Table of Contents
GENERAL INFORMATION
I am a landowner/architect/engineer/developer. Am I a lobbyist?
If you are a landowner/architect/engineer/developer who meets with councilmembers to discuss bills and/or resolutions, you may be required to register as a lobbyist. Please review the Ethics Commission’s Ethics Guidance for City Lobbyists Brochure. For more information, please contact the Ethics Commission regarding City Ethics laws.
BUILDING PERMITS
Is a Permit Required?
Do I need a building permit?
Building permits are required based on ROH Chapter 18.
This page provides general guidelines.
Do I need a building permit to do an addition?
Yes, per ROH Chapter 18 you will need a building permit if you are doing an addition.
Do I need a building permit to build a shed on a residential lot?
Per ROH Chapter 18, one-story detached buildings that are accessory to Group R-3 occupancies, used as storage, tools, playhouses or similar, and the aggregate floor area of such structures do not exceed 120 square feet, do not require a building permit.
Do I need a permit to build a wall?
Fences greater than 6 feet in height and walls greater than 30 inches in height require a building permit. Refer to ROH Chapter 18.
Do I need a permit to build a deck?
Yes, per ROH Chapter 18 you will need a building permit for a deck.
We would like to put up a tent at our upcoming community event. Do we need a temporary permit to do so? (What is a temporary permit?)
No person, firm or corporation shall erect any tent or similar structure which is to be used for commercial or religious purposes, such as rallies, festivals, amusements and sideshows, without first obtaining a temporary permit therefor from the building official. To secure such permit, plans and approvals may be required from the chief of the Fire Department, Board of Water Supply, State – Department of Health Sanitation, etc. Such permits for tents and similar structures shall be limited to a period of not more than 30 consecutive days unless regulated by the fire code and may be cancelled for cause by the building official or the fire department at any time before expiration of the time stated in the permit. Upon such cancellation or upon the expiration of the time stated therein the structure or structures shall be promptly removed. Such tent of canvas, plastic or similar material shall not be used as residence.
Do homes (dwellings) on Hawaiian Home Lands require building permits?
Yes, a building permit would be required, for renovations, alterations, additions or new structures. Please refer to ROH Chapter 18.
What are the building permit exemptions for houses on agriculture land?
The building permit exemptions for agriculture structures are established in HRS Section 46-88. Please be aware that such structures must be declared with the DPP, as explained on this page.
Do I need a permit for a Portable On Demand (POD) storage unit?
Yes, a street usage permit is required for any person and/or company performing any construction, maintenance, engineering survey or any and all other work on, adjacent to, above, below or near any City and County street or highway, which may temporarily obstruct any portion of a roadway or sidewalk. These permits are processed through the Department of Transportation Services (DTS), located on the 2nd floor of the Frank F. Fasi Municipal Building (650 South King Street).
Do I need a permit to replace my fire damaged electrical meter?
Yes, building permits are required based on ROH Chapter 18.
What are the parking requirements?
Please refer to Article 6 of the Land Use Ordinance for parking requirements.
In general, 1 parking space is required per 1,000 square feet for residential dwellings, and an additional space is required for Accessory Dwelling Units. In certain areas near future rail stations, parking is not required.
Residential Dwelling (Does Not Pertain to Townhome/Condo/Apartment)
How is the Floor Area Ratio (FAR) calculated?
Floor area ratio is the ratio of floor area to total area of the zoning lot expressed as a percent or decimal, as defined in Article 10 of the Land Use Ordinance. When rounding of numbers is necessary to determine floor area ratio, the nearest one-hundredth shall be used. Multiplying the permissible floor area ratio by the lot area of the zoning lot determines the maximum floor area permitted.
For residential homes, what are the required building setbacks?
In general, dwellings must be set back 10 feet from the front property line and 5 feet from the side and rear property lines. However, side and rear yards must be larger for floor area ratios exceeding 0.6. Please refer to Article 3 of the Land Use Ordinance for development standards.
How many electrical meters can I install on a dwelling unit?
No more than 1 electrical watt-hour meter shall be installed per legal dwelling unit.
Do I need to include a solar water heater on my new single family dwelling home?
Solar water heaters are required for all new single-family dwellings per Act 204. As such, provide the materials and methods (MM) number for the solar hot water panel that will be installed on the plans. Refer to the State Energy Office’s website for more information and if a variance can be obtained. If using a variance for your permit, provide the variance along with the plans.
How many bathrooms may I have on my lot?
See the chart in Land Use Ordinance Section 21-3.70-1(3)(D).
How many kitchens can I have in a single family dwelling?
Only one kitchen allowed per dwelling unit, according to the definition of “dwelling unit” in Article 10 of the Land Use Ordinance.
What is a wet bar?
A wet bar consists of a counter with a small sink and may contain a refrigerator but does not have a 220-volt outlet or heating element (as defined in Article 10 of the Land Use Ordinance).
What does impervious surface area of the lot must not exceed 75% of the zoning lot area mean?
The total paved area including driveways shall not cover more than 75% of the lot. Impervious surfaces areas include, but are not limited to, rooftops, walkways, patios, driveways, parking lots, storage areas, impervious concrete and asphalt, and any other continuous watertight pavement or covering.
What constitutes the 5,000-square-foot polygon for farm dwellings?
The 5,000-square-foot polygon must contain the farm dwelling and all accessory structures to the farm dwelling inclusive of all roof eaves. The outside angles of all of the polygon shall be greater than 180 degrees. Any structures not within the 5,000-square-foot polygon will be considered commercial use structures and will fall under Commercial Review.
Fees
How are permit fees calculated? How much will I pay in permit fees for my project?
Permit fees are based on project value (fair market labor and materials). To calculate the fees, enter your project value into the Estimated Fee Calculator. Note: Plan review fee applies to projects that require plans per ROH Chapter 18. Depending on the scope of work, fees may be exempt (refer to ROH Chapter 18). Also, separate building permits and fees are required for each structure.
What is a plan review fee required for?
Plan review fee is required when a plan or other data is required to be submitted and reviewed. Refer to ROH Chapter 18.
What is required for payment of a Building Permit?
- Contractor’s Statement with all required contractors to sign and fill out phases.
- Supplemental Information Sheet
- Original or certificate-based digital signatures on plan
- Check payable to the City and County of Honolulu
Who do I make my check payable to?
Make checks payable to the City and County of Honolulu.
What forms of payment are acceptable to pay for a building permit?
For Building Permits with plans or Sign Permits, only checks are accepted. For Instant Online Permits only credit/debit cards are accepted.
Building Permit Application
How to Apply
Can I apply for a building permit online?
Yes. Depending on the type of project you are working on, you may submit for an Instant Online Permit or a Building Permit. To submit electronic plans, when you apply for a building permit select the Electronic Plan Review option. The applicant will then receive an email to log into ePlans, and you may then upload and/or review plans documents.
How do I submit an Instant Online Building Permit?
What is the difference between Instant Online Building Permits and Building Permits?
Instant Online Building Permits are permits qualified to be issued immediately online as long a the property is not in a flood zone or has an advisory or violation, while Building Permits require plans.
Instant Online Building Permits also are for the most part only for single-family dwellings.
How do I apply for a Building Permit?
Submit an Internet Building Permit Application (IBP) here. You will need all of the project information. The IBP number will be listed at the end of the application. Please submit the IBP number with your plans to the One-Stop Permit Center if you are submitting paper plans. Please click Electronic Plan Review if choosing to submit electronic plans.
What is OTR-60?
OTR-60 is an optional permit process to reduce review time for residential building permit applications by limiting agency review to one review cycle. The applicant is required to assert that all comments have been addressed and compliance is by inspection. Projects eligible for OTR-60:
- New construction and renovation of single-family and two-family detached dwellings
- Submitted via the ePlans system
- Checklist for OTR-60 and Acknowledgement Form are uploaded
- Project not located in a flood zone
- For other requirements, see OTR-60 Instructions
For my project, how many permits are required?
The number of permits per project depends on the extent of work. A set of plans may consist of multiple structures. Based on the plans, DPP will determine the number of applications required. In general, a separate building permit shall be required for each building or structure. For more information, see ROH Section 18-3.2. If you would like to add an additional scope of work to a building permit that has been issued, an additional permit will be required.
