Big Island Building Code 

"HOW TO OBTAIN A BUILDING PERMIT ON THE BIG ISLAND OF HAWAII"

(1991 UNIFORM BUILDING CODE)

WHEN BUILDING PERMITS ARE REQUIRED ON THE BIG ISLAND OF HAWAII:

1. To erect a new building or structure (including fences and animal shelters over 6 feet in height and towers).
   
   NOTE: Swimming pools more than 3’-0" in depth

Water catchment regardless of depth or capacity


2. To relocate, demolish, repair, alter, change the occupancy, or make additions to an existing building or structure.
   
3. To erect a factory-built structure.
   
4. To erect or install energy saving devices (solar systems, wind towers, etc.)
   
5. Temporary tents, booths and shelters for special functions, fairs, carnivals, religious and similar events needs approval from the Building Official. Temporary permit (letter form) is required for these structures.

WHEN BUILDING PERMITS ARE NOT REQUIRED:

1. Work exempted under Section 103 of the Uniform Building Code (primarily related to work in public ways, public utility towers and poles, mechanical equipment for utilities, and hydraulic flood control structures).
   
2. Temporary construction sheds and temporary construction fences when permits for construction have been issued.
   
3. Reroofing work and installation of siding to existing exterior walls which will not affect the structural components of the walls for Group R-3 and M Occupancies.
   
4. Temporary tents or other coverings used for private family parties and for camping.
   
5. Home television and radio antennas supported on roofs.
   
6. Awnings projecting up to 4 feet and attached to the exterior walls of buildings of Group R-3 and M Occupancies, provided that such awnings do not violate the provisions for "yards" in the Zoning Code.
   
7. Wallpaper or wall covering installations exempted under Section 4201.
8. Repairs which involve only the replacement of component parts or existing work with similar materials for the purpose of maintenance, and which do not aggregate over $1,000.00 in valuation in any 12-month period, and do not affect any electrical or mechanical installations. Repairs exempt from permit requirements shall not include any addition, change, or modification in construction, exit facilities, permanent fixtures, or equipment. Specifically exempted from permit requirements without limit to valuation are:
   
   1. Painting and decorating.
   
   2. Installation of finish floor covering.
   
   3. Cabinet work for R Occupancy not regulated under Section 513 of the U.B.C.
   
9. Work performed under the jurisdiction of the Federal Government and/or located on Federal property.
   
10. Detached decks or platforms less than 30" in height above grade.
    
11. Playground equipment.

WHERE TO APPLY FOR A BIG ISLAND OF HAWAII COUNTY BUILDING PERMIT:

Building Division of the Department of Public Works, County of Hawaii, located at

101 Pauahi Street, Suite 7, Hilo, Hawaii 96720. Office hours are 7:45am to 4:30pm, Monday through Friday (except holidays).

Permits may also be applied for at the Building Division’s branch office at

75-5706 Kuakini Highway, Suite 109, Kailua-Kona, Hawaii 96740. Office hours are 7:45am to 4:30pm, Monday through Friday (except holidays).

WHAT TO BRING:

Two (2) sets of construction plans for residential type structures. Three (3) sets of construction plans for all other structures.

PLANS SHALL INCLUDE BUT NOT LIMITED TO:

Plans shall be drawn to scale and shall be blueprinted or drawn clearly and legibly on paper. Plans shall be of sufficient clarity to indicate the nature and extent of the work proposed as well as compliance to all construction regulations.

1. A plot plan showing location of proposed building and all existing buildings, distance of building or buildings from each other and from property lines, and the sewer system (cesspool, septic tank, etc.) location. Plot plan shall be drawn to scale with all measurements of the property noted and properly identified by tax map key number. The project address street name, address where available, name of legal owner, lessee/tenant, their current mailing address and telephone number shall be indicated.
   
2. A foundation plan showing the layout and dimensions of the foundation. Details of piers, footings, posts, sills, joists, and concrete slabs, etc. shall be shown.
   
3. Roof framing plans (top view showing rafters, hips & valleys) & pre-engineered truss details.
   
4. Framing plans for each floor level should show the following: layout, dimensions, and member sizes.
   
5. Floor plan (for each floor level) should show the layout and dimensions of all rooms, doors, windows, cabinets, built-ins, electrical installations, plumbing and heating fixtures, attic access, smoke detectors, etc. The use or occupancy of each room or space shall be indicated. Floor area tabulation shall be noted separating major floor area from accessory floor areas; i.e., carport, garage, open lanai & patio, etc.
   
