Do You Need a Permit to Remodel a Bathroom in Honolulu?

What bathroom work is exempt from a permit in Honolulu?

Section 18-3.1(b) of the Revised Ordinances of Honolulu (ROH) lists work that does not need a building permit. DPP summarizes the items that commonly apply, and these are the ones that matter in a bathroom:

• Painting, cabinet work, floor covering, and replacement of windows or doors.
• Repairs using similar or the same materials for maintenance, up to $10,000 in valuation in any 12-month period, that do not affect any electrical or plumbing installations.
• Electrical repair work by a licensed electrical contractor, not involving service entrance equipment, up to $2,500 in any 12-month period.
• Plumbing repair work by a licensed plumbing contractor, up to $2,500 in any 12-month period.

DPP adds that even when a permit is not required, the work must still follow the City's laws and ordinances.

Which bathroom projects usually need a permit?

Under ROH 18-3.1(a), a permit is required to alter, repair or improve a building, and for any electrical or plumbing work that is not exempted. In a bathroom, that typically looks like this:

If your project sits near the line, DPP is the authority. We tell you which side of the line your bathroom is on at the estimate visit, before you have a price in mind.

Who is allowed to do bathroom plumbing and electrical work?

DPP's answer is direct: all electrical and plumbing work must be performed by contractors licensed by the State of Hawaii, under Hawaii Revised Statutes chapters 444 and 448E.

DPP also says the owner-builder exemption does not apply to a unit in an apartment building, because the structure must be for the owner's own use and occupancy.

At Ward Design Center, electrical and plumbing work is done by licensed trade partners under our supervision. Before you hire anyone, our guide on how to check an Oahu remodeling contractor shows how to look up a license.

How much does a bathroom permit cost in Honolulu?

DPP calculates building permit fees from the project's value, meaning the fair market value of labor and materials. Projects that require plans also pay a plan review fee of 20% of the building permit fee, up to a maximum of $25,000.

You can estimate both with the DPP Building Permit Fee Calculator. Enter the value of the work and it shows the permit and plan review fees.

How long does a bathroom permit take?

DPP says the time to obtain a building permit is highly variable. It depends on how clear and complete the plans are, the project's size and complexity, outside agency approvals and DPP's backlog.

Some projects qualify for an Instant Online Permit, issued at the end of the online application. DPP limits these to qualifying scopes of work, mostly on single-family homes, on properties outside a flood zone with no advisory or warning, where the estimated value of work is no more than $75,000.

Once any permit is approved and materials have arrived, most bathroom remodels take 2–4 weeks on site. A tub-to-shower conversion typically takes 3–5 days.

Does a condo bathroom need more than a City permit?

Usually, yes. Your association's approval is separate from the City permit. Under Hawaii Revised Statutes section 514B-140, changes made within a unit need approval by the board, plus anything your declaration or bylaws require, and the board may not unreasonably withhold it. Material alterations need much more: the written consent of 67% of unit owners, every directly affected owner, and the board.

See our guide to Honolulu condo renovation and AOAO approval for what buildings typically ask for.

What about a bathroom near the coast?

Properties near the shore can sit in the Special Management Area (SMA). DPP lists repair, maintenance and interior alterations among the work generally exempt from an SMA permit, so a bathroom remodel inside the house does not usually need one. A building permit may still apply. If you are unsure, DPP accepts an SMA Permit Determination request.

How do I check my project before I start?

• Look up your property on DPP's property search for its flood zone, SMA status and any warnings or advisories.
• Describe the work to DPP's Permit Center, at 808-768-8220 or 808-768-3126.
• Ask your contractor, in writing, whether the job needs a permit and who will apply for it.

To plan the rest of the project, see our bathroom remodeling service, or request a free estimate.