How do I upgrade my electrical meter?
Single-family dwellings are eligible for an Instant Online Permit provided that the property does not have a warning or is located in a flood zone. Otherwise a Building Permit with plans is required.
What is Materials and/or Methods approval?
Materials and Methods (MM) is a number for approved materials and/or methods of construction such that additional plan review for those items will not be required. For additional information, click here.
Why was my Instant Online Building Permit rejected?
The property of the project is likely to be located in a flood zone, special design district or cluster, or have a warning/advisory or violation. Therefore, a Building Permt with plans is required.
How do I know if a Supplemental Information form is required?
All projects that require plans require the Supplemental Information Form to be provided prior to permit issuance.
Where do I go to drop off my building plans?
After a Building Permit Application has been submitted, plans may only be submitted via ePlans.
What is required when submitting a permit for emergency work?
Per ROH Sec. 18-3.3, emergency work may commence without permit provided that an application for the required building permit is submitted on the working day immediately following the day work is commenced. Apply for a building permit here. Indicate “EMERGENCY WORK” in the job description. Abuse of ROH Sec. 18-3.3 for non-emergency work shall be subject to the punitive provisions of ROH Ch. 18, Art. 7.
How is a project's valuation determined?
The valuation to be used by the building official in computing the permit fees shall be the total fair market value of all construction work for which the permit is issued as well as all finish work, painting, roofing, electrical, plumbing, heating, air conditioning, elevators, fire extinguishing systems and any other permanent work or permanent equipment.
Plan Requriements
What is required for the submission of permit plans?
See the Building Permit Plan Format Checklist and also refer to ROH Chapter 18, Sections 18-4.2 and 18-4.3.
How do I format my building plans?
Refer to the building plan format checklist.
Is a wet/original stamp and signature required when submitting plans?
All signatures required pursuant to HAR 16-115-9(e) must be original signatures or certifiate-based digital signatures.
How do I find Erosion and Sediment Control Plan (ESCP) plans?
ESCP forms can be found here.
My plan requires a Architect's or Engineer's stamp, do they have to be licensed in Hawaii?
If plans require an architect’s or engineer’s stamp, then a professional must be duly licensed in the State of Hawaii. If work requires a contractor to complete the work, then a professional must be duly licensed in the State of Hawaii.
Do I need to hire an architect/engineer?
Using a licensed architect or engineer to create your drawings is mandatory if work to be done exceeds conditions stated in HRS Chapter 464 or ROH Section 18-4.2. If work does not exceed the conditions stated, we highly recommend you use a licensed architect or engineer to create your drawings, however it is not required.
Using ePlans
How do I submit plans electronically?
ePlans is a web-based system that allows for digital submission, review and tracking of all building permit plans. To use ePlans, you will first need to submit an internet building permit (IBP) application. Once submitted, you will receive a IBP application number and an ePlans project will automatically be created. Instructions will be sent to you via email (from DoNotReplyHOHIProd@avolvecloud.com) on how to proceed.
I did not get a permit application number when I summitted my IBP (Internet Building Permit). What happened?
If you are a new customer or applicant, your permit application will be delayed until the contact information can be verified. Once DPP intake staff has confirmed the new contact information, they will complete the processing of your IBP and you will receive an email with your ePlans project information. This process may delay your application for a few days.
If you do not receive an email after 1 week please email eplans@honolulu.gov.
Where is the ePlans log-in website?
The ePlans website to log in can be found here.
Why is my ePlans prescreen being rejected?
View the prescreen comments under the Checklist report in ePlans. If you have questions or concerns regarding the prescreen comments, please inquire with the author of those comments.
Who can I call for help on ePlans?
You may contact eplans@honolulu.gov for assistance or 808-768-3123
What are some common mistakes using ePlans?
Plans do not meet the Building Plan Format Checklist
Do I need special software to use ePlans?
With the ePlans upgrade to version 9.4, there are no special requriement to use the program.
Who can view my project?
Only the person listed as the applicant and others included by the applicant for viewing only and our review staff can view the project.
If I have multiple projects, do I need multiple log-ins?
No, you will need only one login for all the projects that you manage. Projects are created with the email that is submitted as the applicant in the IBP. If you anticipate having multiple ePlans projects, or if you have several people who will be working on a project, we recommend you create a generic email for yourself or your company that can be used by the entire project team.
Reminder: You may now add additional members to view the project only. These view only log-ins may not complete any tasks or respond directly to the comments. All changes and responses shall be completed by the listed applicant.
What is the cost to use ePlans?
The ePlans service is absolutely FREE.
Note: Plan review and permit fees per ROH 18 still apply.
Is ePlans 100% paperless? Do I still need to print paper copies?
During the submittal and review process ePlans is entirely paperless for agencies using ePlans. However, if your plans need to be reviewed by agencies who are not using ePlans, you will have to take a hard copy to them for review. You will need to provide proof of their approval by uploading their approval signature or letter to the ‘External Agency Approvals’ folder in ePlans.
When your plans are approved by all departments, you will receive an e-mail indicating that your plans are approved and ready for download. Two full size sets of the batch stamped approved plans shall be printed and brought with you to the DPP permit counter when you come in to pay for and pick up your permit. You will also be responsible for printing out adequate numbers of copies for your job site.
What agencies use ePlans?
Currently, all the divisions in DPP (residential, commercial, electrical, mechanical, zoning, storm water, wastewater, engineering and traffic), the Board of Water Supply, the Honolulu Fire Department, the Department of Health Wastewater, and the Hawaii Community Development Authority are all using ePlans. All of these agencies will be automatically notified to review your project as soon as it has cleared prescreening.
Again, be sure to take a paper copy of the plans to all other agencies that you need approval from and upload proof of their approval to the ‘External Agency Approvals’ folder in ePlans.
How do I know which agencies I need to route to?
All agencies that require approval will be listed on your building permit application and in ePlans.
Any agency not using ePlans will have a response indicating that the approval will need to be uploaded in the External Agency Review folder.
How do I get my permit application?
Once your project has been accepted for review (clears prescreening), you will be emailed a copy of your permit application. The email will be sent from POSSE@honolulu.gov.
Are my plans secure?
Yes, you plans are held on a secure server in DPP. Only you, the other view only account you specify and the review staff have access to the drawings, and all drawings are read only and cannot be altered.
How does ePlans treat plans and drawings?
Plan and document files that are uploaded into ePlans are published immediately into a “read-only” screen format that is used throughout the review and approval process. The plan files themselves, once published, are archived away in order to ensure they are never altered or modified in any way. All red-lines, markups and annotations applied to the plan file renditions occur on virtual layers in ePlans.
Do I have to use ePlans?
Yes, all projects that do not qualify for an instant online permit, will have to use ePlans for electronic plan review.
Can I see the comments while my project is in review?
While you can’t see the actual markups on the drawings until all the reviews are complete, you can use the reports and reviews section in ePlans to see the text of the markups as they are completed. In addition, you can use the reports to track the status of you project of your project 24 hours a day, 7 days a week.
Note: Until the review cycle has been completed, the comments are not finalized and new comments may be added and other comments may be altered or removed.
I've uploaded revisions, but my project is not being reviewed. What is wrong?
This usually happens when you upload revised drawings, but forgot to complete the actual resubmittal task. Always be sure that when you are ready for your revisions to be reviewed that you click the ‘Complete’ button at the bottom of the eForm window.
Building Permit Review
What is the permit preview process?
The Building Permit review process is broken into review cycles.
- The applicant submits the electronic plans for review to the agency.
- The review coordinator sends the electronic task to the building examiner and all other reviewing agencies.
- If the building examiner and all other agencies have approved. The building examiner will send the electronic task to the review coordinator for final approval which involves letting the applicant of record know the building permit is approved and will be given a list of detailed instructions to obtain the permit. But if the building examiner and other agencies have not all approved, the plans and the electronic task will be sent back to the applicant, from the review coordinator to conduct corrections.
How long does it take to get a building permit?
How long it takes to obtain a building permit is highly variable. It is dependent on things such as, but not limited to:
- Are the drawings clear?
- Are the plans complete?
- Project size and complexity
- Is the project in compliance with the applicable regulations?
- Availability of records
- Is illegal work present in the field?
