Bolthole Index

Hawaii County, Hawaii

Building permits, zoning and land rules in Hawaii County, Hawaii

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Hawaii County, Hawaii requires a building permit for nearly all residential construction, administered by the Department of Public Works Building Division at offices in Hilo and Kona12. The county has zoned countywide under Chapter 25, with rules that vary by district, from a 7,500-square-foot minimum lot in the RS district to 5 acres in the A agricultural district345. Septic systems are permitted entirely by the state Department of Health's Wastewater Branch, not the county, with a $100 filing fee for a new system67.

At a glance

Building permit
Required to erect, alter or demolish most residential structures; issued by the Building Division (DPW), Hilo or Kona12
Zoning
Countywide under Chapter 25; rules vary by zoning district and special district38
Septic permit
State DOH Wastewater Branch; $100 filing fee for a new individual wastewater system67
Tiny home
Allowed as a single dwelling unit under Appendix Q: 500 sq ft or less excluding lofts, no more than one loft9
Mobile dwelling
County construction and health-housing codes apply, with an exception for occupancy under 30 days in one location outside a licensed mobile-home park10
Accessory dwelling / 'ohana
Allowed in RS, RD, RA, FA and A districts, up to 1,250 sq ft, max 3 per building site11
Minimum lot for a house
7,500 sq ft in the RS district; 5 acres in the A agricultural district45
Owner-builder
Available with county registration; you supervise construction and hire licensed subs for licensed work1213

Who to call

Building permits

Hawaii County Department of Public Works, Building Division (Hilo)

Building, electrical and plumbing permits and inspections for single-family and two-family residential dwellings and accessory structures on the east side of Hawaii Island; apply and pay online at Papa'aukahi

(808) 961-8331

Aupuni Center, 101 Pauahi Street, Suite 7, Hilo, Hawaiʻi 96720

Online permits →

Building permits

Hawaii County Department of Public Works, Building Division (Kona)

Building, electrical and plumbing permits and inspections for single-family and two-family residential dwellings and accessory structures on the west side of Hawaii Island

(808) 323-4720

74-5044 Ane Keohokālole Highway, Bldg E, 1st Floor, Kailua, Hawaiʻi 96740 (West Hawaiʻi Civic Center)

Online permits →

Planning & zoning

Hawaii County Planning Department

Zoning review under Chapter 25, Special Management Area review, and Additional Farm Dwelling Agreement / 'Ohana dwelling approval before a second-dwelling building permit; reachable in Hilo or, for west Hawaii, at (808) 323-4770

(808) 961-8288

Floodplain permits

Hawaii County Department of Public Works, Engineering Division

Reviews proposed improvements within FEMA-designated floodplains; reachable in Hilo or, for west Hawaii, at (808) 323-4850

(808) 961-8327

Septic permits

Wastewater Branch, Environmental Management Division, Hawaii Dept. of Health

Reviews and approves individual wastewater system (septic/cesspool) plans statewide, including for Hawaii County; a civil engineer must design and submit plans before a building permit can be finalized

(808) 322-1963

Online permits →

Contact details are copied from each office’s official page and were checked against it on September 28, 2026.

Do you need a building permit in Hawaii County, Hawaii?

Yes: Hawaii County requires a permit to erect, construct, enlarge, alter, repair, convert, move or demolish nearly any building or structure, covering both single-family and two-family homes and their accessory structures2. A short list of work is exempt, including temporary construction structures, like-for-like re-roofing and siding, playground equipment, certain solar-component replacements, and qualifying non-potable water tanks or catchment systems2. The Building Division's own guidelines add more exempt work: fences 6 feet or less, and repairs that replace existing components with similar materials without exceeding $4,000 in valuation in any 12-month period14. Permit fees scale with a project's valuation, starting at $10 for work valued up to $500 and $10 plus $1.50 per additional $100 (or fraction) for work between $501 and $2,00014. Work cannot begin until the county issues a permit placard and you post it at the job site2.

Who is the Hawaii County building department, and how do you reach them?

The Building Division of the Department of Public Works runs two offices covering the island: Hilo, at the Aupuni Center, 101 Pauahi Street, Suite 7, reachable at (808) 961-8331, and Kona, at the West Hawaiʻi Civic Center, 74-5044 Ane Keohokālole Highway, Building E, 1st Floor, reachable at (808) 323-47201415. Both offices take counter visits on weekdays from 7:45 a.m., and applications can also be submitted and paid online through Papa'aukahi14. Once you're in the review process, expect to route through more than one agency: the Planning Department checks zoning, Special Management Area status, and any 'Ohana or Additional Farm Dwelling Agreement needs, at (808) 961-8288 in Hilo or (808) 323-4770 in Kona, and the Engineering Division reviews floodplain-affected sites at (808) 961-8327 in Hilo or (808) 323-4850 in Kona1617.

Does Hawaii County have zoning, and what does that mean for your build?

Yes: Hawaii County has zoned the entire county under Chapter 25 of the county code, with rules that vary by district, including village and project special districts like Pāhoa's318. In the RS single-family residential district, the minimum building-site area is 7,500 square feet, with a 35-foot height limit and yards that scale with lot size (15-foot front/rear and 8-foot side yards on 7,500-9,999-square-foot lots, up to 25-foot front/rear and 15-foot side yards on lots of 20,000 square feet or more)41920. The A agricultural district needs at least 5 acres, with a 35-foot height limit for residential structures and 45 feet for other structures (up to 100 feet for a nonresidential agricultural structure with director approval)521. An accessory dwelling unit ('ohana) is allowed on a building site in the RS, RD, RA, FA and A districts, up to 1,250 square feet of living area and up to three per site, provided the site has an approved sewage-disposal system and water source and passes a final inspection before use11. We could not confirm a countywide minimum floor area for an ordinary dwelling; ask the Planning Department what the parcel's district allows before designing around a very small home16.

How do septic permits work in Hawaii County?

