Department of Planning and Permitting

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Department of Planning and Permitting

Ka ʻOihana Hoʻolālā A Me Nā Palapala ʻAe

Building Permits

Frequently Asked Questions

Quick Link

Is a Permit Required?

Building permits are required based on ROH Chapter 18.

This page provides general guidelines.

Yes, per ROH Chapter 18 you will need a building permit if you are doing an addition.

Per ROH Chapter 18, one-story detached buildings that are accessory to Group R-3 occupancies, used as storage, tools, playhouses or similar, and the aggregate floor area of such structures do not exceed 120 square feet, do not require a building permit.

Fences greater than 6 feet in height and walls greater than 30 inches in height require a building permit. Refer to ROH Chapter 18.

Yes, per ROH Chapter 18 you will need a building permit for a deck.

No person, firm or corporation shall erect any tent or similar structure which is to be used for commercial or religious purposes, such as rallies, festivals, amusements and sideshows, without first obtaining a temporary permit therefor from the building official. To secure such permit, plans and approvals may be required from the chief of the Fire Department, Board of Water Supply, State – Department of Health Sanitation, etc. Such permits for tents and similar structures shall be limited to a period of not more than 30 consecutive days unless regulated by the fire code and may be cancelled for cause by the building official or the fire department at any time before expiration of the time stated in the permit. Upon such cancellation or upon the expiration of the time stated therein the structure or structures shall be promptly removed. Such tent of canvas, plastic or similar material shall not be used as residence.

Yes, a building permit would be required, for renovations, alterations, additions or new structures. Please refer to ROH Chapter 18.

The building permit exemptions for agriculture structures are established in HRS Section 46-88. Please be aware that such structures must be declared with the DPP, as explained on this page.

Yes, a street usage permit is required for any person and/or company performing any construction, maintenance, engineering survey or any and all other work on, adjacent to, above, below or near any City and County street or highway, which may temporarily obstruct any portion of a roadway or sidewalk. These permits are processed through the Department of Transportation Services (DTS), located on the 2nd floor of the Frank F. Fasi Municipal Building (650 South King Street).

Yes, building permits are required based on ROH Chapter 18.

Please refer to Article 6 of the Land Use Ordinance for parking requirements.

In general, 1 parking space is required per 1,000 square feet for residential dwellings, and an additional space is required for Accessory Dwelling Units. In certain areas near future rail stations, parking is not required.

Residential Dwelling (Does Not Pertain to Townhome/Condo/Apartment)

Floor area ratio is the ratio of floor area to total area of the zoning lot expressed as a percent or decimal, as defined in Article 10 of the Land Use Ordinance. When rounding of numbers is necessary to determine floor area ratio, the nearest one-hundredth shall be used. Multiplying the permissible floor area ratio by the lot area of the zoning lot determines the maximum floor area permitted.

In general, dwellings must be set back 10 feet from the front property line and 5 feet from the side and rear property lines. However, side and rear yards must be larger for floor area ratios exceeding 0.6. Please refer to Article 3 of the Land Use Ordinance for development standards.

No more than 1 electrical watt-hour meter shall be installed per legal dwelling unit.

Solar water heaters are required for all new single-family dwellings per Act 204. As such, provide the materials and methods (MM) number for the solar hot water panel that will be installed on the plans. Refer to the State Energy Office’s website for more information and if a variance can be obtained. If using a variance for your permit, provide the variance along with the plans.

See the chart in Land Use Ordinance Section 21-3.70-1(3)(D).

Only one kitchen allowed per dwelling unit, according to the definition of “dwelling unit” in Article 10 of the Land Use Ordinance.

A wet bar consists of a counter with a small sink and may contain a refrigerator but does not have a 220-volt outlet or heating element (as defined in Article 10 of the Land Use Ordinance).

The total paved area including driveways shall not cover more than 75% of the lot. Impervious surfaces areas include, but are not limited to, rooftops, walkways, patios, driveways, parking lots, storage areas, impervious concrete and asphalt, and any other continuous watertight pavement or covering.

The 5,000-square-foot polygon must contain the farm dwelling and all accessory structures to the farm dwelling inclusive of all roof eaves. The outside angles of all of the polygon shall be greater than 180 degrees. Any structures not within the 5,000-square-foot polygon will be considered commercial use structures and will fall under Commercial Review.

