Department of Planning and Permitting

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?

Building permits are required based on ROH Chapter 18.

This page provides general guidelines.

Yes, per ROH Chapter 18 you will need a building permit if you are doing an addition.

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.

Fences greater than 6 feet in height and walls greater than 30 inches in height require a building permit. Refer to ROH Chapter 18.

Yes, per ROH Chapter 18 you will need a building permit for a deck.

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.

Yes, a building permit would be required, for renovations, alterations, additions or new structures. Please refer to ROH Chapter 18.

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.

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).

Yes, building permits are required based on ROH Chapter 18.

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)

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.

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.

No more than 1 electrical watt-hour meter shall be installed per legal dwelling unit.

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.

See the chart in Land Use Ordinance Section 21-3.70-1(3)(D).

Only one kitchen allowed per dwelling unit, according to the definition of “dwelling unit” in Article 10 of the Land Use Ordinance.

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).

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.

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

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.

Plan review fee is required when a plan or other data is required to be submitted and reviewed. Refer to ROH Chapter 18.

  1. Contractor’s Statement with all required contractors to sign and fill out phases.
  2. Supplemental Information Sheet
  3. Original or certificate-based digital signatures on plan
  4. Check payable to the City and County of Honolulu

Make checks payable to the City and County of Honolulu.

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

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.

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.

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.

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:

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.

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.

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.

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.

All projects that require plans require the Supplemental Information Form to be provided prior to permit issuance.

After a Building Permit Application has been submitted, plans may only be submitted via ePlans. 

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.

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.

See the Building Permit Plan Format Checklist and also refer to ROH Chapter 18, Sections 18-4.2 and 18-4.3.

All signatures required pursuant to HAR 16-115-9(e) must be original signatures or certifiate-based digital signatures.

ESCP forms can be found here.

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.

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.

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.

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

The ePlans website to log in can be found here.

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.

You may contact eplans@honolulu.gov for assistance or 808-768-3123

Plans do not meet the Building Plan Format Checklist

With the ePlans upgrade to version 9.4, there are no special requriement to use the program. 

Only the person listed as the applicant and others included by the applicant for viewing only and our review staff can view the project.

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.

The ePlans service is absolutely FREE.

Note: Plan review and permit fees per ROH 18 still apply.

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.

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.

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.

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.

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.

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.

Yes, all projects that do not qualify for an instant online permit, will have to use ePlans for electronic plan 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.

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

The Building Permit review process is broken into review cycles. 

  1. The applicant submits the electronic plans for review to the agency.
  2. The review coordinator sends the electronic task to the building examiner and all other reviewing agencies.
  3. 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 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?

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.

  1. 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.
  2. 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.

To find the staff assigned to your project, please go to our Building Permit Search and:

  1. Provide the application/permit number or TMK of your project location.
  2. See the Details tab.
  3. In the 3rd section under Details, you can find the Staff Assignment.

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. 

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.

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)

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.

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)

Typically, a general contractor is required when more than 2 specialty contractors are required. See HAR §16-77-33(b) for more info

You may verify if your contractor is licensed via the DCCA website. You will need to know your contractor’s license number or name.

Refer to HAR §16-77-4.

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.

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.

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.

“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.

No, as the building or structure must be for your own use and occupancy per HRS Section 444-2.5.

All electrical and plumbing work must be performed by contractors licensed by the State of Hawaii per HRS Chapter 444 and 448E.

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.

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

Contact your assigned building inspector.

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.

Refer to the Inspection Scheduling section here.

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.

You can find a list of certified ESCP coordinators at the DFM Storm Water Quality website.

Special Assignment Inspection is a process which allows construction to proceed prior to obtaining a building permit if the requirements of ROH Section 18-3.1(c) are met and DPP has approved. Submit the SAI form along with a check for $1000.00 to the Fasi Municipal Building 12th Floor for approval.

  • 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

You will need to submit a signed letter to the department from the applicant or owner with the following information:

  1. Application Number
  2. TMK
  3. Address
  4. Project Description

Click here to view the steps and documents required to submit a refund.

Property Information and Existing Plans

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.