6. Sufficient exterior elevation plans showing the following elements: walls, roof, doors, windows, and other items affixed to the exterior of the structure. Sufficient interior elevations clarifying the appearance or construction of built-ins (counter, cabinets, etc.).
   
7. Structural plans should show the following: sections through the building (or portions of the building), details on connections, method of framing, etc., indicating heights, dimensions, member sizes and type of connectors.
   
8. Lateral Force Details:
   
1. Call out the Exposure (B, C or D) to wind loading.
   
2. Diaphragms – call out plywood thickness, span rating and nailing requirements. Specify installation method if other than Case I (see Table No. 25-3-1).
   
3. Shear walls – show location and widths, call out type and thickness of sheathing, nailing and bolting requirements and strut and chord details.
   
4. Complete Load Path – specify the type and amount of connectors and fasteners.
   
9. Other information to clarify drawings or to show compliance to other regulations (i.e. stairway details, built-ins, fireplace details, window and door schedules, room finish schedules, energy calculations, etc.). Stamping of plans or calculations by a professional engineer or architect shall be in accordance with applicable regulations. Verify with permit clerk for stamping requirements.
   
10. Electrical plans should show the following: site plan, floor plan, circuits, one-line drawing, etc. (NOTE: For residential type structures, electrical plans [one (1) set only] shall be submitted together with the building permit plans. These plans should be submitted only after the issuance of the building permit.)
    
11. Plumbing plans should show the following: site plan, floor plan, isometric drawings, etc. (NOTE: Plumbing plans are not required for residential type structures except for requirements under Item D., above.)

REQUIREMENTS ON PREPARATION OF PLANS:

All plans and specifications authentication shall state, "This work was prepared by me or under my supervision." Additionally, it shall bear the authorized seal or stamp of the duly licensed professional engineer, architect, or landscape architect licensed with the State of Hawaii and under the seal or stamp, the authentication shall state, "Construction of this project will be under my observation" and signed. (The professional engineer or architect required to stamp the plans and specifications is indicated in the parenthesis following each situation.)

1. When the valuation for a single-story structure exceeds $40,000 or $35,000 for two-storied structures. Regardless of valuation, when three or more storied structures and those with post and pier foundations. For residential (R-3 occupancy) and accessory (M occupancies) type uses when floor area exceeds 1300 square feet of residential area or 1800 square feet of total area. (STRUCTURAL ENGINEER OR ARCHITECT)
   
2. Regardless of valuation, when the principal structural members of a building consists of reinforced concrete, concrete masonry or structural steel or when a wooden structure is on a post and pier foundation. (STRUCTURAL ENGINEER OR ARCHITECT)
   
3. Regardless of valuation, when truss spans for roofs exceeds 30’-0" and for pre-engineered trusses. (STRUCTURAL ENGINEER OR ARCHITECT)
4. Regardless of valuation, when a building or structure is occupied by the public (ARCHITECT OR STRUCTURAL ENGINEER)
   
5. Retaining walls more than 6’ in height (ARCHITECT, STRUCTURAL OR CIVIL ENGINEER)
   
6. Swimming pool of depths more than 3’, per HRS (ARCHITECT, STRUCTURAL OR CIVIL)
   
7. Water catchment (except for swimming pool type or similar) (ARCHITECT, STRUCTURAL OR CIVIL)
   
8. Energy calculations. (ENGINEER OR ARCHITECT QUALIFIED IN RESPECTIVE FIELD)
   
9. Structures located in flood areas. (Refer to County Flood Regulations and Engineering Division for surveying and engineering requirements.)
10. Structures built without a building permit or work commenced prior to obtaining a permit (ARCHITECT OR STRUCTURAL ENGINEER)

PROCEDURES FOR OBTAINING APPROVALS:

1. Plans shall be presented to the permit clerk at the Building Division to assure that submittals are complete. Submittals may be rejected for incompleteness or when information is unclear or illegible.
   
2. Obtain a BUILDING PERMIT APPLICATION from the clerk and fill in applicable information requested. A separate application is required for each building or structure. (EXCEPTION: One permit may be obtained for a dwelling and its accessories, such as fences, retaining walls, pools, and garages.)
   An electrical permit application with plan and a plumbing permit application shall accompany building permit applications for structures located in flood areas, solar installations and for those structures commencing prior to obtaining a building permit.
   
3. Present the completed application and plans to the clerk. After review of submittals, the clerk will indicate on the permit application the required agencies necessary to review and approve your project.
   
4. YOU are responsible to obtain approvals (dated signatures) from each agency as indicated on the permit application as described in Item C., above.
   