Fees

Permit fees are based on project value (fair market labor and materials). To calculate the fees, enter your project value into the Estimated Fee Calculator. Note: Plan review fee applies to projects that require plans per ROH Chapter 18. Depending on the scope of work, fees may be exempt (refer to ROH Chapter 18). Also, separate building permits and fees are required for each structure.

Plan review fee is required when a plan or other data is required to be submitted and reviewed. Refer to ROH Chapter 18.

  1. Contractor’s Statement with all required contractors to sign and fill out phases.
  2. Supplemental Information Sheet
  3. Original or certificate-based digital signatures on plan
  4. Check payable to the City and County of Honolulu

Make checks payable to the City and County of Honolulu.

For Building Permits with plans or Sign Permits, only checks are accepted. For Instant Online Permits only credit/debit cards are accepted.

Building Permit Application

Yes. Depending on the type of project you are working on, you may submit for an Instant Online Permit or a Building Permit. To submit electronic plans, when you apply for a building permit select the Electronic Plan Review option. The applicant will then receive an email to log into ePlans, and you may then upload and/or review plans documents.

Click Here.

Instant Online Building Permits are permits qualified to be issued immediately online as long a the property is not in a flood zone or has an advisory or violation, while Building Permits require plans. 

Instant Online Building Permits also are for the most part only for single-family dwellings.

Submit an Internet Building Permit Application (IBP) here. You will need all of the project information. The IBP number will be listed at the end of the application. Please submit the IBP number with your plans to the One-Stop Permit Center if you are submitting paper plans. Please click Electronic Plan Review if choosing to submit electronic plans.

OTR-60 is an optional permit process to reduce review time for residential building permit applications by limiting agency review to one review cycle. The applicant is required to assert that all comments have been addressed and compliance is by inspection. Projects eligible for OTR-60:

The number of permits per project depends on the extent of work. A set of plans may consist of multiple structures. Based on the plans, DPP will determine the number of applications required. In general, a separate building permit shall be required for each building or structure. For more information, see ROH Section 18-3.2. If you would like to add an additional scope of work to a building permit that has been issued, an additional permit will be required.

Single-family dwellings are eligible for an Instant Online Permit provided that the property does not have a warning or is located in a flood zone. Otherwise a Building Permit with plans is required.

Materials and Methods (MM) is a number for approved materials and/or methods of construction such that additional plan review for those items will not be required. For additional information, click here.

The property of the project is likely to be located in a flood zone, special design district or cluster, or have a warning/advisory or violation. Therefore, a Building Permt with plans is required.

All projects that require plans require the Supplemental Information Form to be provided prior to permit issuance.

After a Building Permit Application has been submitted, plans may only be submitted via ePlans. 

Per ROH Sec. 18-3.3, emergency work may commence without permit provided that an application for the required building permit is submitted on the working day immediately following the day work is commenced. Apply for a building permit here. Indicate “EMERGENCY WORK” in the job description. Abuse of ROH Sec. 18-3.3 for non-emergency work shall be subject to the punitive provisions of ROH Ch. 18, Art. 7.

The valuation to be used by the building official in computing the permit fees shall be the total fair market value of all construction work for which the permit is issued as well as all finish work, painting, roofing, electrical, plumbing, heating, air conditioning, elevators, fire extinguishing systems and any other permanent work or permanent equipment.

See the Building Permit Plan Format Checklist and also refer to ROH Chapter 18, Sections 18-4.2 and 18-4.3.

Refer to the building plan format checklist.

All signatures required pursuant to HAR 16-115-9(e) must be original signatures or certifiate-based digital signatures.

ESCP forms can be found here.

If plans require an architect’s or engineer’s stamp, then a professional must be duly licensed in the State of Hawaii. If work requires a contractor to complete the work, then a professional must be duly licensed in the State of Hawaii.

Using a licensed architect or engineer to create your drawings is mandatory if work to be done exceeds conditions stated in HRS Chapter 464 or ROH Section 18-4.2. If work does not exceed the conditions stated, we highly recommend you use a licensed architect or engineer to create your drawings, however it is not required.

ePlans is a web-based system that allows for digital submission, review and tracking of all building permit plans. To use ePlans, you will first need to submit an application. Once submitted, you will receive a IBP application number and an ePlans project will automatically be created. Instructions will be sent to you via email (from DoNotReplyHOHIProd@avolvecloud.com) on how to proceed.