You can obtain your TMK by using this GIS map and search using your address.

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.

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.

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.

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

Please contact 808-768-8272 or submit a Records Request and submit to the Data Access Imaging Branch.

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.

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.

You can contact our Code Compliance Branch at dppfines@honolulu.gov or 808-768-8110.

Contact Information

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.

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

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.

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.

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.

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.

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.

  1. Prepare your document using this template. All the items required on the document can be found on the current deed of the property.
  2. Notarize your document.
  3. 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).
  4. When receiving the document back, there should be 3 stamps on the paper which you must submit with your application.

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.

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.

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.

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).

Yes, an ADU may not be rented for less than a six month period.

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.

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.

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.

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.

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.

Yes, a building permit is required to convert an Ohana Dwelling Unit, an accessory structure or an interior room into 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.

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.

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.

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.

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.

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.

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

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.

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.

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.

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.

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

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.

“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).

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.

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.

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.

One laundry room is allowed per dwelling unit.

One wet bar is allowed per dwelling unit.

A wet bar may only have a sink and refrigerator. It can’t have a heating element or a 220-volt outlet.

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.

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 lotTwo or more dwelling units on a zoning lot
Up to 6,99942
7,000 to 9,99963
10,000 and up84

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.

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.

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.

On December 23, 2020, Ordinance 20-41 was adopted, which repealed and replaced the parking requirements enumerated in Article 6 of the LUO. Based on this Ordinance, a single-family dwelling within a Residential District requires one parking space for every 1,000 square feet of floor area. We suggest reviewing Ordinance 20-41 for more specific details on applicable parking requirements.

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.

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.

If your home has an FAR of 0.6 to 0.7, then you must live in it. It must be occupied by the owner. The claim form for home exemptions can be found at the Department of Budget and Fiscal Services Real Property Assessment Division’s Forms page.

Yes.

Yes.

CIVIL ENGINEERING

Trenching / Excavation of City ROW

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.

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.

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)

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).

Trenching permits expire one year after the date of issue and needs to be renewed if work is not complete before the expiration date. To renew, submit:
  • a signed application
  • permit fee, if applicable
  • Appendix A, unless project is Minor Development
New utility clearances are required if work was not started under the original permit or if the plans have been revised.
Schedule a final inspection with your assigned inspector to initiate the closure of your permit. Once the inspector is satisfied that work is complete per the plans and the right-of-way is restored to city standards, the inspector will submit permit documents for closure. See the Rules Related to Water Quality for additional permit closure requirements.

Grading, Grubbing, Stockpiling

  • Property owner name & address
  • Site location map, address, & tax map key (TMK)
  • Property lines, dimensions, easements
  • Limits of grading, graded & disturbed areas
  • Earthwork summary
    earthwork summary stamp
  • 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.

Notice of Intent (NOI) or Notice of General Permit Coverage (NGPC) from the State Department of Health for all projects that:
  • disturb one acre or more of land, or
  • discharge of hydrotesting water, or
  • discharge associated with construction activity dewatering.
soils report, prepared by a licensed professional engineer when:
  • 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
An engineering slope hazard report prepared by a licensed professional engineer is required when

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 when

grading is proposed on a slide lot.

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.

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.

  • 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

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.

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
Schedule a final inspection with your assigned inspector to initiate the closure of your permit. Once the inspector is satisfied that work is complete per the plans and BMPs are removed, the inspector will submit permit documents for closure. See the Rules Related to Water Quality for additional permit closure requirements.

Bond, Fee, and Insurance

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.

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.

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.

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.

Email DppCivilEngineering@honolulu.gov for the most prompt response. Please include any photos if relevant to your question.

Surface Encroachment in City ROW

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.

Contact your inspector as listed on your violation, as shown below.

notice of violation, indicating inspector name and phone number in lower right hand corner of printed text on violation

Other Inquiries

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.

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.

