Building a New Home on Oahu: Lot Checks, Permits and Your Builder

What should I check on a lot before I build?

DPP's Property Search shows a parcel's zoning, flood hazard, special districts and management areas, lot size, existing permits and notices of violation. Read those before you plan a house, because each one shapes what can be built and how it is reviewed.

Lot coverage is part of the same check. DPP's building permit FAQ says impervious surfaces, including rooftops, driveways and patios, must not exceed 75% of the zoning lot area.

Is my lot in the Special Management Area?

The Special Management Area (SMA) extends inland from the shoreline, and DPP's Property Information Map has an SMA layer. According to DPP, building up to two dwellings with less than 7,500 square feet of floor area is generally exempt from an SMA permit if the lot is not a shoreline lot, is not in flood zone V or VE, and is not susceptible to 0.5 feet of sea level rise on the State's viewer. Otherwise, SMA development with a total valuation up to $500,000 needs a minor SMA permit, and anything above that a major SMA permit.

Shoreline lots also carry a shoreline setback: 60 feet inland from the certified shoreline, and on eroding coasts outside the Primary Urban Center up to 130 feet. DPP accepts SMA and shoreline setback determination requests through HNL Build.

How does the building permit work for a new house?

A new house needs a building permit with plans, submitted through HNL Build. DPP lists several routes and checks:

• CivCheck. New single-family, two-family and duplex construction is eligible for DPP's free AI pre-screening, and DPP says CivCheck is required only for the first submission.
• OTR-60. An optional DPP process that limits agency review to one cycle for new construction and renovation of single-family and two-family detached dwellings submitted through ePlans. Projects in a flood zone are not eligible, and the applicant asserts that all comments are addressed, with compliance checked by inspection.
• Stamped plans, which DPP requires above set values and for any work in a special management area, flood hazard area or special design district.
• Agency reviews, including the Board of Water Supply, the Wastewater Branch, the Civil Engineering Branch and the Honolulu Fire Department for fire access.

DPP describes permit times as highly variable, depending on factors such as whether the drawings are clear and complete, the size and complexity of the project, and whether it complies with the regulations.

What must a new Oahu home include?

Some requirements apply to every new single-family house. DPP's FAQ says solar water heaters are required for all new single-family dwellings under Act 204, and the plans must show the materials and methods (MM) number of the solar hot water panel. No more than one electrical meter may be installed per legal dwelling unit.

Setbacks, parking and floor area come from the Land Use Ordinance. DPP's general setback rule for dwellings is 10 feet from the front property line and 5 feet from the side and rear, with larger side and rear yards where the floor area ratio exceeds 0.6.

Can I build my own house as an owner-builder?

Hawaii lets an owner or lessee act as their own general contractor on a building for their own use, under HRS §444-2.5. The disclosure in HRS §444-9.1 sets out the terms: you must supervise the work yourself, hire licensed subcontractors, have electrical and plumbing done by licensed contractors, and treat any unlicensed worker as your employee. If you sell or lease the house within one year of completion, the law presumes it was built for sale or lease, which violates the exemption.

If you would rather not carry that responsibility, hire a licensed general building contractor. HRS §444-7 defines that role as work on a structure that requires more than two unrelated building trades or crafts, or superintending the whole or any part of it. Check the license before you sign, and compare written estimates line by line.

Building with Ward Design Center

Ward Design Center builds custom homes and other residential new construction on Oahu under Hawaii Class B general building contractor licence CT-39936. A new build starts with a site visit to look at the land, access and utilities. From there we prepare the design, handle the DPP building permit and build the home, with licensed trade partners doing the electrical and plumbing under our supervision. Every new home is quoted after a site visit; your written estimate is the price that counts. See custom homes and new builds, read about building in Hawaii Kai and Ewa Beach, or request a free estimate.