- DPP’s backlog
- What external agency approvals are required?
My permit is awaiting outstanding reviews. How can I find out which reviews are outstanding
If you have access to ePlans, open the project and under the Status page, you may see which task is outstanding under the Current-Non Completed Task section. The task should be descriptive enough to know which review agency or task item is remaining.
If you do not have access to ePlans, go to our Building Permit Search and provide the application/permit number or TMK of your project location.
- Check the Approvals tab for outside review agencies. Dates are provided for approved reviews, and ensure that your application has signatures for the other reviews.
- Check the Plan Reviews tab for internal routings. If the latest review for a certain type of review does not have an Approved outcome, the review is outstanding.
Where can I find the name of the review coordinator for my Building Permit project?
To find the staff assigned to your project, please go to our Building Permit Search and:
- Provide the application/permit number or TMK of your project location.
- See the Details tab.
- In the 3rd section under Details, you can find the Staff Assignment.
Who is allowed to pick up building permits?
Although the building permit is typically picked up by a contractor, DPP does not actually restrict who can pick up the building permit.
Note: All required permit documents and fees shall be provided in order to pick up the building permit.
Where do I pick-up my building permit?
You may pick-up your Approved Building Permit at the Permit Issuance Branch at 650 South King Street, Honolulu, Hawaii 96813 (located in the Frank Fasi Municipal Building, inside the Permit Issuance Branch at the 1st floor) or at Kapolei Hale. Be sure to check-in with concierge at the front desk.
How do I get a hold of my building examiner?
To contact your building plans examiner, please email eplans@honolulu.gov or call 808-768-3123. (For a specific reviewer, the email contact information is found in the Department Review Status Report)
Why did my application cancel after one year?
ROH Section 18-6.4 establishes Expiration of Plan Review. Applications for which plan review fees have been paid and for which no permit is issued within 365 days following the date of application shall expire, unless extended by the building official, and plans and other data submitted for review may thereafter be returned to the applicant or be destroyed by the building official.
Who regulates septic systems?
State Department of Health Wastewater Branch evaluates all existing individual wastewater systems and approves all new systems.
Address: 2827 Waimano Home Rd #207, Pearl City, HI 96782
Phone: 808-586-4294
Who Can Do the Work? (Contractors)
When is a general contractor required?
Typically, a general contractor is required when more than 2 specialty contractors are required. See HAR §16-77-33(b) for more info
How can I check if a general contractor is licensed?
You may verify if your contractor is licensed via the DCCA website. You will need to know your contractor’s license number or name.
Do I need a specialty contractor?
Refer to HAR §16-77-4.
Do I need a plumbing contractor?
A plumbing contractor will be required if the work contains any of the following: To install, repair, or alter complete plumbing systems which shall include supply water piping systems, hot water piping systems which includes, but is not limited to, heat pump water heaters, and hot water supply boilers with a heat input of 200,000 BTU/h or less, waste water piping systems, fuel gas piping systems, waste water treatment systems, and other fluid piping systems; the equipment, backflow prevention assemblies, instrumentation, non-electric controls, and the fixture for these systems and the venting for waste water piping systems and fuel gas piping systems; for any purpose in connection with the use and occupancy of buildings, structures, works, and premises where people or animals live, work, and assemble; including piping for vacuum, air, and medical gas systems, spas and swimming pools, lawn sprinkler systems, irrigation systems, sewer lines and related sewage disposal work performed within property lines, fire protection sprinkler systems when supervised by a licensed mechanical engineers or licensed fire protection contractors, and solar hot water heating systems, and the trenching, backfilling, patching, and surface restoration in connection therewith.
What are "A" License Contractors?
An “A” License Contractor is a general contractor that automatically holds a set of specialty licenses for work that would be done for the sitework of the structure and not the structure itself.
What are "B" License Contractors?
A “B” License Contractor is a general contractor that automatically holds a set of specialty licenses for work that would be done on the structure itself.
What are Owner-Builder permits?
“Owner builder exemption” means an owner or lessee of property is exempt from the contractors license law if the structure to be built or improved is for the owner’s or lessee’s own personal use and not for use or occupancy by the general public; provided that the structure so built or improved is not offered for sale or lease in its entirety or in part within one year after its completion; and, provided further that the owner or lessee registered for the exemption as provided in HRS Section 444-9.1. [HAR, §16-77-3]. See HRS Section 444-2.5 for more information.
Can I do work as an owner builder for my unit in an apartment building?
No, as the building or structure must be for your own use and occupancy per HRS Section 444-2.5.
Can a property owner perform their own electrical or plumbing work?
All electrical and plumbing work must be performed by contractors licensed by the State of Hawaii per HRS Chapter 444 and 448E.
How do I change contractors?
You will first need to check if the building permit is in the inspection phase. If the building permit is in the inspection phase, you will need to provide two documents: the Change of Contractor Form (General Contractor or Plumbing/Electrical Contractor) and the Contractor Statement form. Once the forms are completed you will need to submit them to the DPP Permit Issuance Branch on the 1st floor of the Fasi Municipal Building, 650 South King Street. Be sure to check-in with concierge at the front desk, and submit your change of contractor documents to them.
I am having problems with a contractor. Who can I contact to file a complaint?
The State Regulated Industries Complaints Office (RICO) has jurisdiction over complaints relating to licensed or unlicensed contractors.
Call the Consumer Resource Center at 808-587-3222 if you have a consumer complaint. To check if a contractor is licensed, contact the State Professional and Vocational Licensing Division at 808-586-3000.
Building Permit Inspection
How do I close my building permit?
Contact your assigned building inspector.
Who are the inspectors are for my project? (Building, Electrical, Plumbing, ESCP)
Please check your building permit. The bottom third of the page lists the inspectors and their contact information. Your building permit should be posted at the jobsite.
How do I request an inspection for my project?
Refer to the Inspection Scheduling section here.
How do I request an electrical inspection?
The electrical contractor shall complete the electrical inspection request form and submit it to the Building Division Electrical Code Inspection Section in person or by facsimile (Honolulu fax no. 808-768-6007 or Kapolei fax no. 808-768-3192) at least 48 hours (two working days) before the requested inspection time.
How can I find an Erosion and Sediment Control Plan coordinator?
You can find a list of certified ESCP coordinators at the DFM Storm Water Quality website.
What is Special Assignment Inspection?
Under what circumstances am I required to have a Special Inspector?
- Where the International Residential Code (IRC) is utilized for design, special inspections shall be provided where required by and in accordance with IRC, §R109.3, as amended.
- Where the International Building Code (IBC) is utilized for design, special inspections shall be provided where required by and in accordance with IBC, Ch. 17 as amended.
- And special inspections for fire protection systems shall be provided where required..
- DPP – Rules Relating to Administration of Codes Ch. 5 governs who is “approved” to perform what types of special inspections.
- Certified Special Inspector List
I would like to cancel my building permit application. What is the process?
You will need to submit a signed letter to the department from the applicant or owner with the following information:
- Application Number
- TMK
- Address
- Project Description
How do I get a refund for my building permit or plan review fee?
Click here to view the steps and documents required to submit a refund.
Property Information and Existing Plans
What is a TMK?
TMK means Tax Map Key. It is a sequence of numbers used for tax purposes to map and numerically index property. TMKs consist of 8 digits in format 0-0-000:000, which correspond to Zone-Sector-Plat:Parcel. A “1” in front of these 8 digits indicates the island of Oahu. Additional numbers at the end may refer to further divisions of property such as Condominium Property Regimes.
What is my TMK?
You can obtain your TMK by using this GIS map and search using your address.
What is a Condominium Property Regime (CPR)?
A CPR is a method of dividing the ownership of a property, and may involve sharing ownership of the land or common elements. CPRs are administered by the State Department of Commerce and Consumer Affairs, Real Estate Branch and is not recognized by the City and County of Honolulu.
Is my property in a flood zone? Where can I find what zoning, warning, advisories, and/or flood zone my property is in?
Go to our Parcel Information page and input your address or TMK. On the Details tab, the flood zone is indicated. If flood zone is anything other than XS, X or D, the project is located in flood.
Where can I find what zoning my property is in and any warnings or advisories on the property?