ZONING CODE

You can start by looking at the Master Use Table located at the beginning of Article 3 of the Land Use Ordinance (LUO). This table shows the types of uses and structures allowed within each zoning district. Some, but not all, of these are defined in Article 10 of the LUO. Some require permits or are subject to standards contained in Article 5 of the LUO. Although a use might be permitted in a zoning district, it still must comply with all other applicable LUO requirements, including development standards, parking and loading requirements, and design standards if located within a special district. General development standards are contained in Article 4 of the LUO, and district-specific development standards are found in Article 3. Parking and loading requirements are contained in Article 6Article 9 of the LUO contains the special district regulations. Development which was legally established under prior zoning regulations, but which is no longer allowed, is considered “nonconforming.” These structures, activities and uses are “grandfathered,” and may be continued subject to regulations in Section 21-4.110.
The answer depends on the property’s zoning, how many houses are located on your property, and the size of the lot. It is often best to call or write the DPP about your situation, since you may need zoning research services to determine the circumstances affecting your house. As long as the lot is a “legal lot of record,” then one single-family dwelling is permitted in zoning districts where this use is permitted; as indicated in the Master Use Table in Article 3. In these zoning districts, if there is only one house on the lot, it can be rebuilt provided all Land Use Ordinance (LUO) standards are met: these include height, required yard setbacks, maximum lot coverage and off-street parking. The house can be rebuilt even if the lot does not meet the minimum requirements for lot dimensions or size. Some zoning districts allow two houses to be physically joined to each other (called “two-family dwellings”) on a single lot if the lot is at least a certain size as indicated in Article 3 of the LUO. When the zoning permits two-family dwellings, both homes can be rebuilt, provided they remain physically joined and all LUO standards are met. Two physically separated houses can only be built on those lots with at least twice the zoning’s minimum lot size for a single-family dwelling. If a lot contains more legally built dwellings than the zoning now permits, then the existing units are considered “nonconforming dwelling units,” regulated under LUO Section 21-4.110(d). If a nonconforming dwelling unit is destroyed, by any means, it cannot be rebuilt since only the maximum number of dwellings allowed by the current zoning may remain on the lot or be rebuilt. However, a nonconforming dwelling unit can still be repaired, altered, enlarged or moved, provided all applicable development standards are met.

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.

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.

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.

Signs are regulated by Article 7 of the Land Use Ordinance (LUO). You will need to know the zoning district where your establishment is located, since allowable signs are determined by the zoning of the property. Based on your zoning, the LUO will tell you what kind of sign(s) you can have, how many, where they can be placed, and how big they can be. Only those signs specifically permitted by the LUO are allowed, and your sign MUST be located on your establishment’s space. There are also special sign requirements for the Haleiwa and Chinatown Special Districts (LUO Sections 21-9.60-12(d) and 21-9.90-4(g), respectively). A few uses have their own unique sign standards: outdoor automobile sales; automobile service stations, gasoline sales and car washes; gasoline sales accessory to a convenience store; drive-in theaters; theaters; and multi-level shopping centers. Your sign is regulated if it can be seen from a street, another public place, or the parking lot of a neighbor’s property. However, not all signs require a permit. Refer to LUO Section 21-7.60(b) for a complete list of sign types that do not require a sign permit. All other types of signs DO require an approved sign permit.

SHORT TERM RENTAL

Registration as a STR

Registration became available online at our STR website starting October 24, 2022.
There is no deadline 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).

First check the STR Eligibility Map. If still unsure, you may submit a zoning verification request to request confirmation of a nonconforming status. The cost for a zoning verification (written) is $300. Please indicate under Requesting Additional Information “STR”.  Contact (808) 768-8015 for the Land Use Permits Division for any questions.

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.

No, each eligible unit must be registered separately.
Yes. The property owner or authorized association may submit a written request to the department to remove their property from the registration system.

Changes to an Owner/Operator of a Valid STR License

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

“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.

Upon expiration in 2024, NUCs will have to be renewed annually.
A NUC for a transient vacation unit or bed and breakfast home that has been issued, may be renewed by a new owner, operator, or propietor of the transient vacation unit or bed and breakfast home, so long as the owner, operator, or propietor renews the NUC prior to its expiration.

Refer to Ordinance 22-7 to review the list of requirements.

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.

For general questions about NUCs, please email NUC@honolulu.gov or call (808) 768-9370.