The ePlans website to log in can be found here.

View the prescreen comments under the Checklist report in ePlans. If you have questions or concerns regarding the prescreen comments, please inquire with the author of those comments.

You may contact eplans@honolulu.gov for assistance

Plans do not meet the Building Plan Format Checklist

With the ePlans upgrade to version 9.4, there are no special requriement to use the program. 

Only the person listed as the applicant and others included by the applicant for viewing only and our review staff can view the project.

No, you will need only one login for all the projects that you manage. Projects are created with the email that is submitted as the applicant in the IBP. If you anticipate having multiple ePlans projects, or if you have several people who will be working on a project, we recommend you create a generic email for yourself or your company that can be used by the entire project team.

Reminder: You may now add additional members to view the project only. These view only log-ins may not complete any tasks or respond directly to the comments. All changes and responses shall be completed by the listed applicant.

The ePlans service is absolutely FREE.

Note: Plan review and permit fees per ROH 18 still apply.

During the submittal and review process ePlans is entirely paperless for agencies using ePlans. However, if your plans need to be reviewed by agencies who are not using ePlans, you will have to take a hard copy to them for review. You will need to provide proof of their approval by uploading their approval signature or letter to the ‘External Agency Approvals’ folder in ePlans.

When your plans are approved by all departments, you will receive an e-mail indicating that your plans are approved and ready for download. Two full size sets of the batch stamped approved plans shall be printed and brought with you to the DPP permit counter when you come in to pay for and pick up your permit. You will also be responsible for printing out adequate numbers of copies for your job site.

Currently, all the divisions in DPP (residential, commercial, electrical, mechanical, zoning, storm water, wastewater, engineering and traffic), the Board of Water Supply, the Honolulu Fire Department, the Department of Health Wastewater, and the Hawaii Community Development Authority are all using ePlans. All of these agencies will be automatically notified to review your project as soon as it has cleared prescreening.

Again, be sure to take a paper copy of the plans to all other agencies that you need approval from and upload proof of their approval to the ‘External Agency Approvals’ folder in ePlans.

All agencies that require approval will be listed on your building permit application and in ePlans.

Any agency not using ePlans will have a response indicating that the approval will need to be uploaded in the External Agency Review folder.

Once your project has been accepted for review (clears prescreening), you will be emailed a copy of your permit application. The email will be sent from POSSE@honolulu.gov.

Yes, you plans are held on a secure server in DPP. Only you, the other view only account you specify and the review staff have access to the drawings, and all drawings are read only and cannot be altered.

Plan and document files that are uploaded into ePlans are published immediately into a “read-only” screen format that is used throughout the review and approval process. The plan files themselves, once published, are archived away in order to ensure they are never altered or modified in any way. All red-lines, markups and annotations applied to the plan file renditions occur on virtual layers in ePlans.

Yes, all projects that do not qualify for an instant online permit, will have to use ePlans for electronic plan review.

While you can’t see the actual markups on the drawings until all the reviews are complete, you can use the reports and reviews section in ePlans to see the text of the markups as they are completed. In addition, you can use the reports to track the status of you project of your project 24 hours a day, 7 days a week.

Note: Until the review cycle has been completed, the comments are not finalized and new comments may be added and other comments may be altered or removed.

This usually happens when you upload revised drawings, but forgot to complete the actual resubmittal task. Always be sure that when you are ready for your revisions to be reviewed that you click the ‘Complete’ button at the bottom of the eForm window.

Building Permit Review

The Building Permit review process is broken into review cycles. 

  1. The applicant submits the electronic plans for review to the agency.
  2. The review coordinator sends the electronic task to the building examiner and all other reviewing agencies.
  3. If the building examiner and all other agencies have approved. The building examiner will send the electronic task to the review coordinator for final approval which involves letting the applicant of record know the building permit is approved and will be given a list of detailed instructions to obtain the permit. But if the building examiner and other agencies have not all approved, the plans and the electronic task will be sent back to the applicant, from the review coordinator to conduct corrections.

How long it takes to obtain a building permit is highly variable. It is dependent on things such as, but not limited to:

  • Are the drawings clear?
  • Are the plans complete?
  • Project size and complexity
  • Is the project in compliance with the applicable regulations?
  • Availability of records
  • Is illegal work present in the field?
  • DPP’s backlog
  • What external agency approvals are required?