Go to our Parcel Information page and input your address or TMK. On the Details tab, SMA (special management area for special design districts) and zoning are indicated. On the Warning tab, you can view any warnings or advisories on the property.
I would like to add an address for a new dwelling. Where do I go to apply for, change, or remove an address?
Submit a request through our address request webpage. Reasons for Address Change Requests:
- Existing permitted unit(s) requesting separate address
- New address for new dwelling on vacant lot
- New address for additional dwelling(s) on a lot
- Address to a vacant parcel
- Incorrect address
- Verification of address for legality of unit
Can I get a duplicate copy of my permit? (Lost Copy)
Please contact 808-768-8272 or submit a Records Request and submit to the Data Access Imaging Branch.
Where can I get a copy of my previous building plans?
You may be able to obtain a copy of your previous permitted plans at Data Access and Image Branch (DAIB).
You may be required to submit a Records Request.
My project has a duplicate permit. How do I remove/revoke the duplicate permit?
You will need to send a “permit revoke” letter, drafted by the owner or applicant and addressed to the director with the permit number, TMK, address and project name.
Where can I get copies of a Notice of Violation (NOV) or Notice of Order (NOO)?
You can contact our Code Compliance Branch at dppfines@honolulu.gov or 808-768-8110.
Contact Information
Does the department of planning and permitting have a general phone line for questions?
Yes, the general phone line for questions will be 808-768-8000. You can also contact dpp@honolulu.gov or eplans@honolulu.gov for any building permit questions.
What services are provided at the Building Permit Center at Kapolei Hale?
The Building Permit Center at Kapolei Hale processes and issues permits for residential single-family dwelling houses, and issues permits for approved ePlans projects.
ADDITIONAL DWELLING UNIT
What is an ADU?
An ADU is an accessory or second dwelling unit that includes its own kitchen, bedroom, and bathroom facilities, and is attached or detached from the primary dwelling unit on the zoning lot. ADUs are intended to be “accessory” to the main house, and are typically much smaller.
Why are ADUs important?
As identified in the Mayor’s Affordable Housing Strategy, there is a major shortage of affordable housing on Oahu, especially for rental housing. ADUs can help address this problem by allowing existing homeowners to build a second unit on their property. In addition, seniors will have the option to “age in place” by moving into the ADU and renting the larger home for additional income.
Where can I build an ADU?
An ADU can be built on any lot zoned Residential (R-3.5, R-5, R-7.5, R-10, and R-20) or Country District with a lot area of 3,500 square feet (SF) or more provided that there is adequate infrastructure and subject to meeting all other Land Use Ordinance provisions for the zoning lot and there are no restrictive covenants.
Can I build an ADU?
To determine if an ADU can be built on your property, first complete and submit an ADU pre-check form. Second, pick-up your Approved ADU pre-check form and apply for a Building Permit. Third, apply for an address request, if your property does not contain an existing dedicated address for the new ADU.
What is a restrictive covenant, and how do I submitone?
The term “restrictive covenant” refers to a type of contractual agreement or obligation that restricts, limits, prohibits, or prevents the actions of one of the named parties. These covenants can be simple or complex and can levy penalties against buyers who fail to obey them. Before an ADU or Ohana permit can be issued, the fee owner(s) of the lot must prepare and file the declaration of restrictive covenants with the Bureau of Conveyances or the Land Court. A certified copy of the declaration showing proof of recordation must be presented to the Permit Issuance Branch before issuance of the building permit.
- Prepare your document using this template. All the items required on the document can be found on the current deed of the property.
- Notarize your document.
- Submit the declaration to the Bureau of Conveyances or Land Court for certification and recordation. The main office is located at the Kalanimoku Building (1151 Punchbowl St).
- When receiving the document back, there should be 3 stamps on the paper which you must submit with your application.
How big can an ADU be?
An ADU can be a maximum of 400 SF for lots ranging between 3,500 SF and 4,999 SF, and 800 SF for lots greater than 5,000 SF.
In addition to the primary dwelling unit, how many ADUs can I build on a single lot?
Only one additional dwelling unit is permitted. ADUs are not permitted on lots that already have more than one dwelling unit, including but not necessarily limited to, more than one single-family dwelling, a two-family dwelling, accessory authorized Ohana Dwelling, or guest house. Properties with multifamily dwellings, or which are part of a planned development housing, cluster, or group living facility are also not eligible.
How are ADUs different from Ohana Dwelling Units?
ADUs are similar, but not synonymous with Ohana Dwelling Units. The key difference is that Ohana Dwellings restrict occupancy to family members, have no size limitations, and require two off-street parking spaces. The ADU regulations allow occupancy of the ADU by non-family members, require only one off-street parking space, and limit the size of the ADU.
Are owners required to live on the property?
Yes, either the ADU or primary dwelling unit must be occupied by the property owner(s), or persons who are related by blood, marriage, or adoption to the property owner(s), or designated authorized representative(s), except in unforeseen hardship circumstances (i.e., active military deployment, serious illness).
Is there a minimum rental occupancy period for an ADU?
Yes, an ADU may not be rented for less than a six month period.
Is there enough sewer and water capacity to accommodate ADUs?
Sewer and water capacity varies from location to location. To assure the adequacy of the existing infrastructure, the DPP will receive confirmation from all appropriate agencies (DPP Customer Service Division; Wastewater Branch; and Traffic Review Branch, State Department of Health, and Board of Water Supply) before issuing a building permit. The DPP’s ADU Public Facilities Pre-Check Form is available for homeowners or contractors to determine if there is adequate infrastructure to serve the site. No building permit for ADUs will be issued unless there is adequate infrastructure to support it.
Is parking required for an ADU?
One parking space is required on the lot per ADU, in addition to the required parking for the primary dwelling unit. Tandem parking and compact stalls are permitted. However, ADUs within one-half mile of a rail transit station do not require parking.
Can the owner sell the ADU or the portion of the parcel where the ADU is located?
No, ADUs are not allowed to be sold separately. They are intended to provide rental housing. The owner(s) of the lot is required to record a covenant stipulating that neither the owner(s), nor their heirs, successors, nor assigns will submit the lot or any portion thereof to a condominium property regime to separate the ownership of an ADU from the ownership of its primary dwelling unit.
How does the ADU law guard against using the units as illegal vacation rentals?
The ADU provisions require the ADU to be leased for a minimum of six months. This requirement will be recorded in a covenant running with the land with the Bureau of Conveyances or the Land Court of the State of Hawaii, or both, as is appropriate. This requirement facilitates enforcement and deters the ADU from being used as a transient vacation unit.
What are the different ways by which I can add an ADU to a lot?
You can build a new unit either separate or attached. An existing accessory structure (garage or interior rooms such as recreation rooms, basements, or attics) can also be converted to an ADU. Current building code standards must be met when adding an ADU.
Is a building permit required to convert an Ohana Dwelling Unit or other accessory structures into an ADU?
Yes, a building permit is required to convert an Ohana Dwelling Unit, an accessory structure or an interior room into an ADU.
Can a nonconforming structure be converted to an ADU?
Yes, a nonconforming structure can be converted to an ADU, but it has to conform to the ADU regulations and all the current development standards of the underlying zoning district, as well as other pertinent regulations.
How can I convert an existing structure to an ADU if it was built prior to the effective date of the ADU Ordinance, but does not meet the size and off-street requirements?
An existing, legally established, accessory structure constructed prior to the effective date of the ADU Ordinance may be converted to an ADU and allowed to exceed the maximum floor area and/or be exempted from the off-street parking requirement through a zoning adjustment process. The DPP has prepared instructions for prospective applicants to use when requesting a zoning adjustment.
How can I convert an existing structure to an ADU, if it was built wiout a building permit?
The owner must obtain an after-the-fact permit. In addition to fulfilling the base requirements of the after-the-fact permit, any alterations required to the structure must conform to the ADU regulations.
Can pre-manufactured, container, modular, or mobile homes be used as an ADU?
Yes, these are just construction methods. They can be used as ADUs, provided they comply with the provisions related to ADUs and all applicable building codes.
If a private covenant stipulates that I cannot have an ADU, can I still build an ADU?
