Hawaii offers breathtaking locations but unique permitting challenges — coastal exposure, multiple jurisdictions (city, county, state), and strong environmental and planning rules. If you’re a builder, contractor, or developer working here, knowing how permits are issued, what triggers one, and how to navigate local plus state requirements is key to keeping projects on schedule and compliant.
Let’s dive into Hawaii building permit requirements, fees, and more:
Who issues building permits in Hawaii?
Permitting in Hawaii is local and state blended.
- The State Building Code Council (BCC) establishes the base codes — building, fire, plumbing, electrical, energy — that all counties must follow.
- Building permits themselves are issued by county-level departments (or city/county, depending on the island). For example, Honolulu’s Department of Planning and Permitting issues permits for Oʻahu.
- On islands like Maui, Kauai, Hawaii (the Big Island), etc., the respective county building divisions manage applications, plan review, inspections, and enforcement.
When do you need a building permit in Hawaii?
In Hawaii, most construction, structural changes, or utility systems work need a permit.
Expect to need a permit for work including:
- New construction (homes, commercial, multi-use)
- Additions or remodeling that affect structure (load-bearing walls, foundations, roof changes)
- Electrical, plumbing, mechanical, and HVAC work
- Demolition or relocation of structures
- Exterior work like significant siding, window or door replacement in special zones (flood zones, special management areas)
There are also exemptions. For example, in Honolulu, minor repair work, small tool/storage sheds under a certain size, fences under 6 feet, non‐structural replacements, or work below certain valuation thresholds may not require full plan review or may be exempt entirely.
Hawaii building permit requirements
To pull a permit in Hawaii, you’ll need to prepare and submit several key documents and meet local and state-founded standards.
Requirements vary by county but often include:
- A completed permit application specific to the county or city department
- Construction drawings: architectural plans, structural plans, site layout, elevations, etc.
- Engineering or architect-stamped plans if structural systems are involved, or if thresholds (valuation or size) are exceeded, especially in Honolulu.
- Proof of compliance with state building codes administered by the State Building Code Council, including building, plumbing, mechanical, electrical, and energy codes.
- Site plan showing setbacks, property boundaries, flood risk, utility connections, drainage, etc.
- Contractor licensing information or registration as required by the county (some work may require licensed professionals)
- Any additional approvals required by other authorities
Hawaii building permit costs
Hawaii building permit fees depend heavily on county, project valuation, type of permit, and whether plan review or specialized environmental or coastal zones apply.
Key cost factors include:
- Base permit fee tied to project valuation (size, cost, complexity)
- Plan review fees
- Inspection fees
- Additional fees for special conditions: flood zone, special management areas, environmental mitigation, etc.
- Technology or surcharge fees for electronic plan review, state code administration etc.
Unique considerations when permitting in Hawaii
Special Management Areas (SMA)
Much of Hawaii’s coastal property lies within SMAs, which require additional approvals under the Hawaii Coastal Zone Management Program. Projects near the shoreline often need environmental assessments or SMA permits before building permits can even be reviewed (planning.honolulu.gov).
Flood and hurricane resilience
Because of Hawaii’s exposure to tropical storms and hurricanes, building codes emphasize wind resistance, flood-proofing, and anchoring requirements. Projects in FEMA flood zones must demonstrate compliance with both county floodplain ordinances and state building codes.
Cultural and environmental review
Construction on or near culturally sensitive sites may require additional consultation under the Hawaii State Historic Preservation Division (SHPD). Environmental reviews are also common, particularly for large developments or projects in conservation areas.
Energy efficiency and solar requirements
Hawaii enforces strict energy codes, and solar water heating systems are required for most new single-family homes under state law.
How to get a building permit in Hawaii
Here’s a roadmap contractors, builders, and developers can follow to get a permit in Hawaii efficiently:
- Identify the correct jurisdiction
Find out which county department handles permitting for your project’s location. - Determine whether a permit is required
Check the local building department’s rules and exemptions to avoid applying for unnecessary permits. - Gather all required documents
Architectural/structural plans, site plan, licensed contractor information, compliance documents (e.g. energy, flood, environmental), any required engineer/architect stamps. - Submit the permit application
A lot of counties support online or electronic plan submittals, but some counties may still require paper or mixed processes. - Plan review & corrections
The building department will review your submission for compliance. If there are issues, you’ll get reviewer comments and must correct and resubmit. - Fee payment & permit issuance
Once plans are approved and fees are paid, you receive the permit and can begin construction.
- Inspections during construction
Schedule inspections as required (foundation, framing, mechanical, plumbing, electrical, etc.).