Tax Payments for STR

Any tax related questions should be directed to their respective office:

Advertisements for STRs and NUCs

  • 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.

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

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.

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?

For general questions, including registration and renewal, please email STR@honolulu.gov or call our STR Enforcement Branch at (808) 768-STVR (7887).
 

General Excise Tax

Qualified persons or firms involved in eligible housing projects are eligible to apply for the GET Exemptions.

“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.

Under the rules, “eligible housing project” covers the following:

  1. 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;
  2. 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;
  3. 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;
  4. 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.

  1. 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
  2. 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.

Exemption for New Construction or Rehabilitation and the Exemption on Rental of Affordable Rental Housing.

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.

  • 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
  • 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.

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 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.

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.

Yes, provided that you comply with the following conditions:

  1. Rental project was previously certified or approved for exemption from GET by the city;
  2. Rental project will continue to meet the income criteria of an existing eligible housing project;
  3. Claimant shall reapply for certification of the existing rental project.

Determination of eligibility for the GET exemption be done within 30 calendar days from the receipt of the application.

The DPP will issue a Notice of Eligibility or Non-Eligibility in writing to the applicant.

No, a separate issuance for a Certification for Exemption is required before being entitled to the GET Exemption.

WASTEWATER

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.

An approved Sewer Capacity Analysis form is a written confirmation of sewer capacity reservation valid for two (2) years from approval date.

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).

Anyone. Owners, architects, engineers, planners, developers, buyers, etc.

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

Yes, on-line payment is available.  However, cash or check payment are accepted.

$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.

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.

Any person that is certified as an ESCP coordinator.  Homeowners can also be the ESCP Coordinator after completing the ESCP training (free of cost) and obtaining their Certificate of Completion. Visit  Web-Based Training Certification for more information.  A public list of professional ESCP Coordinator is also available on the website.
Not all the work is shown on the plans. For instance, residential projects does not have to show the plumbing work for new hook ups to news bathroom, and omit work, such as adding concrete slab (impervious surface), which does not require a building permit, is omitted. Also, if adding floor area such, as enclosing an existing patio or lanai, or converting existing floor area to an ADU, the addition in floor area could result in addition of one or more required off-street parking space(s), which may require land disturbance and increase in impervious surface area.

“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.”

 In general, concrete work is a high risk activity, in terms of pollutant discharge. Past projects have shown that although over existing concrete, pouring concrete (> 120 sf) pose a greater potential for contaminants to leave the work area. An ESCP is required to ensure pollutants and contaminants do not leave the site.
 
If your project is adding or replacing impervious surfaces then an Appendix G1 is required. Example: New carport over existing concrete
Majority of the deck surface is an impervious surface. The surface tension of the deck material prevents 100% of the rain water from reaching the ground.
Yes. However, additional documentation is required to ascertain the subsurface soil is suitable and the design is structurally sound for vehicular load, without affecting the integrity of the adjacent foundation and structures.
The Appendix C and the Letter of Compliance (LOC) must be emailed to dpp.npdes@honolulu.gov.
ESCP Certifications expire at the end of each year.  The annual certification training program was intended to address concerns raised by the professional community regarding liability insurance coverage of performing “inspections”, which is why some professionals will not offer the services of an ESCP Coordinator. Click on the link: Certification Training Portal ,to renew your certified ESCP Coordinator. This is a new website so you will have to create an account and new login to begin.
The ESCP Coordinator is required during the building application review process. The Appendix B document will not be approved without a certified ESCP Coordinator. When the ESCP review is approved, an automatic email is sent to the coordinator, to ascertain the person designated is not fake. The ESCP Coordinator can be subsequently changed, by submitting an Appendix A.
Notify the owner in writing, include the effective date, and send a copy to dpp.npdes@honolulu.gov.  The SWQ inspector will be notified and if there is no ESCP Coordinator, the inspector may issue a Notice of Violation with a “Stop Work” order until a new ESCP Coordinator is designated.  Alternatively, the owner can become the ESCP Coordinator, after passing the certification training for the ESCP Coordinator.

The City does not get involved with drainage issues between private property owners. It is a civil matter between the private parties.

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