Frequently asked questions
Questions about Honolulu DPP plan check, zoning requirements, variance applications, the Self-Certification Program, and Ikena Permit. Jump to a section below or read straight through.
Ikena Permit
What is Ikena Permit?
Ikena Permit is an AI-assisted compliance pre-check service for Hawaii architects, engineers, and building professionals. You upload a plan set, and the system reads it against the applicable zoning code (ROH Chapter 21), building code (IBC 2018 with Hawaii amendments), and DPP submission requirements. Within about 30 minutes you receive a report listing every probable violation and advisory item, with verbatim code citations and recommended fixes.
What does a $299 pre-check include?
A single pre-check covers one plan set submission. The report includes: (1) all violations and advisory items found, each with a confidence score and category; (2) verbatim citations from the applicable code provision; (3) measured vs. required values for dimensional standards; (4) recommended fix language for each finding; (5) an in-report variance narrative drafting tool for each violation; (6) a DPP comment response tool; (7) a shareable link and PDF export.
How long does a pre-check take?
Most pre-checks complete within 20–35 minutes of upload. Complex plan sets (over 50 sheets, mixed-use, multi-story) can take up to 60 minutes. You receive an email when the report is ready.
What file types do you accept?
PDF plan sets. Most submissions are 10–150 pages. There is no page limit, but very large files (over 200 MB) may time out. If you have an unusually large set, contact us before uploading.
Does Ikena Permit replace a licensed architect or engineer?
No. Ikena Permit is a preliminary screening tool. All reports must be reviewed by a Hawaii-licensed architect or engineer before any action is taken. Ikena Permit does not stamp drawings, file permit applications, or represent any party to a permitting authority. The architect or engineer of record retains full professional responsibility for all code compliance determinations.
Is there a firm subscription plan?
Yes. The firm seat plan ($599/month) covers unlimited pre-checks for one firm, with multi-project tracking, client-accessible reports, and priority processing. Contact us at [email protected] to discuss volume pricing for larger teams.
DPP Plan Check Process
How long does DPP plan check take in Honolulu?
Standard plan check for a residential addition or accessory structure typically takes 4–8 weeks for first review. Commercial and multi-family projects can take 3–6 months or longer depending on complexity, completeness of submission, and DPP workload. Each round of corrections adds additional time — a single incomplete submission can add 6–12 weeks to the overall timeline. The Express Plan Check Program (fee-based) offers faster turnaround for qualifying projects.
What triggers a full plan check vs. over-the-counter approval?
Simple residential work — minor repairs, like-for-like replacements, small accessory structures under 120 sf in some cases — may qualify for over-the-counter (OTC) approval at the DPP permit counter. Once a project involves structural work, new habitable space, changes of occupancy, or work within the SMA or flood zone, a full plan check is required. DPP staff make the final determination at time of submission.
What are the most common DPP plan check corrections?
Based on the projects we have analyzed, the most frequent first-cycle corrections fall into five categories: (1) lot coverage or setback calculations that differ from DPP's field measurements; (2) construction type inconsistencies between the cover sheet and structural notes; (3) missing code references or references to superseded code editions; (4) parking compliance tables absent or showing inadequate dimensions; and (5) energy code (ASHRAE 90.1 or Hawaii Energy Code) documentation missing from mechanical plans.
What code edition does DPP currently enforce?
The City and County of Honolulu has adopted the 2018 International Building Code (IBC) with Hawaii state amendments. The Hawaii State Building Code Council adopts amendments periodically — always verify the current adopted edition and any local amendments through DPP before submission. Mechanical and plumbing plans reference the IMC 2018 and IPC 2018 with Hawaii amendments.
Can I resubmit plans digitally?
Yes. DPP accepts electronic plan submittals for most project types through the ProjectDox system. Original submissions and resubmittals can be uploaded online. Certain projects (historic districts, over-the-counter permits) still require in-person submission. Check DPP's current submission requirements as the system continues to evolve.
Zoning and LUO
How do I find the zoning district for a parcel?
Use the City's online Honolulu Land Information System (HiLIS) at honolulu.gov or the GIS parcel viewer at geoportal.hawaii.gov. Enter the address or TMK to see the zoning district designation. DPP also accepts zoning inquiries for written verification. Ikena Permit's property lookup at the /start page pulls parcel data including zoning district from public GIS.
What is lot coverage and what counts toward it?
Lot coverage is the horizontal footprint of all covered structures on the lot, expressed as a percentage of net lot area. Under ROH Chapter 21, items that count include: the primary dwelling footprint; attached and detached garages; accessory structures; covered lanais with a solid roof; and roof overhangs extending more than 18 inches from the face of the exterior wall. Items that typically do not count: uncovered paving, swimming pool water area, and open-top trellises or pergolas. See our detailed guide and the zoning calculator on this site.