No, while the ADU Ordinance allows ADUs, if a private covenant prohibits the construction of an ADU, the latter takes precedence. In such situations, these prohibitions must be addressed with the appropriate parties, not the City. The appropriate association must take action to lift the restriction.
Will the character of my neighborhood change?
ADU provisions are intended to maintain the character of neighborhoods. The overall size of the ADU is limited, coupled with the one ADU per lot requirement; both will help minimize the visual impact to the neighborhood. In addition, all development standards and siting requirements of the underlying zoning district must be met. Similarly, the small size of the ADU will limit the number of people occupying the ADU. In addition, the occupancy requirement of the owner(s) will ensure that tenants are well behaved.
How is the City making it easier to build an ADU?
The DPP has developed an ADU brochure to help guide homeowners and contractors through the permitting process. All ADU applications submitted will be treated as a ‘One Time Review’ (OTR) process, unless the applicants opt-out. The OTR process is meant to reduce the building permit processing time.
We are also working with the building industry and design professionals to encourage them to develop a range of building types, both stand-alone cottages and additions, which can be pre-approved under a master permit. Once a builder obtains a master permit for a particular model, the model just needs a site permit showing where and how it will be constructed on the lot (but will require appropriate inspections during construction).
Lastly, we are encouraging financial institutions and builders to develop simplified financing packages, similar to a home equity loan.
AFFORDABLE HOUSING
What does the City mean by "affordable Housing"?
While many types of low- to moderate-cost housing can be considered affordable, the term formally refers to government-regulated houses and apartments that are reserved for households of a certain income, at a certain price, for a specified period of time. For example, the City may require that 20 apartments in a 100-unit building be rented to families earning 80 percent of the area median income (AMI), and remain at that price level for 30 years.
What is the DPP's role in affordable housing?
DPP regulates affordable housing units built as part of market-driven developments (as opposed to government-planned and -funded housing). In some cases DPP requires affordable housing as part of a private project. In others, DPP offers financial incentives and relaxes rules to encourage developers to voluntarily produce affordable units.
What income groups is DPP trying to help?
City-regulated affordable rentals typically are meant to serve households earning 80 percent of AMI ($96,640 for a family of four in 2021). City-regulated for-sale homes typically target households at the 100 percent and 120 percent AMI levels.
What are the DPP programs that mandate affordable housing?
There are two main programs: One mandates a certain number of affordable units as a condition of rezoning. These conditions are known as unilateral agreements. The second is a 2018 ordinance that expanded the types of projects in which affordable units are required. This program, known as the City’s Affordable Housing Requirement, requires affordable housing in for-sale residential developments of 10 or more units, with some exceptions.
What DPP programs offer incentives to encourage voluntary provision of affordable housing?
The Affordable Rental Housing Project program, enacted in 2019, waives certain City fees, allows extra building height and density, and relaxes other development standards for small-lot rental projects aimed at 100% AMI households. City grants of up to $15,000 per affordable apartment developed under the 2019 program were enacted in 2021. Fee waivers are also granted to projects that are mandated to provide affordable housing.
MONSTER HOMES
Do these standards apply to me?
If you live in a dwelling unit within a residential zoning district, these regulations apply to you. If you are planning to build a new house, an addition, an ohana unit, or an accessory dwelling unit, you should review the requirements carefully.
If you live on a lot regulated by a Cluster Permit, Existing Use (EU) Permit, or Planned Development – Housing (PD-H) Permit, developed pursuant to LUO Section 21-8.50, these standards do not apply.
What is floor area and Floor Area Ratio (FAR)?
“Floor area” is defined as the area of all floors of a structure excluding unroofed areas, measured from the exterior faces of the exterior walls or from the center line of party walls dividing a structure (See LUO Section 21-10 for the full definition of floor area). Carports, garages, and unsupported lanais do not count as floor area.
Floor Area Ratio (FAR) means the ratio of floor area to total land area of the zoning lot expressed as a percent or decimal. Multiplying the permissible floor area ratio by the area of the zoning lot determines the maximum floor area permitted. For example, a 10,000-squarefoot lot area can have no more than 7,000 square feet of floor area, under an FAR of 0.7 (0.7 x 10,000 = 7,000).
Can I construct multiple dwelling units on my lot?
Multiple dwelling units are allowed on a lot, pursuant to LUO Section 21-8.20A. Also, ohana dwellings are allowed, pursuant to LUO Section 21-8.20, and Accessory Dwelling Units (ADUs) are allowed, pursuant to LUO Section 21-5.720. However, the combined floor area of all the dwellings cannot exceed a maximum floor area ratio (FAR) of 0.7. The dwellings may exceed an FAR of 0.6 provided that they comply with additional development standards. Also, the limits on the number of bathrooms, wet bars, and laundry rooms apply to each individual dwelling unit.
What if my house exceeds an FAR of 0.7?
If your existing house exceeds an FAR of 0.7, it is considered a nonconforming structure and is subject to the regulations in LUO Section 21-4.110(b), relating to nonconforming structures.
What if my house is between an FAR of 0.6 and 0.7?
If you propose to construct a new dwelling that is over an FAR of 0.6, it must conform to all regulations of the Residential District and have eight foot side and rear yards within the R-3.5 Residential District. In the R-5, R-7.5, R-10, and R-20 Residential District, the side and rear yards must be a minimum of 11 feet. In all Residential Districts, the dwelling must also be owneroccupied.
If an existing dwelling is between an FAR of 0.6 and 0.7 and does not comply with eight-foot or 11-foot side and rear yard requirements, then it is considered a nonconforming structure [see LUO Section 21-4.110 (b)].
A proposed addition that causes an existing dwelling to be between an FAR of 0.6 and 0.7 can only be allowed if the new addition and all structures on the property comply with the eight foot or 11-foot side and rear yards. The dwelling must also be owner occupied.
How many laundry rooms can I have?
One laundry room is allowed per dwelling unit.
How many wet bars can I have?
One wet bar is allowed per dwelling unit.
What does a wet bar consist of?
A wet bar may only have a sink and refrigerator. It can’t have a heating element or a 220-volt outlet.
What is considered bathroom?
Any room that contains two of the following: bath/shower, sink, or toilet is considered a bathroom. There is no longer a half-bathroom definition.
How many bathrooms can I have?
The number of bathrooms is determined by the total lot area and if there is one or multiple dwelling units located on the lot. Please see the table below:
Zoning Lot Size (square feet) | Number of bathrooms per dwelling unit must not exceed: | |
One dwelling unit on a zoning lot | Two or more dwelling units on a zoning lot | |
Up to 6,999 | 4 | 2 |
7,000 to 9,999 | 6 | 3 |
10,000 and up | 8 | 4 |
What if I already have more wet bars, laundry rooms, and/or bathrooms than are allowed?
If you have more wet bars, laundry rooms, and/or bathrooms than the maximum allowance, then each wet bar, laundry room, and/or bathroom over the maximum allowed will be considered nonconforming and subject to the nonconforming structure regulations [See LUO Section 21- 4.110(b)]. Therefore, they cannot be replaced if removed or destroyed by more than 90 percent of its replacement value. Pursuant to LUO Section 21-4.110(b)(3), any nonconforming structure may be repaired, expanded, or altered in any manner that does not increase its nonconformity.
Can I still have an ADU or Ohana Unit if my primary dwelling exceeds the number of bathroom allowed?
Yes, you can still apply for an ADU or Ohana Unit. However, the bathrooms within the primary dwelling will become nonconforming. Additionally, the ADU or Ohana Unit will be limited to the number of bathrooms stipulated by the lot size.
What if I have a separate recreation room with a bathroom?
As recreation rooms are accessory to an existing dwelling unit on the site, the bathroom within the recreation room will count towards the total number of bathrooms allowed for the dwelling unit.
How many parking spaces do I need?
What is the purpose of the impervious surface regulation and how are impervious surfaces calculated?
A 75% impervious surface limitation was introduced by Ordinance 19-3. This means that no more than 75% of your total lot area can be covered by impervious surfaces. Impervious surfaces prevent the land from naturally absorbing and infiltrating rainfall or stormwater.
Impervious surfaces include, but are not limited to, all buildings, driveways, access paths, patios, lanais, swimming pools, roof overhangs/eaves and most walkways.
What if my existing lot exceeds the 75% impervious surface limitation?