If you have access to ePlans, open the project and under the Status page, you may see which task is outstanding under the Current-Non Completed Task section. The task should be descriptive enough to know which review agency or task item is remaining.

If you do not have access to ePlans, go to our Building Permit Search and provide the application/permit number or TMK of your project location.

  1. Check the Approvals tab for outside review agencies. Dates are provided for approved reviews, and ensure that your application has signatures for the other reviews.
  2. Check the Plan Reviews tab for internal routings. If the latest review for a certain type of review does not have an Approved outcome, the review is outstanding.

To find the staff assigned to your project, please go to our Building Permit Search and:

  1. Provide the application/permit number or TMK of your project location.
  2. See the Details tab.
  3. In the 3rd section under Details, you can find the Staff Assignment.

Although the building permit is typically picked up by a contractor, DPP does not actually restrict who can pick up the building permit. 

Note: All required permit documents and fees shall be provided in order to pick up the building permit. 

You may pick-up your Approved Building Permit at the Permit Issuance Branch at 650 South King Street, Honolulu, Hawaii 96813 (located in the Frank Fasi Municipal Building, inside the Permit Issuance Branch at the 1st floor) or at Kapolei Hale. Be sure to check-in with concierge at the front desk.

To contact your building plans examiner, please email eplans@honolulu.gov. (For a specific reviewer, the email contact information is found in the Department Review Status Report)

ROH Section 18-6.4 establishes Expiration of Plan Review. Applications for which plan review fees have been paid and for which no permit is issued within 365 days following the date of application shall expire, unless extended by the building official, and plans and other data submitted for review may thereafter be returned to the applicant or be destroyed by the building official.

State Department of Health Wastewater Branch evaluates all existing individual wastewater systems and approves all new systems.

Address: 2827 Waimano Home Rd #207, Pearl City, HI 96782

Phone: 808-586-4294

Who Can Do the Work? (Contractors)

Typically, a general contractor is required when more than 2 specialty contractors are required. See HAR §16-77-33(b) for more info

You may verify if your contractor is licensed via the DCCA website. You will need to know your contractor’s license number or name.

Refer to HAR §16-77-4.

A plumbing contractor will be required if the work contains any of the following: To install, repair, or alter complete plumbing systems which shall include supply water piping systems, hot water piping systems which includes, but is not limited to, heat pump water heaters, and hot water supply boilers with a heat input of 200,000 BTU/h or less, waste water piping systems, fuel gas piping systems, waste water treatment systems, and other fluid piping systems; the equipment, backflow prevention assemblies, instrumentation, non-electric controls, and the fixture for these systems and the venting for waste water piping systems and fuel gas piping systems; for any purpose in connection with the use and occupancy of buildings, structures, works, and premises where people or animals live, work, and assemble; including piping for vacuum, air, and medical gas systems, spas and swimming pools, lawn sprinkler systems, irrigation systems, sewer lines and related sewage disposal work performed within property lines, fire protection sprinkler systems when supervised by a licensed mechanical engineers or licensed fire protection contractors, and solar hot water heating systems, and the trenching, backfilling, patching, and surface restoration in connection therewith.

An “A” License Contractor is a general contractor that automatically holds a set of specialty licenses for work that would be done for the sitework of the structure and not the structure itself.

A “B” License Contractor is a general contractor that automatically holds a set of specialty licenses for work that would be done on the structure itself.

“Owner builder exemption” means an owner or lessee of property is exempt from the contractors license law if the structure to be built or improved is for the owner’s or lessee’s own personal use and not for use or occupancy by the general public; provided that the structure so built or improved is not offered for sale or lease in its entirety or in part within one year after its completion; and, provided further that the owner or lessee registered for the exemption as provided in HRS Section 444-9.1. [HAR, §16-77-3]. See HRS Section 444-2.5 for more information.

No, as the building or structure must be for your own use and occupancy per HRS Section 444-2.5.

All electrical and plumbing work must be performed by contractors licensed by the State of Hawaii per HRS Chapter 444 and 448E.