Hawaii County has no county septic office; individual wastewater systems (septic tanks, cesspools and similar) statewide are permitted and regulated by the state Department of Health's Wastewater Branch, not the county6. A licensed civil engineer must design and submit plans for review and approval, and a new system, treatment unit or disposal system carries a $100 nonrefundable filing fee7. After construction, the engineer must submit a final inspection report within 30 days, and no one may use the system until the department authorizes it in writing22. Soils here make this the first thing to plan around: only 3% of Hawaii County's soils are rated without severe limitations for a conventional septic drain field, even though 90% of the county's land sits at a gentle 15% slope or less2324. Approved alternatives include aerobic treatment units, passive aerobic systems, bioreactor gardens, and composting or incinerator toilets, though composting and incinerator toilets only treat toilet waste, so shower and kitchen wastewater still needs its own treatment and disposal25. Properties near the county's sewer system may be required to connect instead of installing an individual system, so check with County Environmental Management before you design around a septic system2.

Can you live in an RV or tiny home on your land in Hawaii County?

A tiny house is a recognized single dwelling unit in Hawaii County under Appendix Q of the residential building code: 500 square feet or less excluding lofts, with no more than one loft, and a tiny house with a loft may only be used as a detached single-family dwelling9. Every other county building, zoning, health, wastewater and permit requirement still applies to a tiny house, so it needs the same building permit, septic approval and zoning review as any other dwelling9. Hawaii County treats a manufactured home or similar transportable dwelling as a mobile dwelling: county construction-code and public-health housing requirements apply unless it is in a licensed mobile-home park or occupied for dwelling or sleeping purposes outside one for less than 30 days in any one location10. The under-30-day provision is a narrow code exception for mobile dwellings, not a general permission for every kind of private-land camping26. State law separately bars vehicle habitation on public property between 6:00 p.m. and 6:00 a.m. and requires authorization for both parking and habitation on private property27. Ask the Planning Department to confirm how these rules apply to a specific RV and parcel before relying on it as a residence16.

Building a home in Hawaii County: the steps, in order

First, confirm your parcel's zoning district, any Special Management Area status, and whether an 'Ohana or Additional Farm Dwelling Agreement applies, by calling the Planning Department at (808) 961-8288 in Hilo or (808) 323-4770 in Kona16. Second, if you're not on county sewer, have a licensed civil engineer design your individual wastewater system and submit it to the state Wastewater Branch, with a $100 filing fee for a new system, before you apply for your building permit728. Third, if any part of your site sits in a FEMA-designated floodplain, get an official Flood Zone Determination from the Engineering Division before you finalize your design2917. Fourth, submit your building permit worksheet and construction plans to the Building Division in Hilo or Kona, online through Papa'aukahi or in person, with fees scaled to your project's valuation starting at $103014. Fifth, once work begins, request inspections 48 to 72 hours ahead of when you need them, covering footing and foundation, slab and under-floor, framing, insulation, lathing and a final inspection3130. Sixth, if you're building your own home under the owner-builder exemption, register with the county, supervise construction yourself, and keep your permit, contracts and payment records for at least 3 years after completion13.

What to check before you buy land in Hawaii County

Soils and septic: with only 3% of the county's soils rated without severe limitations for a conventional drain field, budget for an engineered or alternative wastewater system on most parcels, and get the state Wastewater Branch's input before you commit to a site2328. Water: no well may be constructed and no pump installed without a permit from the Commission on Water Resource Management, and the work itself must be done by a licensed C-57 well driller32. Flood: get an official Flood Zone Determination from the Engineering Division, since a FEMA-designated floodplain carries its own certification and building standards under county code2917. Agricultural exemptions: a genuine farm building on a qualifying commercial farm of at least two contiguous acres can skip the building permit process up to set floor-area limits (5,000 square feet on lots of two acres or less, up 8,000 square feet plus 2% of acreage on larger lots), but the exemption never covers a dwelling and still requires written notice, electrical and plumbing permits, and floodplain compliance33. Rentals: if you're thinking about short-term rental income, know that a short-term vacation rental is only allowed in specific zoning districts with county registration, capped at five bedrooms for rent and stays of 30 consecutive days or less34. Taxes: Hawaii County's effective property tax rate is notably low at about 0.3%, with a median annual bill of $1,392, against farmland that averages roughly $8,886 an acre353637.

Watch-outs

  • Hawaii County's mobile-dwelling exception covers dwelling or sleeping occupancy for less than 30 days in one location outside a licensed mobile-home park; it does not establish a general right to camp in every form on private land26.
  • Hawaii's vehicle-habitation law requires authorization for both parking and habitation on private property, while Hawaii County construction and health-housing requirements may still apply to a mobile dwelling2710.
  • Only 3% of Hawaii County's soils are rated without severe limitations for a conventional septic drain field; get a design from a licensed civil engineer and expect to budget for an engineered or alternative system on most rural parcels2325.

