Everything You Need to Know About Building Permits in Honolulu

A successful building project depends on squaring away a building permit. Without one, you could face major delays to your project as well as legal consequences like fines or removal of work. 

Whether you're a developer, contractor, or builder in Hawaii, it’s important to figure out how to apply for the correct permit and do it right. This guide will walk you through the process of obtaining a building permit in Honolulu, helping you understand the requirements, costs, and steps involved.

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Obtaining a building permit in Honolulu

Getting a building permit in Honolulu can be complicated. There’s paperwork to organize and people to talk to, but with the right information, you can navigate the process smoothly. 

What requires a building permit in Honolulu?

You need a building permit for most construction projects in Honolulu. Basically, if a contractor is or could be involved, you should plan to get paperwork together to apply for a permit. 

Projects that require a permit can include:

• New buildings
• Additions to existing buildings
• Major renovations or remodels
• Structural changes
• Electrical work
• Plumbing installations
• HVAC (heating, ventilation, and air conditioning) systems
• Fences over 6 feet tall
• Retaining walls over 4 feet high
• Swimming pools
• Solar panel installations

Some smaller projects may not need a permit. For example, you probably won't need one for repainting a building’s exterior or replacing kitchen cabinets — things that don’t involve structural changes to the building. 

Still, it’s always a good idea to check with the Honolulu Department of Planning and Permitting (DPP) to find out for sure whether or not you need a permit.

How long does it take to get a building permit in Hawaii?

Most permits take a week or two to get approved, though bigger projects can take months.

Factors that influence your permit approval timeline include:

• The type and size of your project
• How complete and accurate your application is
• The current workload of the DPP
• Whether your plans need revisions

The best way to speed up the process is to make sure your application is complete and your plans are easy for Honolulu’s DPP to approve.

What happens if you build without a permit in Hawaii?

Permits exist so cities can keep control over what gets built, helping to preserve property values and maintain a safe environment for all.

Building without a permit in Honolulu is a serious violation, and penalties for doing so can include:

• Fines: You could be charged up to $1,000 per day for each day the violation continues
• Stop work orders: The DPP can order you to stop all construction immediately
• Demolition: In severe cases, you could be required to tear down the unpermitted work
• Difficulty selling: Unpermitted work can cause buyers to ask for a lower price or back out of the sale altogether
• Safety risks: Work done without a permit can put people at risk
• Insurance issues: Unpermitted work is rarely covered by insurance 
• Legal troubles: Unpermitted work can lead to lawsuits if it causes problems for neighbors or future owners

The bottom line? It's not worth the risk. Always get the proper permits before starting your project.

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How much does a building permit cost in Hawaii?

Like permit timelines, the cost of a building permit in Honolulu depends on the value of your project. The valuation of work to be done will determine how much you spend on permitting fees. The City of Honolulu provides a fee schedule here, and you can also use their fee calculator here. 

Here's a general breakdown of project valuation to the corresponding fees (as of October 2024):

• Projects costing $0.01 to $500: $20
• Projects costing $500.01 to $1,000: $8 + $2.50 per $100 or fraction thereof of the total estimated valuation of work
• Projects costing $1,000.01 to $20,000: $12 + $2.20 per $100 or fraction thereof of the total estimated valuation of work
• Projects costing $20,000.01 to $50,000: $82 + $18 per $1,000 or fraction thereof of the total estimated valuation of work
• Projects costing $50,000.01 to $100,000: $286 + $14 per $1,000 or fraction thereof of the total estimated valuation of work
• Projects costing $100,000.01 to $500,000: $700 + $10 per $1,000 or fraction thereof of the total estimated valuation of work
• Projects costing $500,000.01 to $2,000,000: $3,200 + $5 per $1,000 or fraction thereof of the total estimated valuation of work
• Projects costing $2,000,000.01 and above: $4,300 + $4.50 per $1,000 or fraction thereof of the total estimated valuation of work

These are just the permit fees. Honolulu’s website also states that plan review fees cost an additional 20% of the building permit fee, up to a maximum of $25,000.

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What to include in your building permit application

The fastest way to get your permit approved is to show that your plans and permissions are in order. Permitting boards can approve plans much faster when they clearly show the project meets Honolulu building code.

Your permit application should include several important documents:

• Completed application form: Provide basic information about your project, property, and contact details
• Site plan: Show where your building sits on the property, including setbacks from property lines
• Floor plans: Provide a layout of each floor, including room dimensions and uses
• Elevation drawings: Show what your building will look like from the outside
• Structural plans: Outline how your building will be constructed, including foundation details, framing plans, and connections
• Energy calculations: Explain how your building will meet energy efficiency standards
• Topographic survey: May be required for hillside properties or areas with significant grade changes
• Proof of ownership: Furnish a deed or tax record showing you own the property or have permission to do the work in question

Your project may not need all these documents, but you should still have all relevant documents where you can find them.

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How do I contact Honolulu permitting?

If you have questions or need help with your permit application, you can contact the Honolulu Department of Planning and Permitting in several ways:

1. Phone: Call (808) 768-8220 for general inquiries.
2. Email: You can email dpp@honolulu.gov for general questions.
3. In-person: Visit the permit center at 650 South King Street, Honolulu, HI 96813. They're open Monday to Friday, 7:45 AM to 4:30 PM.
4. Website: Check www.honoluludpp.org for forms, guides, and updates.
5. Online portal: Once you've submitted an application, you can check its status through the DPP's online portal.

When contacting the DPP, have your project information ready. This might include your tax map key (TMK) number, project address, and any application numbers you've been given.

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How PermitFlow simplifies permitting

There’s plenty to juggle when filing a building permit in Honolulu, but you don’t have to do it all yourself. PermitFlow is a software-based permitting tool designed to fast track your permit approval and keep you organized throughout the entire process. 

PermitFlow simplifies permitting process by:

• Providing you with the right forms for each application
• Guiding you through application fields 
• Checking for wrong or missing information 
• Making sure your application is complete
• Organizing and uploading all your plans and forms in one place
• Giving you 24/7 access to application progress 
• Responding to questions or requests from the DPP
• Reminding you when action is needed on your application

With PermitFlow, you have a knowledgeable team of permitting experts at the ready to walk you through the process and answer your questions. 

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Getting started with PermitFlow

Getting a permit can be a huge undertaking. Don't navigate it alone. Talk with our permitting experts for expert guidance suited to the exact needs of your project.

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