County?

Water data for Kalawao County is limited.

How remote is Kalawao County?

A typical private-land location has about 8,017 people within 15 miles and 1,295,027 within 100 miles. These radius catchments are the published fallback where road routing is unavailable.

How Kalawao compares in Hawaii

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