If your lot contains more than 75% impervious surfaces, then it is nonconforming. You can redistribute the amount of impervious surfaces on the site, but the total amount of impervious surfaces can’t be increased.
How do I comply with the owner-occupied requirement?
Do I need a building permit to convert a portion of my dwelling into a bathroom, wet bar, or laundry room?
Yes.
Do I need a building permit to convert a portion of my carport, garage, or uncovered lanai into living space for the dwelling unit?
Yes.
CIVIL ENGINEERING
Trenching / Excavation of City ROW
What should my trenching plans have?
Prepare a plan that includes the following information:
- Description of the proposed underground installation
- Location map, address, and tax map key (TMK) of site
- Street names (including state, city, or private ownership)
- Property lines
- Existing sidewalk, ground cover, planter strips, utilities etc.
- North arrow and scale
- An Erosion and Sediment Control Plan, unless project is ‘Minor Development’
- Appropriate clearance from City drainage infrastructure
- One-foot (1′) minimum horizontal clearance
- Six-inch (6″) minimum vertical clearance
- Include profiles for any such crossings
- Trench dimensions and proposed utilities
- Including location of each proposed excavation and dimensions showing the length, width, and depth, including the surface area of said opening in paving, sidewalk, and other structures.
- Restoration detail(s) for City sidewalks and/or roadways. See sample details.
- Plans should generally be 24″ × 36″, but smaller may be acceptable, provided the plans are still clearly legible. Lettering should be at least 13 point font size.
Who will review my plans?
Minor projects may be submitted for review at our counter on the ground floor in the permitting center. Larger projects proposing excavation across more than one city block or which includes frontage improvements (i.e. new sidewalk, curb, gutter, curb ramps, catch basins) requires formal plan review and approval. Plans for formal plan review and approval are submitted to our Subdivision Branch (768-8100) on the 8th floor prior to application for permit. See the SDD plan submittal requirements for more information regarding formal plan review.
What documentation do I need to submit?
Visit the civil engineering counter in the permitting center and submit the following:
- Completed application(opens in a new tab) including the utility clearances on page 2.
- Additional clearance from the Department of Facility Maintenance is required when trenching more than 200 lineal feet.
- ALL clearances are required before submission of application. Applications without required clearances will be rejected and returned to the applicant.
- Designation of certified ESCP coordinator on Appendix A(opens in a new tab) form unless project is Minor Development
- One hard copy set of the approved/reviewed plans with Erosion and Sediment Control Plan (ESCP)
- Permit fee, if applicable
- ESCP Review fee, if applicable
- Bonding, or other form of surety, if applicable
- Proof of insurance (unless already submitted under separate cover)
- The City and County of Honolulu must be named as additional insured and the minimum coverage shall be $100,000 for property damage per occurrence and $500,000 for injury or death. See section on insurance information.
- Simple construction schedule (example)
What is a “utility clearance”?
A utility clearance is review by a utility agency for any conflicts between the proposed work and the utility with an outcome of ‘no apparent conflict’. A clearance is indicated by a signature on the DPP’s Site Development Division Master Application Form (Trenching Permit Application Form) from an authorized agency staffer. The agency will review your project for possible conflicts with their utilities. If any agency requires special conditions to provide their clearance, the City is not party to any such agreement. The utility clearance process is intended to reduce utility conflicts in the field, but is not a guarantee of no conflicts. The signature indicates the signing agency has reviewed the project and is amenable to allowing the project to proceed. The first eight listed agency clearances are always required. Projects trenching more than 200 lineal feet require additional clearance from the Department of Facilities Maintenance, Division of Road Maintenance. Submitted utility clearances must be less than one year old at time of submission for permitting. Utility clearances are required in accordance with ROH §14-2.1(c)(2).
Renewing a trenching permit
- a signed application
- permit fee, if applicable
- Appendix A, unless project is Minor Development
Closing a trenching permit
Grading, Grubbing, Stockpiling
What should my grading plan include?
- Property owner name & address
- Site location map, address, & tax map key (TMK)
- Property lines, dimensions, easements
- Limits of grading, graded & disturbed areas
- Earthwork summary
- Graded area in square feet (sf) or acres (ac)
- Disturbed area in sf or ac
- Excavation in cubic yards (cy)
- Embankment in cy
- Existing & finish grades by spot elevations or contour lines on plan view & cross-section view
- Maximum cut & fill slopes
- Grading setbacks
- Existing & proposed structures within 15 feet of area to be graded
- Streams, waterways, & wetlands
- An Erosion and Sediment Control Plan (ESCP)
- For category 3+ projects, your ESCP must be prepared by a Certified Erosion and Sediment Control Plan Preparer (CESCPP).
Plans shall be stamped by a professional licensed engineer when the lot area is 15,000 square feet or more for single- or two-family dwelling use or 7,500 sf or more for other use.
What other requirements might apply?
- disturb one acre or more of land, or
- discharge of hydrotesting water, or
- discharge associated with construction activity dewatering.
- the graded height is greater than 15 ft for single- or two-family dwelling use or 7.5 ft for other use, or
- existing slopes within the graded area exceeds 15%, or
- filling a gully, swamp, pond, lake, waterway, or wetland, or
- the fill material is a highly plastic clay, or
- fill is used to support foundations for residential or other buildings, or
- stockpiling for the purpose of surcharging to stabilize or consolidate an area
the proposed grading includes modification to an existing slope with a cut greater than 15 feet in height and a grade steeper than 40%.
A declaration of covenant indemnifying the City and County of Honolulu recorded with the State of Hawai‘i Bureau of Conveyance whengrading is proposed on a slide lot.
Who will review my plans?
Smaller projects may be submitted for informal review via ePlans or hard-copy at our counter on the ground floor in the permitting center. Category 4 & 5 Projects shall be submitted for formal plan review and approval on the 8th floor to our Subdivision Branch (768-8100) prior to application for permit. See the SDD plan submittal requirements for more information regarding formal plan review. Following review and approval of the plans, you may apply for permit up to 90 days in advance of the anticipated start of construction. Department plan approvals are valid for two years, after which re-approval is required.
What are 'slide lots'?
Slide Lots (for permitting purposes) are parcels with known/observed earth movement. Because of known earth movement, proposed grading and/or building work on these properties require an engineer’s soils report prepared by a licensed professional engineer for the proposed work.
What documentation do I need to submit?
- Completed application(opens in a new tab)
- Designation of certified ESCP coordinator and/or CWPPP on Appendix A(opens in a new tab) form
- Approved/reviewed plans (two sets for hard copy review, one for ePlan review)
- Erosion and Sediment Control Plan (with valid construction dates)
- Cover letter of a State Department of Health NOI or NGPC, if applicable
- Fee and bond, if applicable
When does a grading permit expire?
All grading permits expire when the permitted work does not commence within 90 days from the date of issuance; if the work is suspended or abandoned for 60 days after commencing work; or one year from the date of issuance. A new permit is required to commence or re-commence work.
How do I renew a grading permit?
All grading permits expire when the permitted work does not commence within 90 days from the date of issuance; if the work is suspended or abandoned for 60 days after commencing work; or one year from the date of issuance. A new permit is required to commence or re-commence work.
For permit renewals, submit the following:
- Application with reference to the current grading permit number, any updated grading quantities, and applicant signature
- Grading fee, which is based on remaining quantities. If renewing after the expiration date, the fee is double.
- Updated Erosion and Sediment Control Plan and NOI or NGPC if applicable
- Designation of certified ESCP coordinator on Appendix A(opens in a new tab) form
Closing a grading permit
Bond, Fee, and Insurance
What types of bond are accepted?
If a bond in favor of the city is required, applicants may file a bond:
- guaranteed by a surety company duly authorized to transact business within the State of Hawaii, or
- deposit cash in lieu of a bond, or
- deposit a letter of credit in lieu of a bond.
Bonds guaranteed by a surety company shall be on the appropriate City and County of Honolulu bond form and be notarized by both principal and surety company. Or the applicant may deposit cash or letter of credit in lieu of a bond. No interest shall be paid by the city on such cash deposit. Cash deposits shall be in the form of a cashier’s check or official bank check and submitted along with a Security Check in Lieu of Bond form. Personal or company checks in lieu of a bond are not accepted.