Sources

  1. Residential Building Permit Guidelines (2026 county census)
  2. Residential Building Permit Guidelines, quoted and re-checked
  3. Table of Sections Affected (2026 county census)
  4. Hawaiʻi County Code Chapter 25, Zoning, quoted and re-checked
  5. Hawaiʻi County Code Chapter 25, Zoning, quoted and re-checked
  6. Hawaii DOH Wastewater Branch - Individual Wastewater Systems (2026 county census)
  7. Individual Wastewater Systems, quoted and re-checked
  8. Table of Sections Affected, quoted and re-checked
  9. Hawai‘i County Code, Chapter 5B Residential Building Code, quoted and re-checked
  10. Chapter 25 — Hawai‘i County Code: Zoning, quoted and re-checked
  11. Hawai‘i County Code, Chapter 25 Zoning, quoted and re-checked
  12. Hawaii Revised Statutes 444-2.5 Owner-builder exemption (2026 county census)
  13. Hawaii Revised Statutes §444-2.5 Owner-builder exemption, quoted and re-checked
  14. Hawaii County Department of Public Works, Building Division (Hilo) (records.hawaiicounty.gov)
  15. Hawaii County Department of Public Works, Building Division (Kona) (records.hawaiicounty.gov)
  16. Hawaii County Planning Department (records.hawaiicounty.gov)
  17. Hawaii County Department of Public Works, Engineering Division (records.hawaiicounty.gov)
  18. Table of Sections Affected, quoted and re-checked
  19. Hawaiʻi County Code Chapter 25, Zoning, quoted and re-checked
  20. Hawaiʻi County Code Chapter 25, Zoning, quoted and re-checked
  21. Hawaiʻi County Code Chapter 25, Zoning, quoted and re-checked
  22. Chapter 11-62, Hawaii Administrative Rules, quoted and re-checked
  23. Share of soils without severe limits for a conventional septic drain field (USDA SSURGO): Bolthole Index county data
  24. Share of land at 15% slope or less: Bolthole Index county data
  25. Individual Wastewater Systems, quoted and re-checked
  26. Hawaiʻi County Code, Chapter 25: Zoning, quoted and re-checked
  27. HRS §291C-112: Certain uses of parked vehicles prohibited (Hawaii statewide rule), quoted and re-checked
  28. Wastewater Branch, Environmental Management Division, Hawaii Dept. of Health (records.hawaiicounty.gov)
  29. Residential Building Permit Guidelines, quoted and re-checked
  30. Residential Building Permit Guidelines, quoted and re-checked
  31. Hawai‘i County Code, Chapter 5 Construction Administrative Code, quoted and re-checked
  32. Hawaii Well Construction and Pump Installation Standards (Hawaii statewide rule), quoted and re-checked
  33. Declaration of Compliance: HRS Section 46-88 Relating to Agricultural Structures, quoted and re-checked
  34. Planning Department Rules of Practice and Procedure, Rule 23, quoted and re-checked
  35. Effective property tax rate: Bolthole Index county data
  36. Median property tax bill: Bolthole Index county data
  37. Farmland value per acre (USDA census): Bolthole Index county data

Written September 28, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

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County locator

Hawaii County in Hawaii

58
County map
Hawaii County highlighted among the Hawaii counties · colored by Index score

How Hawaii County scores

Seclusion74100% ev.
Self-Sufficiency5462% ev.
Admin Boringness41100% ev.
Durability4093% ev.
Property Autonomy41100% ev.
Carry Cost59100% ev.

Evidence strength: 90%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$576kTypical home
0.3%Property tax
$8,886Land / acre
12.5% of yrsSevere drought
0 / yr (+0)Mid-century 100°F days
1.16×Wildfire change factor
80%Forward climate coverage
$2,023Home insurance / yr
2.8% / yrInsurance growth
0.23%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
21,645Radius comparison (15 mi)
51.5People / sq mi
24.1%Federal land
90%Land at 15% slope or less
3%Septic soil without severe limits
75,545 acWorkable land screen
39.8%Wooded land

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Answers from the rulebook for Hawaii County

What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.

Hawaii County rules

  • Building permitRequired

    Single-family and two-family detached residential dwellings and accessory structures in Hawaii County, including erecting, constructing, enlarging, altering, repairing, converting, moving, or demolishing a building or structure.

    • The cited county guidelines identify permit-required work for R-3 residential occupancy and U accessory structures.
    • The same guidelines identify limited exceptions for specified work, including certain temporary structures, like-for-like reroofing and siding, playground equipment, certain solar-component replacements, and qualifying non-potable water tanks or catchment systems.
    • Work requiring a permit cannot begin until the required permit placards are posted at the work site.
    • A permit may also be required for energy-saving devices, potable household water tanks or catchment systems, retaining walls four feet or higher, as-built structures, and changes in use or occupancy classification.

    retaining wall threshold: >= 4 feet

    “BUILDING PERMITS ARE REQUIRED: 1. Erect, construct, enlarge, alter, repair, convert, move, or demolish any building or structure.”
  • InspectionsRequired

    Building work in Hawaii County for which a building permit is required.

    • The permit holder or agent must request inspection when work is ready.
    • Requests must be filed not less than two working days and not more than three working days before the desired inspection.
    • The authority having jurisdiction must inspect within two working days after receiving the request, excluding weekends and holidays, or arrange a reschedule.
    • Required stages include footing and foundation, concrete slab and under-floor, framing, required insulation, required lathing, and final inspection.
    • The contractor must be present upon request.
    • The final inspection occurs after all work required by the building permit is complete.
    • Lath and gypsum board installed in Group R, Division 3 and Group U occupancies are excepted from the lathing-inspection requirement.

    inspection request lead time: 2-3 working days (excluding weekends and holidays for the authority's response period)

    “Building work for which a permit is required, shall be inspected by the authority having jurisdiction to ensure compliance with the requirements of this chapter and specifically: chapter 5A, the building code; chapter 5B, the residential building code; and chapter 5C, the existing building code.”
  • Certificate of occupancyLimited

    Buildings and structures in Hawaii County other than Group R, Division 3 and Group U occupancies, and changes in existing occupancy classification.

    • A building or structure may not be used or occupied, and its occupancy classification may not be changed, until the authority having jurisdiction issues a certificate of occupancy.
    • Group R, Division 3 and Group U occupancies will not be issued a certificate of occupancy.
    • A certificate is issued after the authority having jurisdiction inspects the building or structure and finds that the work complies with the construction code.
    • A temporary certificate may authorize safe occupancy of part of a building before all permitted work is complete; the authority sets its validity period and a $200 administrative fee applies.
    • The certificate may be suspended or revoked if issued in error, based on incorrect information, or where the building violates the construction code or other applicable law.

    temporary certificate administrative fee: 200 USD (per section 5-7-6)

    “No building or structure shall be used or occupied, and no change in the existing occupancy classification of a building or structure or portion thereof shall be made until the authority having jurisdiction has issued a certificate of occupancy therefor as provided herein. Issuance of a certificate of occupancy shall not be construed as an approval of a violation of the construction code or other applicable law. Exception: Group R, Division 3, and Group U occupancies will not be issued a certificate of occupancy.”
  • County-wide zoningPresent (with conditions)

    Land-use regulation under Chapter 25, Zoning, of the Hawaiʻi County Code.