What is a nonconforming structure and what can I do with it?
A nonconforming structure is one that was legally built but no longer meets current code requirements — typically because zoning standards changed after construction. Under ROH Chapter 21, you can generally maintain, repair, and make interior alterations to a nonconforming structure. Adding square footage that increases the nonconformity (for example, extending a wall that already encroaches into the required setback) is typically not permitted without a variance. Each situation is fact-specific — consult with a licensed architect before proceeding.
What is the difference between a variance and an appeal?
A variance is a prospective discretionary relief — you are asking the Zoning Board of Appeals (ZBA) to allow a deviation from a development standard (setback, height, lot coverage) based on hardship tied to the specific property. An appeal challenges a decision already made by DPP — for example, a denied permit application or a stop-work order. Variances and appeals go to different bodies and follow different procedures under ROH Chapter 21 and ROH §6-1602.
Variance Applications
When do I need a variance in Honolulu?
A variance is required when a proposed project cannot meet one or more development standards — typically setbacks, lot coverage, building height, or floor area ratio — and a code exception or alternative method does not apply. Common triggers include additions on flag lots with unusual shapes, projects on parcels with existing nonconformities, and infill development on substandard lots.
What is the hardship standard for a Honolulu variance?
Under ROH §21-2.110, the hardship must be tied to the specific physical characteristics of the property — not the owner's financial situation or personal preferences. The applicant must show that: (1) the hardship is unique to the parcel and not self-created; (2) strict compliance with the standard would deprive the owner of privileges enjoyed by other property owners in the same district; and (3) the variance will not be contrary to the public health, safety, and welfare. Typical hardship factors include unusual lot shape, topography, existing legal nonconformities, and historical subdivision patterns.
How long does the Honolulu variance process take?
Zoning Board of Appeals hearings are typically scheduled 6–12 weeks after a complete application is accepted. The full process — application preparation, DPP completeness review, hearing, and written decision — commonly takes 4–6 months. Projects with contested variances or complex hardship showings can take longer. A pre-application meeting with DPP staff is strongly recommended before investing in a formal application.
Can Ikena Permit write my variance narrative?
Yes. The variance narrative drafting tool is available standalone at /variance, or as an in-report feature within any pre-check report. Enter your project description, parcel context, code section, hardship, and the relief you are requesting. Ikena Permit drafts a three-section AE-voiced narrative. The architect or engineer of record must review, amend as necessary, and accept professional responsibility before submission. Ikena Permit does not file variance applications or represent parties before the ZBA.
Self-Certification Program (SCP)
What is the DPP Self-Certification Program?
The Self-Certification Program (SCP) allows Hawaii-licensed architects and professional engineers to certify that their plans comply with applicable codes, bypassing the standard DPP plan check review. Approved SCP participants submit plans with a signed certification in lieu of DPP review. Permits are typically issued within a few days of a complete submission.
Who qualifies for SCP?
SCP is limited to licensed Hawaii architects (AIA member or RA) and licensed professional engineers who have applied to DPP and been approved. Participants must carry errors and omissions insurance and agree to periodic audits. Not all project types qualify — SCP generally applies to residential and certain commercial projects within specific complexity thresholds. Consult DPP's SCP information for current eligibility requirements.
Does Ikena Permit work for SCP projects?
Yes. SCP participants carry full professional liability for compliance certification — a pre-check is a valuable safety net. Running an Ikena Permit pre-check before certifying plans helps identify issues before the permit is issued and any field inspection reveals them. Many SCP participants use the pre-check as a documentation record of their compliance review process.
Pricing and Access
How does billing work?
Pre-checks are billed per scan via Stripe Checkout. You pay $299 before uploading your plan set. The charge appears as 'Ikena Permit' on your statement. Firm seat subscriptions are billed monthly at $599 via Stripe subscription. Cancel any time from your account.
Can I share a report with my client?
Yes. Each completed report has a shareable link that is accessible to anyone with the URL — no login required for the recipient. Use the 'Share report' button on the report page to copy the link.
Do you offer refunds?
If the system fails to process your plan set and does not produce a report, we will refund the charge or re-run the scan at no cost. Because pre-check processing consumes compute and AI resources, we do not offer refunds once a report has been generated. If your report has a specific technical error (incorrect citation, wrong zone), contact us and we will investigate.
Try it on a real plan set.
The fastest way to understand what Ikena Permit does is to run a pre-check on an actual submission. Upload a set, get a report in 30 minutes, and decide if it belongs in your workflow.