5. After receiving approvals from all agencies, return your submittals to the permit clerk. A detailed review by the plan reviewers of the Building Division will be made. Depending upon the type of work proposed (see Special Inspections lists), you may be required to employ special inspectors for the project. Additional information may be required by the plan reviewers to ascertain code compliance. You will be notified when your submittals have been approved.
   
6. After your submittals have been approved for issuance of a building permit, a fee (see item G.) will be required. The permit clerk will then issue your BUILDING PERMIT PLACARD, TO BE POSTED AT THE JOBSITE PRIOR TO COMMENCING CONSTRUCTION, together with your approved plans and your copy of the approved building permit application.
   
7. The fees for dwellings (R-3) and accessory (M) occupancies only shall be: $20.00 per 100 square feet of R-3 floor area, and $10.00 per 100 square feet of M-1 floor area. Fees for all others shall be accordance with the following table:

EXPIRATION OF BUILDING PERMIT:

Under the provision of the Uniform Building Code, a permit shall expire by limitation and become null and void when the work authorized is not commenced within 120 days from the date of issuance or when the work authorized is suspended or abandoned at any time after the work has commenced for a period of 120 days.

FOR MORE INFORMATION CALL:

(808) 961-8331 - Hilo Office

(808) 327-3520 - Kona Office

* Do I need a grubbing or grading permit for clearing my lot?

     Check with the Engineering Division of the Department of Public Works. The phone number for the East Hawaii Engineering Division office is (808) 961-8327 and the West Hawaii office is (808) 327-3530.

* Do permits for electrical, grading, driveways, gas, and plumbing cost extra in addition to the building permit fee? If so, how much does each of those permits cost?

     Yes, there are fees involved for driveway, grading, grubbing, plumbing, gas, and electrical permits. Fees vary per project size and complexity. Often times electrical and plumbing contractors include the cost of a permit fee in their price quote so be sure to verify with your contractor if their price includes permit fees.

* Do I need approval for a cesspool or septic system from the Department of Health?

      Yes, you need approval for a cesspool or septic system from the Department of Health (DOH). Refer to the DOH for their requirements. Once a septic system has been approved, DOH will send an “Approval for Use” letter to the design engineer. It is engineer’s responsibility to send a copy of the “Approval for Use” letter to the homeowner. The homeowner then gives a copy of the “Approval for Use” letter to the building inspector.

* Do I need a permit if I am installing a fireplace in my existing house? Do I need a separate permit if I am installing a fire place and chimney in a new house?

      Yes, you must get a building permit if you are installing a wood burning stove, fireplace, or gas heater in an existing home. If you are installing a fireplace and chimney in a new house, it will be included in the building permit since they need to be drawn on the building plans. If you did not include the fireplace, wood burning stove, or gas heater on your original building permit application, then a separate permit would be required complete with drawings.

* I’m hosting a private wedding in my backyard; do I need a building permit for the tents?

     No, temporary tents or canopies used for private family parties, such as weddings, on your own property do not require a building permit.

* How long is my building permit good for?

     Per the Uniform Building Code, a permit expires and becomes null and void when the work authorized does not begin within 120 days from the date of issuance or when work authorized is suspended or abandoned at any time after work has begun for a period of 120 days. Check with your area building inspector to see if your permit is still valid.

* If I am replacing an existing wall within my house that’s termite infested, do I still need a permit?

     If the repair involves only the replacement of component parts or existing work with similar materials for the purpose of maintenance, does not cost more than $1,000 (labor and materials) in a 12-month period, and does not affect any electrical or mechanical installations it does not require a building permit.

*I didn’t realize I needed a building permit to enclose my carport and already finished the project. Do I still need a permit even though I finished the project?

     Yes, you still need to get a building permit even if you have already built a house or remodeled an existing structure.

* What happens if I don’t get a building permit?

     You may experience more difficulty selling your home if it’s unpermitted. If you’re reported as having an unpermitted building or doing unpermitted work, you may be cited by the Building Division. The first citation is a Notice of Violation and a Stop Work Order. The second citation is a Notice of Order and usually there’s an immediate fine ranging from $50 - $1,000. If you don’t comply within the deadline set in the Notice of Order you will be assessed daily fines ranging from $50 - $1,000 a day. At each step there’s an appeal process.

     Questions often arise from appraisers and realtors as to whether a house is permitted or unpermitted during the home buying/selling process or during home evaluations for a home equity loan.  Also, insurance companies often require a structure to be permitted before issuing an insurance policy. An unpermitted house may affect your ability to get homeowners insurance.

Hawaii Owner-Builder Permit

Big Island Building Code 

Big Island Zoning Code 

Water Catchment

HELCO (Electric Utility)