    • Specific requirements vary by zoning district and special district.
    • The cited table identifies Pāhoa village design district amendments and additional special districts effective August 5, 2026.
    “The provisions of this chapter, inclusive of any amendments, shall be known as the zoning code.”
  • Local zoningVaries (with conditions)

    Countywide aggregate of local zoning controls administered through Hawaiʻi County Code Chapter 25, including district-specific and village-design-district provisions.

    • The county aggregate does not mean every local zoning provision applies uniformly to every parcel.
    • Pāhoa has a village design district, and Chapter 25 includes special districts; parcel-specific zoning must be checked against the applicable zoning map and district provisions.
    “The special zoning districts of the County shall consist of the following: (1) Kailua Village design commission (article 7, division 1). (2) CDH, Downtown Hilo commercial district (article 7, division 2). (3) UNV, University district (article 7, division 3). (4) PD, Project districts (article 6, division 4). (5) APD, Agricultural project districts (article 6, division 5).”
  • Minimum lot sizeDistrict specific (with conditions)

    Building sites in the A agricultural district

    • The applicable zoning district must be confirmed for the parcel.
    • Planned unit development exceptions may be approved by the commission.

    minimum building site area: >= 5 acres

    “The minimum building site area in the A district shall be five acres.”
    One more reviewed finding on this topic
    • District specific (with conditions) — Building sites in the RS single-family residential district
      “The minimum building site area in the RS district shall be seven thousand five hundred square feet.”
  • SetbacksDistrict specific (with conditions)

    Buildings in the RS single-family residential district

    • For required building-site areas from 7,500 through 9,999 square feet, front and rear yards are 15 feet and side yards are 8 feet.
    • For required building-site areas from 10,000 through 19,999 square feet, front and rear yards are 20 feet and side yards are 10 feet.
    • For required building-site areas of 20,000 square feet or more, front and rear yards are 25 feet and side yards are 15 feet.

    front and rear yards, 7500-9999 square feet: 15 feet · side yards, 7500-9999 square feet: 8 feet · front and rear yards, 10000-19999 square feet: 20 feet · side yards, 10000-19999 square feet: 10 feet · front and rear yards, 20000 square feet or more: 25 feet · side yards, 20000 square feet or more: 15 feet

    “The minimum yards in the RS district shall be as follows:”
  • Lot coverageDistrict specific (with conditions)

    Building-site occupancy limits where a Hawaii County zoning district provides a percentage-of-lot-area limit

    • The code expressly treats lot coverage as district-dependent; the applicable district provision must be checked for the parcel.
    • The zoning code also regulates setbacks, yards, open space, and other district requirements.

    maximum occupied percentage: district-specific (only if provided by the zoning district)

    “Occupy a greater percentage of lot area, if provided by the zoning district;”
  • Building heightDistrict specific (with conditions)

    Buildings in the A agricultural district

    • Residential structures, including single-family and farm dwellings, are limited to 35 feet.
    • Other structures are limited to 45 feet.
    • The director may permit nonresidential agricultural structures up to 100 feet by plan approval when the additional height is necessary.
    • Planned unit development exceptions may be approved by the commission.

    residential structure height limit: <= 35 feet · other structure height limit: <= 45 feet · nonresidential agricultural structure height with plan approval: <= 100 feet (Director must determine additional height above 45 feet is necessary)

    “The height limit in the A district shall be thirty-five feet for any residential structure [...] and forty-five feet for all other structures.”
    One more reviewed finding on this topic
    • District specific (with conditions) — Buildings in the RS single-family residential district
      “The height limit in the RS district shall be thirty-five feet.”
  • Camping on your landLimited

    Camping in County-owned or controlled park areas administered by the Department of Parks and Recreation.

    • Camping is limited to the listed County beach parks and Spencer Park at ʻŌhaiʻula Beach; at Spencer Park, camping is limited to designated areas A and B.
    • Campers must give due regard to other park users, may not obstruct any roadway or pathway, and may not monopolize facilities intended for all users.
    • Recreational vehicles or other camper units are permitted only at Whittington Beach Park and Spencer Park at ʻŌhaiʻula Beach, in stalls approved by the director and clearly designated for that use.
    • A person wishing to camp at a designated camping area must obtain a camping permit.
    • No person may remain at one specific camping area longer than one week during June through August or two weeks during the other nine months, unless the director grants special permission; pavilion and shed use is limited to three days and two nights unless extended by special permission.
    • Permanent camping facilities are prohibited; camping within twenty-five feet of a water hydrant, main road, or well-defined watercourse is prohibited except upon the director's direction; quiet is required from 11:00 p.m. to 6:00 a.m.

    maximum stay during June through August: <= 7 days (The director may grant special permission to extend the stay.) · maximum stay during the other nine months: <= 14 days (The director may grant special permission to extend the stay.) · maximum pavilion or shed camping period: <= 3 days (Three days and two nights; the director may grant special permission to extend the time limit.) · minimum distance from water hydrant, main road, or well-defined watercourse: >= 25 feet (Camping may occur closer upon the direction of the director.)

    “Camping is only permitted as follows: [...] (2) At Spencer Park at ‘Ōhai‘ula Beach, camping is permitted in two camping areas known as areas “A” and “B.””
    One more reviewed finding on this topic
    • Limited — Temporary occupancy for dwelling or sleeping purposes in a mobile dwelling outside a licensed mobile home park within Hawaii County.
      “except: [...] (2) When occupied for dwelling or sleeping purposes outside of a licensed mobile home park for less than thirty days in any one location.”
  • Tiny homesAllowed (with conditions)

    Tiny houses used as single dwelling units, including tiny houses containing a loft, in Hawaii County.

