Honolulu Condo Renovation: AOAO Approval and What to Expect

What does Hawaii law say about condo renovations?

Hawaii's condominium law, HRS section 514B-140, sets three basic rules. Your declaration can add to them, so read it alongside the statute.

• No owner may do work that could jeopardize the soundness or safety of the property, reduce its value or impair an easement, as reasonably determined by the board.
• Material additions or alterations need the written consent of 67% of the unit owners, the consent of every owner whose unit or limited common element is directly affected, and the board's approval.
• Nonmaterial additions or alterations, including changes made within your unit, need approval only by the board, plus any percentage or group of owners your declaration or bylaws require. The board may not unreasonably withhold that approval.

The law defines a nonmaterial change as one that does not jeopardize safety, reduce value, impair an easement, detract from the appearance of the project, or directly affect a nonconsenting owner.

Whether a particular change counts as material is a question for your board and your documents, not your contractor. Whether your building is in Kaka'ako, Ala Moana or Waikiki, the state rules are the same, but each building's documents differ.

Is AOAO approval the same as a City permit?

No. They are two separate approvals, and neither replaces the other. The association approves the work under its documents and house rules. The City and County of Honolulu Department of Planning and Permitting (DPP) issues any building permit the work needs.

DPP exempts painting, cabinet work and floor covering from a building permit. Plumbing and electrical work outside its small-repair limits needs one, and all plumbing and electrical work must be done by state-licensed contractors. DPP also says the owner-builder exemption does not apply to a unit in an apartment building. Our guide to bathroom remodel permits in Honolulu covers the City side in detail.

What do Honolulu condo renovation rules usually cover?

Every building writes its own rules, so ask the resident manager or managing agent for the current renovation guidelines, house rules and application form before you design anything. Most buildings set:

• Work hours and noise limits.
• Elevator and loading-dock reservations for materials and debris.
• Advance scheduling for any water shutdown.
• Proof of the contractor's license and a certificate of insurance.
• Limits on flooring type, often for noise between floors.

If you plan to move plumbing, ask whether the building has a plumbing riser diagram for your stack. It shows where the shared lines run.

Can I move plumbing in a Honolulu condo?

Sometimes, but it is the change most likely to slow an approval. In a condo tower, drain lines for toilets, sinks and tubs usually connect to shared stacks that serve other units, which limits how far fixtures can move.

Moving plumbing also brings in the City: new plumbing work generally needs a building permit, and a licensed plumbing contractor must do it. If a material alteration directly affects a neighbor's unit, the statute requires that owner's consent.

Keeping fixtures where they are is usually the faster route. Our pages on condo bathroom remodeling in Honolulu and condo kitchen remodeling in Honolulu show what can change within those limits.

How long does condo approval take?

There is no single answer. The timing is set by your building: how often the board or managing agent reviews applications, and what they ask to see. If the work needs a City permit, DPP describes its review times as highly variable. Most buildings want to see the permit before work starts, so plan for both.

What should I prepare before applying?

• A written scope of work, room by room.
• Drawings or a layout showing what changes, especially any plumbing or electrical changes.
• Product information for flooring and underlayment, if your building restricts flooring.
• Your contractor's license number and certificate of insurance. If your association asks, we can provide our license and insurance documents.
• A proposed schedule that fits the building's work hours.

Planning a Honolulu condo remodel?

We remodel condo kitchens and bathrooms in Honolulu, and we work through the association's requirements with you before the schedule is set. See remodeling in Honolulu, or request a free estimate.