The idea is simple enough. Buy a nice piece of land and build your forever dream home on the Big Island of Hawaii.
Reality though, is a different animal.
Few things are more frustrating and time consuming here than applying for and getting a permit to build your home.
The process can take 3-6 months or longer which can cause contractor delays and cost over runs you didn’t plan for.
So why does it take so long?
The regulatory environment is more stringent than in many other states, contributing to longer wait times. Add to that the high volume of applications and mistakes with incomplete submissions and you can find yourself in a perfect storm.
So what do you need to know if you’re committed to building?
Let’s take a closer look.
Building permits on the Big Island are issued by Hawaii County's Department of Public Works under the statewide 2018 International Building Code (IBC) and International Residential Code (IRC), along with Hawaii-specific amendments. The entire process is enforced by the State Building Code Council.
PERMIT REQUIREMENTS:
- Building Permit: Covers structural work including foundation, framing, roofing, and walls.
- Electrical Permit: Required for all electrical work, inspected at various stages.
- Plumbing Permit: Covers water supply, drainage, and sewer connections.
- Grading Permit: Needed for significant earthwork or clearing.
- Mechanical Permit: Required for HVAC systems, especially in lower elevations.
ENVIRONMENTAL CONSIDERATIONS:
- Volcanic Activity: Building codes account for lava zones, which can affect construction methods and insurance.
- Flood Zones: Extensive regulations are in place for coastal areas to mitigate flood risks.
- Wind Design: Structures must be designed to withstand high winds, with specific engineering documentation often required.
Permit Process Timeline
The approval process for building permits can take considerable time:
|
Permit Type |
Typical Approval Time |
|
Standard Residential |
3 to 6 months |
|
Complex Projects |
Longer than 6 months |
Incomplete applications are the most frequent reason for delays. Missing documents such as site plans or engineering reports can extend the approval timeline.
Understanding these regulations is crucial for anyone planning construction on the Big Island. Compliance with local building codes not only ensures safety but also protects investments from potential legal issues.
The demand for construction permits has surged in recent years, particularly following an influx of buyers moving to the island. This increased volume leads to a backlog in processing applications.
The combination of strict regulations, high application volumes, and the potential for incomplete submissions contributes to the lengthy construction permitting process on the Big Island. Homeowners and builders are encouraged to prepare thoroughly to avoid common pitfalls and expedite their projects.
Given inflation it is not uncommon for initial construction bids to change in price as the cost of goods increases over time. This mean careful planning, constant communication and finding a reliable builder are essential.
Due to these challenges, many people opt instead to buy a brand new or used home here on the Big Island. The good news is that I am one of the top listing agents on the island and have a number of brand new quality construction projects available at any given time. If you’d like to learn more or get a personalized look at some of my listings, give me a follow, call me or visit my website at ShannonTakabayashi.com