    • Tiny houses must comply with the International Residential Code except as otherwise stated in Appendix Q.
    • A tiny house may not contain more than one loft or loft space.
    • A tiny house containing a loft may be used only as a detached single-family dwelling.
    • The County residential building code defines a tiny house as a dwelling of 500 square feet or less excluding lofts.
    • All other applicable County building, zoning, health, wastewater, and permit requirements remain applicable.

    maximum number of lofts: <= 1 loft · maximum floor area excluding lofts: <= 500 square feet

    “AQ101.1 Scope. This appendix shall be applicable to tiny houses used as single dwelling units and tiny houses that contain a loft. Tiny houses shall comply with the International Residential Code except as otherwise stated in this appendix. AQ101.1.1 Limitations. Tiny houses shall not contain more than one loft, or loft space. Tiny houses that contain a loft may not be used for any purpose other than as a detached single-family dwelling.”
  • Manufactured homesLimited

    Manufactured homes treated by the County Code as “mobile dwellings,” meaning transportable structures or vehicles containing dwelling units, in Hawaii County.

    • The mobile dwelling must conform to the County construction code, including chapters 5 and 5A through 5F.
    • The mobile dwelling must conform to the Public Health Housing Code, chapter 2 of the State public health regulations.
    • The construction-code and Public Health Housing Code requirements do not apply when the mobile dwelling is parked in a licensed mobile home park.
    • Those requirements also do not apply when the mobile dwelling is occupied for dwelling or sleeping purposes outside a licensed mobile home park for less than thirty days in any one location.
    • The code history states: “(1996, ord 96-160, sec 2; ratified April 6, 1999; am 2020, ord 20-61, sec 10.)”

    maximum occupancy duration outside a licensed mobile home park: < 30 days (The exception applies to occupation for dwelling or sleeping purposes for less than thirty days in any one location.)

    “All mobile dwellings shall conform to the County construction code, including chapters 5 and 5A through 5F, and the Public Health Housing Code (chapter 2 of the State public health regulations), except: (1) When parked in a licensed mobile home park; or (2) When occupied for dwelling or sleeping purposes outside of a licensed mobile home park for less than thirty days in any one location.”
  • Accessory dwellingsAllowed (with conditions)

    Accessory dwelling units on building sites in Hawaii County zoning districts RS, RD, RA, FA, and A.

    • The building site must have a sewage disposal system meeting all applicable State and County agency requirements.
    • The building site must have a public or private water system, rain catchment system, or private well; a combination may be allowed when approved by the director after meeting State Department of Health requirements.
    • Accessory dwelling units in the State land use agricultural district are subject to agricultural requirements for farm dwellings established by ordinance or the director's rule.
    • A final inspection is required before use as a dwelling.
    • Accessory dwelling units are prohibited in the State land use conservation district, on building sites developed under an affordable housing project granted preemptions from the Code, and where a change-of-zone ordinance specifically prohibits them.
    • An accessory dwelling unit may not exceed 1,250 square feet of living area excluding lanai, garage, or carport and may not exceed the applicable zoning-district height limit.
    • Accessory dwelling units are limited to a maximum of three per building site, except that one is allowed for each authorized primary dwelling where more than one primary dwelling is permitted.
    • No more than one accessory dwelling unit may be used as a transient accommodation rental if there are no other transient accommodation rentals on the building site.
    • Unless imposed as a condition of approval under Chapter 25 or Chapter 23, post-October 7, 2024 recorded deed restrictions, covenants, condominium declarations, association bylaws, or other land-running agreements may not limit or prohibit construction of accessory dwelling units.

    permitted zoning districts: RS, RD, RA, FA, and A (State land use agricultural district remains subject to agricultural farm-dwelling requirements) · maximum living area excluding lanai, garage, or carport: <= 1250 square feet · maximum accessory dwelling units per building site: <= 3 units (one per authorized primary dwelling where more than one primary dwelling is permitted)

    “Accessory dwelling units shall be permitted on a building site within the RS, RD, RA, FA, and A districts. Any building site within the State land use agricultural district shall be subject to agricultural requirements for farm dwellings as established by ordinance or by rule of the director, adopted pursuant to chapter 91, Hawai‘i Revised Statutes. Accessory dwelling units shall have a final inspection before use as a dwelling.”
  • Agricultural exemptionConditional

    Certain nonresidential agricultural buildings, structures, appurtenances, and related development in Hawaii County under HRS § 46-88

    • Exempt agricultural buildings must satisfy aggregate floor-area limits: 5,000 square feet per zoning lot for lots of two acres or less; 8,000 square feet per zoning lot for lots greater than two acres but not more than five acres; and 8,000 square feet plus two percent of acreage per zoning lot for lots greater than five acres, subject to applicable square-foot restrictions.
    • Minimum horizontal separation between agricultural buildings, structures, or appurtenances is 15 feet.
    • The structures must be on a commercial farm or ranch and used for general agricultural or aquacultural operations or incidental purposes.
    • The property must be used primarily for agricultural or aquacultural operations and be at least two contiguous acres, or at least one contiguous acre if in a nonresidential agricultural or aquacultural park.
    • Written notice to the appropriate county agency is required, and no work may commence until the agency determines that a building permit is not required for applicable floodplain requirements.
    • The county agency must certify within 30 calendar days after receipt of written notice.
    • Final as-built written notice is required within 30 days of completion, occupancy, or use; failure may void the exemption.
    • Electrical and plumbing permits remain required before connections.
    • Wastewater must comply with chapter 342D.
    • The exemption does not apply in the state land use urban district, to pesticide or hazardous-material storage except as allowed by federal and state law, or to floodplain permit requirements.
    • Agricultural structures used as dwellings or lodging units are excluded from the listed 1,000-square-foot exemptions and applicable state and county zoning codes must still be satisfied.

    minimum horizontal separation: >= 15 feet · county agency certification deadline: 30 calendar days (after receipt of written notice) · final as-built notice deadline: 30 days (after completion, occupancy, or use)

    “The exemptions in subsections (a) and (b) shall apply; provided that:”
  • Subdividing landRegulated (with conditions)

    Subdivision plats and streets or ways created within Hawaii County for partitioning land

    • Approval must be obtained from the County planning director in accordance with Chapter 23.
    • The chapter contains specific exceptions and special procedures, including for certain cemeteries, crematoriums, public-purpose subdivisions, farm subdivisions, pre-existing lots, and condominium property regimes.
    “all subdivision plats and all streets or ways within the County created for the purpose of partitioning land shall be approved by the director”
  • Building in a floodplainRequired

    Proposed improvements and development in FEMA-designated floodplains or special flood hazard areas in Hawaii County.