When is my bond returned?
Grading permit bonds are returned one year after closure of the grading permit.
Trenching permit bonds are returned one year after final inspection of the completed work.
Please contact us at DppCivilEngineering@honolulu.gov for inquiries related to Grading or Trenching bonds.
Can I use the same bond for multiple projects?
Any bond, letter of credit, or security check in lieu of bond only covers the permit it was initally filed with, or subsequent renewals of that same permit. New projects would require a new form of surety to be submitted.
What types of fee payment are accepted?
Online payments may be made via a Visa or Mastercard credit card. (AMEX and Discover are not accepted at this time) Additionally, checks or cash may be submitted. Checks may be either personal or bank checks. Any checks should be made payable to the “City and County of Honolulu”.
See our interactive Civil Engineering Permit Fee Calculator for fee amounts.
Who do I ask if I have questions that aren't answered above?
Email DppCivilEngineering@honolulu.gov for the most prompt response. Please include any photos if relevant to your question.
Surface Encroachment in City ROW
Who do I ask if I have questions about authorizations?
Email DppCivilEngineering@honolulu.gov for the most prompt response. Please include any photos if relevant to your question.
You can contact our Site Development Division staff at 768-8418.
If I got a violation, who do I ask if I have questions?
Contact your inspector as listed on your violation, as shown below.
Other Inquiries
Who do I ask if I have questions that aren't answered above?
Email DppCivilEngineering@honolulu.gov for the most prompt response. Please include any photos if relevant to your question.
You can contact our Site Development Division staff at 768-8218.
Where do I find standard details or standard specifications?
See the Municipal Reference Center’s Standards and Best Practices. Call Site Development Division staff at 768-8218 with questions regarding standard details and/or standard specifications.
What is a Drainage Encroachment Variance? How do I get one?
ZONING CODE
How do I know if a specific kind of structure, activity or use of land is allowed?
Can I rebuild my house if it burns down or is destroyed by other means?
How can I qualify for an Ohana dwelling?
An Ohana dwelling is a second home permitted on a lot where the underlying zoning normally allows only one house. Ohana dwellings may be built in the agricultural, country and residential zoning districts (except in the R-3.5 Residential District), if the legal lot of record conforms to the minimum lot size and dimensions for the district. Maps showing areas of potential Ohana eligibility are available at the City’s Permit Counter. These maps are based on infrastructure capacity.
The infrastructure, such as water, sewer and roads, must be able to support additional houses in the area, as determined by City agencies. State Department of Health approval is required for individual wastewater facilities. Infrastructure adequacy for the property is reviewed through a Public Facilities Pre-Check. The applicant must obtain the approvals and signatures from the agencies listed on the form.
An Ohana dwelling size is limited, two parking spaces must be provided on the lot, and only relatives of the family living in the main house may occupy the Ohana unit.
An applicant for an Ohana Building Permit must file a restrictive covenant agreeing not to register the property as a condominium, and to abide by the family occupancy requirement. See LUO Article 8.
If I CPR my property, does that allow me to build additional dwelling units?
Registering the property under state regulations for CPR (condominium property regime) does not affect the zoning regulations for the site. The entire site is still subject to all Land Use Ordinance (LUO) provisions. For example, if the size of the lot permits only one dwelling unit, registering the site as a condominium does not permit a second dwelling. The City does not process or approve CPR applications. Visit the State Department of Commerce and Consumer Affairs, Real Estate Branch(opens in a new tab) website for more information.
How do I obtain a CPR clearance?
View the instruction Form for CPR Clearance.(opens in a new tab) Note that CPR clearances are only for sites with existing structures. Visit the State Department of Commerce and Consumer Affairs, Real Estate Branch(opens in a new tab) website for more information on applying for a CPR.
How do I find out what kind of sign(s) I can have?
SHORT TERM RENTAL
Registration as a STR
When did Registration become available and when is the deadline?
Registration became available online at our STR website starting October 24, 2022.
There is no deadline to register.
Who needs to register?
STRs are only permitted in resort-zoned areas, and as shown in Ordinance 22-7. Any owner or operator interested in renting out a unit within the STR-eligible areas for less than 30-days must register each unit to be rented for less than 30 days. Exceptions are:
1) Existing NUC holders do not need to register under the new registration system. Current NUC holders must renew their NUCs annually between September 1 and October 15.
2) Hotel and time sharing units (defined in the Land Use Ordinance Sections 21-10.1 and 21-5.640, respectively).
How can I verify that I am allowed to have a STR?
What if the STR License expires?
If you have a STR license that has expired, you may apply for a new registration. Effective date of the new license will be the date it is approved by the department. Operating without a valid STR license is a violation of Ordinance 22-7.
Can an STR operator use one registration form to cover multiple units?
Can I remove my property from the list of properties from the departments registration system so people cannot register my property as a STR?
Changes to an Owner/Operator of a Valid STR License
The property manager helping me operate my STR is changing. How do I update my STR operator?
Any change in ownership of the subject property or any change in the operator of the bed and breakfast home or transient vacation unit will require a new registration of the bed and breakfast home or transient vacation unit.
Nonconforming Use Certificates
What is a NUC?
“Grandfathered” transient vacation units and bed and breakfast homes that have been in operation since prior to October 22, 1986 and are permitted to operate as STRs.
How will NUC renewals change due to Ordinance 22-7?
Are NUCs transferable?
What are the requirements to renew a NUC?
Refer to Ordinance 22-7 to review the list of requirements.
Where can I find a list of NUCs?
What's the difference between the new registration for STRs and NUCs? Are they the same?
NUCs were issued under a registration process in the 1980s to allow certain existing STRs to operate as nonconforming uses. The registration process under Ord. 22-7 allows the owners of property in certain areas to establish new STRs, subject to the terms and operating requirements in Ord. 22-7.
What if I have a question about NUCs?
Tax Payments for STR
As a owner/operator, when and how do I register for taxes?
Any tax related questions should be directed to their respective office:
- General Excise Tax and Transient Accommodations Tax inquiries, should be directed to the State of Hawaii Department of Taxation(opens in a new tab).
- Oahu Transient Accommodations Tax inquiries, should be directed to the City and County of Honolulu Department of Budget and Fiscal Services(opens in a new tab).
Advertisements for STRs and NUCs
What does Ordinance 22-7 require in online advertisements?
- Advertisements for less than 30 day rentals must include the following:
1) STR registration license or NUC number, 2) The tax map key of the property. It is unlawful to advertise a dwelling for a rental period of less than 30 days unless the dwelling is registered or designated as a hotel. - Advertisements for rentals that are not registered or allowed by a NUC must also include the following statement: “this property may not be rented for less than 30 consecutive days. Rental prices will not be reduced or adjusted based on the number of days the rental is actually used or occupied.”
- Hotel and timeshare advertisements must include the tax map key for the property on which the hotel unit or timeshare unit is located.
How do I find my tax map key (TMK)?
Your TMK is identified in your real property tax bill. You may also use the City’s property records search(opens in a new tab) to find your TMK.
Reporting a Violation/Request for Investigation
Where may I file a complaint?
You may submit a complaint online. Include the following information in your report:
- The address of the subject property, including the apartment or unit number;
- All facts that cause the complainant to believe that a violation has occurred;
- The provisions of the Ordinance that the complainant believes are being violated; and
- The complainant’s name, phone number, email and a mailing address for follow-up contact from the department.
- If information provided is lacking and contact information is not provided, inspectors will not be able to proceed with an investigation.
What hours will the city hotline for community tipsters be working? Who will follow up on complaints?
Tipsters can provide information online for follow up by STR inspectors. Personnel are available during City business hours, 7:45 a.m. to 4:30 p.m.
What if I Have Questions?
General Excise Tax
Who may apply for a General Excise Tax (GET) exemption under the Rules?
Qualified persons or firms involved in eligible housing projects are eligible to apply for the GET Exemptions.
Who are considered as qualified persons or firms?
“Qualified person or firm” means an individual, partnership, joint venture, corporation, association, limited liability partnership, limited liability company, business, trust, or any organized group of persons or legal entities, or any combination thereof, which possesses all professional or vocational licenses necessary to do business in the State and the City in conjunction with planning, design, financing construction (including materials and supplies for new construction, moderate rehabilitation, and substantial rehabilitation), sale, or rental of eligible housing projects.