You will first need to check if the building permit is in the inspection phase. If the building permit is in the inspection phase, you will need to provide two documents: the Change of Contractor Form (General Contractor or Plumbing/Electrical Contractor) and the Contractor Statement form. Once the forms are completed you will need to submit them to the DPP Permit Issuance Branch on the 1st floor of the Fasi Municipal Building, 650 South King Street. Be sure to check-in with concierge at the front desk, and submit your change of contractor documents to them.

The State Regulated Industries Complaints Office (RICO) has jurisdiction over complaints relating to licensed or unlicensed contractors.

Call the Consumer Resource Center at 808-587-3222 if you have a consumer complaint. To check if a contractor is licensed, contact the State Professional and Vocational Licensing Division at 808-586-3000.

Building Permit Inspection

Contact your assigned building inspector.

Please check your building permit. The bottom third of the page lists the inspectors and their contact information. Your building permit should be posted at the jobsite.

Refer to the Inspection Scheduling section here.

The electrical contractor shall complete the electrical inspection request form and submit it to the Building Division Electrical Code Inspection Section in person or by facsimile (Honolulu fax no. 808-768-6007 or Kapolei fax no. 808-768-3192) at least 48 hours (two working days) before the requested inspection time.

You can find a list of certified ESCP coordinators at the DFM Storm Water Quality website.

Special Assignment Inspection is a process which allows construction to proceed prior to obtaining a building permit if the requirements of ROH Section 18-3.1(c) are met and DPP has approved. Submit the SAI form along with a check for $1000.00 to the Fasi Municipal Building 12th Floor for approval.

  • Where the International Residential Code (IRC) is utilized for design, special inspections shall be provided where required by and in accordance with IRC, §R109.3, as amended.
  • Where the International Building Code (IBC) is utilized for design, special inspections shall be provided where required by and in accordance with IBC, Ch. 17 as amended.
  • And special inspections for fire protection systems shall be provided where required..
  • DPP – Rules Relating to Administration of Codes Ch. 5 governs who is “approved” to perform what types of special inspections.
  • Certified Special Inspector List

You will need to submit a signed letter to the department from the applicant or owner with the following information:

  1. Application Number
  2. TMK
  3. Address
  4. Project Description

Click here to view the steps and documents required to submit a refund.

Property Information and Existing Plans

TMK means Tax Map Key. It is a sequence of numbers used for tax purposes to map and numerically index property. TMKs consist of 8 digits in format 0-0-000:000, which correspond to Zone-Sector-Plat:Parcel. A “1” in front of these 8 digits indicates the island of Oahu. Additional numbers at the end may refer to further divisions of property such as Condominium Property Regimes.

You can obtain your TMK by using this GIS map and search using your address.

A CPR is a method of dividing the ownership of a property, and may involve sharing ownership of the land or common elements. CPRs are administered by the State Department of Commerce and Consumer Affairs, Real Estate Branch and is not recognized by the City and County of Honolulu.

Go to our Parcel Information page and input your address or TMK. On the Details tab, the flood zone is indicated. If flood zone is anything other than XS, X or D, the project is located in flood.

Go to our Parcel Information page and input your address or TMK. On the Details tab, SMA (special management area for special design districts) and zoning are indicated. On the Warning tab, you can view any warnings or advisories on the property.

Submit a request through our address request webpage. Reasons for Address Change Requests:

  • Existing permitted unit(s) requesting separate address
  • New address for new dwelling on vacant lot
  • New address for additional dwelling(s) on a lot
  • Address to a vacant parcel
  • Incorrect address
  • Verification of address for legality of unit

Please contact 808-768-8272 or 768-8277 or submit a Records Request and submit to the Data Access Imaging Branch.

You may be able to obtain a copy of your previous permitted plans at Data Access and Image Branch (DAIB) .

Ph. (808) 768-8277 or (808) 768-8277 | Email. dppdaib@honolulu.gov

You may be required to submit a Records Request.

You will need to send a “permit revoke” letter, drafted by the owner or applicant and addressed to the director with the permit number, TMK, address and project name.

You can contact our Code Compliance Branch at dppfines@honolulu.gov or 808-768-8110.

Contact Information

Yes, the general phone line for questions will be 808-768-8000. You can also contact dpp@honolulu.gov or eplans@honolulu.gov for any building permit questions.

The Building Permit Center at Kapolei Hale processes and issues permits for residential single-family dwelling houses, and issues permits for approved ePlans projects.

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