    • The County Engineering Division reviews proposed improvements within FEMA-designated floodplains.
    • Specific certification and building standards apply within a FEMA floodplain under Hawaii County Code Chapter 27.
    • An official Flood Zone Determination may be requested from Public Works.
    • The source also identifies an unofficial determination tool maintained by the State DLNR.
    “specific certification and building standards apply”
  • Short-term rentalsLimited

    Short-term vacation rentals, defined by County Rule 23 as dwelling units where the owner or operator does not reside on the building site, with no more than five bedrooms for rent and rentals of thirty consecutive days or less.

    • A dwelling may be used as an STVR only after obtaining STVR registration in a permitted zoning district.
    • Permitted districts are V, CG, CV, residential and commercial districts in General Plan Resort and Resort Node areas, and RM for multiple-family dwellings within a condominium property regime under HRS chapters 514A or 514B.
    • Pre-existing STVRs outside permitted districts may continue only with STVR registration and a Nonconforming Use Certificate.
    • A dwelling on a lot created on or after June 4, 1976 in the State Land Use Agricultural District is excluded from registration as a pre-existing STVR.
    • The owner or reachable person must reside in Hawaii County and be reachable 24 hours a day, seven days a week.
    • New STVRs in permitted districts may not operate until registration is issued.
    • No new STVR can obtain registration outside permitted zoning districts.

    maximum bedrooms for rent: <= 5 bedrooms · maximum rental period: <= 30 consecutive days · reachable telephone response: <= 1 hour · reachable physical presence: <= 3 hours (When requested by a guest, neighbor, or County agency)

    “A dwelling may be used as a STVR upon obtaining a STVR registration in the Permitted Zoning Districts.”
  • Permit processPublished (with conditions)

    Residential building permit applications and review in Hawaii County.

    • Applicants submit a completed building permit worksheet with construction plans and documents.
    • Applications may be submitted and paid online or in person in Hilo or Kona.
    • Applications accepted at Hilo and Kona offices are reviewed by approving agencies; applicants do not route applications.
    • Additional information or plan revisions may be required.
    • After final approval, fees are assessed, a permit number is generated, and a permit placard is issued.
    • Permit placards must be posted before permitted work begins.
    • Inspection requests must be submitted 48 to 72 hours before the desired inspection.

    inspection notice minimum: >= 48 hours before inspection · inspection notice maximum: <= 72 hours before inspection

    “Applicants must submit a completed building permit Worksheet”

Hawaii rules that apply here

  • Owner-builder exemptionAvailable (with conditions)

    Owners or lessees who build or improve residential or farm buildings or structures for their own use, or for use by their grandparents, parents, siblings, or children, in Hawaii County and statewide Hawaii.

    • The owner or lessee must register for the exemption under HRS §444-9.1.
    • The building or structure must be for the applicant's personal use and not for use or occupancy by the general public.
    • The owner-builder must supervise construction and hire appropriately licensed subcontractors for work requiring a license.
    • Electrical or plumbing work must be performed by appropriately licensed persons or entities unless the owner or lessee is licensed for that work under chapter 448E.
    • The owner-builder must ensure compliance with applicable laws, ordinances, building codes, and zoning regulations.
    • Required records, including the building permit application, issued permit, contracts, and proof of payment, must be available for immediate inspection during construction and retained for three years after completion; after completion, records must be made available within seven business days upon request.
    • Sale or lease, or an offer of sale or lease, within one year after completion is prima facie evidence that the construction was undertaken for sale or lease, subject to statutory exceptions for sales or leases to employees, permitted work valued below $10,000, and eligible unforeseen hardship determined by the board.
    • A county must maintain an owner-builder registration list, and absence of registration is prima facie evidence that the exemption does not apply.

    record-retention period after completion: 3 years · sale or lease presumption period: 1 year after completion (statutory exceptions include employee sales or leases, permitted work valued below $10,000, and eligible unforeseen hardship) · unforeseen-hardship application deadline: before selling, leasing, or offering to sell or lease

    “This chapter shall not apply to owners or lessees of property who build or improve residential or farm buildings or structures on property for their own use, or for use by their grandparents, parents, siblings, or children, and who do not offer the buildings or structures for sale or lease; provided that:”
  • Building code adoptedAdopted

    The Hawaii state building codes applicable to all construction statewide, including residential construction in unincorporated areas.

    • The codes are based on the state fire code, Uniform Plumbing Code, International Building Code, International Residential Code, International Energy Conservation Code, National Electrical Code, specified Hawaii design standards, and nationally published code provisions including residential, hurricane-resistant, flood, tsunami, existing-building, and onsite-sewage-disposal provisions.
    • County governing bodies must amend, adopt, and update the Hawaii state building codes for their respective jurisdictions and incorporate the standards listed in HRS §107-25 into county building-code ordinances no later than two years after adoption of the Hawaii state building codes.
    • If a county does not amend the Hawaii state building codes within the two-year period, the Hawaii state building codes become applicable as an interim county building code.

    county adoption deadline: 2 years after adoption of Hawaii state building codes

    “There is established the Hawaii state building codes applicable to all construction in the State of Hawaii.”
  • Zoning districtsPublished (with conditions)

    Statewide Hawaii land-use classification under HRS chapter 205.