What is considered an eligible projects?
Under the rules, “eligible housing project” covers the following:
- A rental housing project by a qualified person or firm where at least 50% of the available units are for households with income at or below 80% of the AMI, of which at least 20% of the available units are for households with incomes at or below 60% of the AMI;
- A rental or for-sale housing project which is developed under a housing development program pursuant to part II chapter 201H, HRS, including the DPP’s rules implementing the same;
- A rental or for-sale housing project which is developed or acquired for the provision of affordable housing under a government assistance program approved by the DPP or;
- A rental or for-sale housing project developed under the sponsorship of a private nonprofit corporation.
It may also include “de minimis non-residential uses” that are intended to directly benefit the residents of the housing project. Notwithstanding any of the provisions herein, no project shall be an ‘eligible housing project’ unless that project is a “low- and moderate-income housing project” as defined by section 39A-281, HRS.
What will be exempted under the rules?
- All gross income received by any qualified person or firm as allowable development costs, allowable construction costs, or allowable financing cost for planning, design, financing, construction, sale, or lease in the City of an eligible housing project that has been certified pursuant to the rules; or
- All gross income received by nonprofit corporation or a limited distribution mortgagor as allowable development costs, allowable construction costs, or allowable financing costs for low- or moderate-income eligible housing project that has been certified pursuant to the rules.
What are the two types of exemption?
Exemption for New Construction or Rehabilitation and the Exemption on Rental of Affordable Rental Housing.
How can I apply for the GET exemption?
Download the application forms for a Certification of Newly Constructed or Rehabilitated Housing Projects or Certification of Rents Received in Affordable Rental Housing Projects, whichever is applicable, online at the Affordable Housing page.
What are the requirements for the GET Exemption for New Construction or Rehabilitation?
- Cover letter requesting for exemption and containing the following: company’s letterhead, address letter to DPP, project information (i.e., project name, TMK, address, etc.), description of eligible housing project (i.e., number of housing units/income criteria), source of financing from government assistance, construction update, authorization to inspect, list of licensed supplier and subcontractor with contract amount, contact information, and all other information deemed necessary;
- Form G-37 of the Developer/Main Contractor; and
- For Construction/Rehabilitation Exemptions with subcontractors/other entities:
- Form G-37 Schedule A – List of Unlicensed Suppliers and Subcontractors
- Master log of Companies that Provide Goods and Services to the developer/main contractor
- Form G-37 of the subcontractors and other entities
What are the requirements for the GET Exemption on Rental of Affordable Rental Housing?
- Cover letter requesting for exemption and containing the following: company’s letterhead, address letter to DPP, project information (i.e., project name, TMK, address, etc.), description of eligible housing project (i.e., number of housing units/income criteria), source of financing from government assistance, construction update, authorization to inspect, list of licensed supplier and subcontractor with contract amount, contact information, and all other information deemed necessary;
- Form G-37 of the Developer/Main Contractor;
- Schedule showing rents charged on all housing units providing verification that the lower income household tenants meet the income criteria necessary for the tax exemption; and
- Audited income statement or reconciliation of the form G-49 for the claimant’s project if provided for in the regulatory agreement.
I do not know how to fill in my Form G-37, what do I do?
Please refer to the Tax Facts 99-3 issued by the State of Hawaii, Department of Taxation on “General Excise and Use Tax Information for Construction Contractors”, which can be found in this link https://files.hawaii.gov/tax/legal/taxfacts/tf99-3.pdf.
If I have already filed my G-37 and there are chnages in the contract amount, can I amend my G-37?
If there are substantial changes, file an amended Form G-37. Otherwise, you only need to file for an additional Form G-37 covering the difference in the amount.
What is considered to be a substantial change in the Form G-37?
If a contract for work on a certified project experiences substantial changes (i.e., changes of more than 20% of the original contract amount, or more than $200,000.00), the claimant must submit a revised, or amended, Department of Taxation form G-37 for certification by the DPP.
An existing affordable rental housing project was conveyed/transferred to us. Can we also apply for the exemption?
Yes, provided that you comply with the following conditions:
- Rental project was previously certified or approved for exemption from GET by the city;
- Rental project will continue to meet the income criteria of an existing eligible housing project;
- Claimant shall reapply for certification of the existing rental project.
How long does the entire process take?
Determination of eligibility for the GET exemption be done within 30 calendar days from the receipt of the application.
How will I know if I am eligible?
The DPP will issue a Notice of Eligibility or Non-Eligibility in writing to the applicant.
Is the notice sufficient to receive the exemption?
No, a separate issuance for a Certification for Exemption is required before being entitled to the GET Exemption.
WASTEWATER
What is a Sewer Capacity Analysis?
Sewer Capacity Analysis is an official request to the Department of Planning and Permitting, Wastewater Branch, to initiate an analysis of the City and County wastewater system to determine sewer adequacy for a proposed project.
How long is the approved Sewer Capacity Analysis valid?
An approved Sewer Capacity Analysis form is a written confirmation of sewer capacity reservation valid for two (2) years from approval date.
How do I get my Sewer Capacity Analysis approved?
Approval is based on available capacity of affected wastewater infrastructure and regulatory permit limitations. Affected infrastructures may include sewer lines, wastewater pump stations, force mains, wastewater treatment plants, and wastewater outfalls. Permits are regulated by the State Department of Health and the Environmental Protection Agency (EPA).
Who can submit an Sewer Capacity Analysis?
Anyone. Owners, architects, engineers, planners, developers, buyers, etc.
When is a Sewer Capacity Analysis required?
A Sewer Capacity Analysis is required for projects that may increase sewage flow to the municipal sewer system.
Submit a Sewer Capacity Analysis form for:
– A new sewer connection from an unsewered lot.
– A new subdivision.
– A new second unit or multi-family dwelling.
– A new development to a mixed use lot.
– A new commercial building or addition.
Alterations to existing spaces in a commercial building such as offices, fast foods, restaurants, or retail stores, etc.<br>
A Sewer Capacity Analysis is not required for building one single family dwelling on a vacant lot in a sewered area. <br><br>Sewer Capacity Analysis are not required for projects connected to privately owned sewer systems. Projects served by cesspools and/or septic tanks that are not connected to the municipal sewer system require approval by the State Department of Health. <br><br>Projects served by private treatment plants such as Hawaii American Water Company may require their approval.
STORM WATER QUALITY
Can I pay the ESCP fee online?
Yes, on-line payment is available. However, cash or check payment are accepted.
How much is the ESCP review fee/who does it go to?
$250.00 for each (detached) building per Chapter 18, made out to the City and County of Honolulu. The ESCP Review fee doubled ($500) if work started without a building permit, with or without a violation.
What’s the status of my review?
Click on the link: Project Status to find out the status of the plan review. If SWQR doesn’t appear, it could mean the review did not begin because the fee was not paid or it is not applicable. Since SWQR was added onto the Posse Building Permit process in 2017, it could not be configured to match the original plan review process.
Who do I hire to do the Appendix B and be the ESCP coordinator?
There is no ground disturbance, why do I need to route to SWQ? (What is ground disturbance?)
“Ground Disturbance” can be anything from digging; breaking up existing grass, concrete, or asphalt; exposing bare soil; heavy truck access; excavation; equipment storage/staging; demolition of existing foundations and/or structures; construction of new structures; grading; grubbing; and stockpiling. Remember, the ESCP requirement is not limited to projects with Ground Disturbance.”
Why is an ESCP required for concrete topping over the existing slab?
If my project is a Minor Development, do I still need to submit the Appendix G1?
Why are wood decks considered as Impervious Surface? Doesn’t rainwater drain in between the wood spacing and then absorbed by the soil/dirt underneath?
Can I use pervious pavers on my driveway to reduce the total impervious surface of my property?
What forms do I need to close the permit?
Why is my ESCP certification expired? How do I renew it?
Do I need to provide the ESCP Coordinator now, or when the contractor is selected?
How do I resign from being the ESCP Coordinator?
Is it a violation for my neighbor to drain the rain water from their property into my property?
The City does not get involved with drainage issues between private property owners. It is a civil matter between the private parties.