    • All Hawaii land is placed in one of four major state land-use districts: urban, rural, agricultural, or conservation.
    • Urban-district uses are governed by county ordinances or regulations.
    • Rural districts generally involve low-density residential lots with a minimum lot size of one-half acre, subject to statutory and county exceptions.
    • Agricultural and conservation districts have additional statutory purposes and permitted-use conditions.

    major state land-use districts: 4 districts · rural minimum lot size: >= 0.5 acre (Subject to statutory and county exceptions.)

    “There shall be four major land use districts in which all lands in the State shall be placed: urban, rural, agricultural, and conservation.”
  • Living in an RVLimited

    Use of an RV or other vehicle for human habitation while parked on a roadway, street, highway, or other public property between 6:00 p.m. and 6:00 a.m., and use while parked on private property without authorization for both parking and habitation.

    • The prohibition applies between 6:00 p.m. and 6:00 a.m. on roadways, streets, highways, and other public property.
    • On private property, authorization of both the owner or occupant for parking the vehicle and its use for human habitation is required.
    • Human habitation includes use as a dwelling place, living abode, or sleeping place.
    • The prohibition does not apply in parks, camps, and other recreational areas when the use complies with applicable law and rules and regulations.
    • The prohibition does not apply under emergency conditions in the interest of vehicular safety.

    prohibited hours on public property: 6:00 p.m. to 6:00 a.m.

    “No person shall use any vehicle for purposes of human habitation [...] between the hours of 6:00 p.m. and 6:00 a.m.”
    One more reviewed finding on this topic
  • Who permits septicState

    Individual wastewater systems, including septic systems, throughout Hawaii County.

    • The State of Hawaii Department of Health Wastewater Branch administers statewide engineering functions for individual wastewater systems.
    • The Wastewater Branch jurisdiction does not extend to properties serviced by sewer; county departments or private sewer providers handle those properties.
    “The Wastewater Branch administers the statewide engineering functions relating to water pollution control, municipal and private wastewater treatment works, individual wastewater systems and the Clean Water State Revolving fund.”
    One more reviewed finding on this topic
    • State — Statewide administration of individual wastewater systems, including septic systems, in Hawaii.
      “The Wastewater Branch administers the statewide engineering functions relating to water pollution control, municipal and private wastewater treatment works, individual wastewater systems and the Clean Water State Revolving fund.”
  • Septic permitLimited

    Construction or modification of an individual wastewater system, including septic tanks, statewide.

    • Construction, modification of construction, or modification of use requires approval of the director before work proceeds.
    • Individual wastewater systems are not required under HAR Chapter 11-62 subchapter 5 to obtain permit coverage, but they remain subject to the separate construction-approval process.
    • The application must include an engineer certification and certification that a final inspection report will be submitted.
    • A new individual wastewater system application filing fee is $100; an addition or modification to an approved or existing system is $25.

    new individual wastewater system filing fee: 100 USD · addition or modification filing fee: 25 USD

    “No person shall construct, modify the construction of, or modify the use of a wastewater system without the approval of the director.”
    One more reviewed finding on this topic
    • Required — Construction of a new individual wastewater system or modification of an existing individual wastewater system in Hawaii County.
      “The application to construct a new individual wastewater system or to modify an existing individual wastewater system shall be made by the applicant on forms furnished by the director. [...] Every applicant for an individual wastewater system shall pay a filing fee in accordance with the schedule of this subsection.”
  • Septic inspectionRequired

    Individual wastewater systems in Hawaii County before approval for use.

    • The engineer must furnish a final inspection report within 30 days after construction is complete.
    • The report must certify construction according to approved plans and include an as-built plan.
    • The director may inspect the system or site at any time before approving the system and may require advance notice of the engineer's inspection.
    • No person may use the system until the director authorizes it in writing.

    final inspection report deadline: 30 days after completion of construction

    “The engineer furnishes a final inspection report to the director within thirty days after the completion of the construction which provides the following information:”
    One more reviewed finding on this topic
  • Off-grid sanitationLimited

    On-site sanitation using an individual wastewater system, including septic tanks, aerobic treatment units, approved passive aerobic systems, bioreactor gardens, composting toilets, or incinerator toilets in Hawaii County.

    • The State lists approved IWS treatment equipment, but composting and incinerator toilets treat only toilet waste; shower and kitchen wastewater still requires treatment and disposal.
    • No person may use an IWS until authorized in writing by the director.
    • A licensed engineer must submit plans for review and approval.
    • The system must satisfy applicable construction, inspection, operation, and maintenance requirements.
    “Approved IWS treatment equipment are: septic tank, aerobic treatment unit, passive aerobic systems that still require a septic tank (i.e., Eljen, Presby), bioreactor garden (i.e., Ridge to Reefs), composting toilets and incinerator toilets. Composting toilets and incinerator toilets only treat toilet waste, shower and kitchen wastewater still requires treatment and disposal.”
  • Well permitRequired

    Construction, modification, or sealing of water, production, exploratory, and monitor wells statewide.

    • The Commission on Water Resource Management administers the well construction permit requirement for water, production, exploratory, and monitor wells.
    • Injection wells instead require a State Department of Health permit.
    • Geothermal wells require a Department of Land and Natural Resources, Engineering Division permit.
    • Temporary test borings and test-boring sealings do not require a permit; permanent test borings for long-term monitoring are treated as monitoring wells and require a Commission permit.
    • Well construction, modification, or sealing work must be performed by a C-57 licensed well driller; pump installation work may be performed by a C-57, C-57a, or A-licensed contractor.

    well driller license: C-57 · pump installer license: C-57, C-57a, or A

    “In the State of Hawaii, work on water wells, production wells, exploratory wells and monitor wells requires a well construction permit from the Commission; work on injection wells requires a permit from the State Department of Health; and work on geothermal wells requires a permit from the Department of Land and Natural Resources, Engineering Division.”
    One more reviewed finding on this topic
    • Required — Construction of a well or installation of pumps and pumping equipment in Hawaii County.
      “No well construction and no installation of pumps and pumping equipment shall commence without appropriate permit from the commission. An application for a permit for well construction shall be required for all areas of the State including water management areas and shall be made by the well driller who will construct the well. An application for a permit for installation of a pump and pumping equipment shall be made by the pump installation contractor who will install the pump and pumping equipment.”
  • Mandatory utility hookupSewer (with conditions)

    Buildings and places of assembly generating wastewater or having plumbing fixtures capable of conveying wastewater, statewide.

    • All such buildings must connect to a wastewater system.
    • If located within or near an available public sewer system, as determined by the director, the building or place of assembly must connect to the public sewer.
    • The rule does not establish a universal numeric distance for the 'within or near' test.
    “All buildings and places of assembly generating wastewater or with toilets, sinks, drains, or other plumbing fixtures capable of conveying wastewater and located within or near an available public sewer system as determined by the director, shall connect to the public sewer.”
  • Driveway accessRequired

    Routine construction involving residential driveways within the State highway right-of-way in Hawaii

    • The rule applies to ground disturbance within the State highway right-of-way.
    • The applicant must obtain clearance signatures from various utility companies.
    • Two sets of scaled construction plans are required, including a location map, existing highway facilities, and a traffic control plan.
    • Insurance is required.
    • The fee schedule varies and the minimum fee is $10.00.
    • A bond is required with a minimum of $1,000.00.
    • Three sets of plans, preferably 11 x 17, are required.
    • The DOT Best Management Practices form must be completed for review by the DOT Environmental section.
    • A Lane Closure Form must be completed two weeks in advance if proposed work involves lane or shoulder closures.
    • In most cases, review and processing occur within one week, depending on the work and BMP form complexity.

    minimum fee: >= 10 USD (Fee schedule varies.) · minimum bond: >= 1000 USD · lane closure form lead time: 2 weeks (Required if proposed work involves lane or shoulder closures.)

    “Routine construction projects within the State highway right-of-way consisting of ground disturbance of any kind: a. Residential driveways;”
  • Permit feesVariable (with conditions)

    Routine construction projects, including residential driveways, involving ground disturbance within a Hawaii state highway right-of-way.

    • The fee schedule varies.
    • The minimum fee is $10.00.
    • A minimum bond of $1,000.00 is also required.

    permit fee: >= 10 USD (Fee schedule varies.) · bond: >= 1000 USD

    “(3) Fee schedule varies. Minimum fee is $10.00. (4) Bond. Minimum is $1,000.00.”
  • county zoning authorityGeneral

    Hawaii counties' zoning authority over lands outside forest reserve boundaries, including unincorporated county areas.

    • The authority applies to lands not contained within forest reserve boundaries established on January 31, 1957, or as subsequently amended.
    • Zoning must be accomplished within the framework of a long-range, comprehensive general plan.
    • The zoning power must be exercised by ordinance.
    • The statute identifies authority over agricultural, forestry, industrial, trade, business, residential, watercourse, special-restriction, building-location, height, bulk, setback, density, lot-coverage, open-space, lot-size, and use-duration matters.
    • The powers are to be liberally construed in favor of the county, subject to forest and water reserve limitations and the exceptions in HRS §46-4(c), (d), (g), and §46-4.8.
    “The zoning power granted in this section shall be exercised by ordinance, which may relate to:”
    One more reviewed finding on this topic
    • General — Hawaii counties adopting and enforcing zoning ordinances for lands within county jurisdiction, including unincorporated areas, subject to statutory exclusions and planning requirements.
      “The zoning power granted in this section shall be exercised by ordinance, which may relate to:”

Still unanswered

We looked and could not find an official answer yet. Silence is not permission — ask the county directly.

  • Minimum dwelling size — Minimum floor area for dwellings in Hawaii County zoning districts

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Living off-grid in Hawaii County, Hawaii

Is Hawaii County a good place to live off-grid or homestead?

Hawaii County scores 58/100 on the Bolthole Index, a solid county profile. Its strengths: sparse surroundings — about 21,645 people within 15 miles and higher long-term carry cost. Watch-outs: elevated current hazard exposure and a weaker property-autonomy legal backdrop.

Do you need a building permit in Hawaii County, Hawaii?

Hawaii County generally requires a residential building permit, and it enforces county zoning. Onsite septic is permitted by Hawaii State Department of Health, Wastewater Branch. Owner-builders may act as their own contractor to build their home. These answers are quoted from official sources and independently re-checked. Rules change and cities within the county differ — always confirm with the county before you buy or build.

Can you live in an RV or tiny home on your land in Hawaii County?

Living in an RV on your own land in Hawaii County is limited to specific cases: Statewide rule. Use of an RV or other vehicle for human habitation while parked on a roadway, street, highway, or other public property between 6:00 p.m. and 6:00 a.m., and use while parked on private property without authorization for both parking and habitation. The prohibition applies between 6:00 p.m. and 6:00 a.m. on roadways, streets, highways, and other public property. On private property, authorization of both the owner or occupant for parking the vehicle and its use for human habitation is required. A tiny home is allowed. Confirm with the county before relying on it.

How much does land cost in Hawaii County, Hawaii?

Land in Hawaii County runs about $8,886 per acre, based on the latest county data.

What is the water situation in Hawaii County?

Water data for Hawaii County is limited.

How remote is Hawaii County?

A typical private-land location has about 21,645 people within 15 miles and 333,246 within 100 miles. These radius catchments are the published fallback where road routing is unavailable.

Off-grid gear

Going off-grid in Hawaii County means bringing your own water and power. The kit we’d start with:

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How Hawaii compares in Hawaii

Compare side-by-side →See all 5 Hawaii counties ranked →