Reference

Hawaii building permit glossary

Plain-language definitions of 61+ terms you will encounter in Hawaii building permits, DPP plan check, ROH zoning, and IBC code review. Jump to a category below.

Zoning and LUO

LUO — Land Use Ordinance: Honolulu's primary zoning code, codified in ROH Title 21. It establishes zoning districts, development standards (setbacks, height, lot coverage, FAR), permitted uses, and procedures for variances and appeals. Every building permit application on Oahu is reviewed for LUO compliance.; ROH Title 21
ROH — Revised Ordinances of Honolulu: The complete codified laws of the City and County of Honolulu. Building permits reference ROH Title 21 (LUO) and ROH Chapter 16 (Building Code). State law (HRS) overrides ROH where they conflict.
TMK — Tax Map Key: Hawaii's unique parcel identification system. Format: island-zone-section-plat-parcel (e.g., 1-2-3-004-005). The first digit identifies the island: 1=Oahu, 2=Maui, 3=Hawaii Island, 4=Kauai. TMK is required on every permit application.
Zoning district: A mapped designation that establishes what uses are allowed on a parcel and what development standards apply. Major residential districts on Oahu include R-3.5, R-5, R-7.5, R-10, and R-20; apartment districts A-1, A-2, A-3; agricultural AG-1 and AG-2; and various business and industrial designations.
Net lot area: The total area of a parcel excluding any portion dedicated to public right-of-way. Lot coverage and FAR calculations under ROH Title 21 use net lot area, not gross. A parcel with a large street dedication will have a smaller buildable net area than its deed suggests.; ROH §21-1.2
Setback: The minimum required distance between a building or structure and a property line or other reference boundary. ROH Title 21 defines separate setbacks for front yard, rear yard, interior side yard, and street-side yard (on corner lots). Setbacks apply to the face of the exterior wall, not the property line of an adjacent building.
Front yard setback: The minimum distance from the front property line to the nearest wall of any structure on the lot. In R-5, the minimum front yard is 10 feet. Certain elements (eaves up to 18 in., steps, uncovered porches) may project into the required yard.; ROH §21-3.10-1(a)
Prevailing setback: A rule that applies in some residential districts: instead of the district minimum, the setback must match the average of the two nearest adjacent structures on the same side of the street if that average is greater than the minimum. Frequently triggers DPP comments on infill and teardown projects.; ROH §21-3.10-2
Lot coverage: The total horizontal footprint of all covered structures on a lot, expressed as a percentage of the net lot area. Counts toward coverage: the dwelling, attached and detached garages, covered lanais with solid roofs, accessory structures, and roof overhangs extending more than 18 inches from the face of the exterior wall. Does not count: open-top trellises, uncovered paving, pool water area.; ROH §21-4.60
FAR — Floor Area Ratio: Total building floor area (all levels combined) divided by net lot area. FAR limits apply in apartment districts (A-1: 1.25, A-2: 1.75, A-3: 2.5) and some business districts. Most Honolulu residential districts have no explicit FAR cap — lot coverage and setbacks are the binding constraints.; ROH §21-3.30
Height measurement: Under ROH §21-4.70, building height is measured from the average grade of the lot at the building footprint to the highest point of the roof. A sloped-roof structure with a pitch of 4:12 or greater may qualify for a higher height limit (30 ft instead of 25 ft in residential districts).; ROH §21-4.70
Nonconforming structure: A building that was legally constructed but no longer complies with current LUO development standards because zoning was changed after construction. ROH permits maintenance and interior alterations of nonconforming structures but generally prohibits expansions that increase the nonconformity.; ROH §21-5.10
Nonconforming lot: A lot that was legally subdivided but no longer meets the minimum lot area or width requirement for its zoning district. Nonconforming lots may generally be developed to the current development standards, but the lot size deficiency may not be expanded.
Buildable envelope: The three-dimensional space on a lot within which construction is permissible after applying all setbacks, height limits, and lot coverage maximums. The actual buildable area may be further constrained by easements, flood zone restrictions, or SMA requirements.
Overlay district: A supplemental zoning designation applied on top of the base zone, adding or modifying requirements. Examples on Oahu include the Special Management Area (SMA), the Flood Zone overlay, historic district overlays, and the Waikiki Special District. Overlay district requirements take precedence over base zone standards where they conflict.
Variance: A formal discretionary relief from a specific LUO development standard (setback, height, lot coverage, FAR, parking). Granted by the Zoning Board of Appeals (ZBA) based on a showing of hardship unique to the property and not self-created. A variance is prospective relief — it allows a proposed project to deviate from the standard.; ROH §21-2.110
ZBA — Zoning Board of Appeals: The City and County of Honolulu board that hears variance applications and appeals from DPP decisions. The ZBA is an independent quasi-judicial body — its decisions can be appealed to the First Circuit Court.
Flagged lot / flag lot: A lot shaped like a flag on a pole — a narrow access strip (the 'pole') connects the main parcel to the public street. Common in subdivided estates. Flag lots often have unusual setback configurations and limited buildable envelopes that generate LUO compliance issues.

DPP and the permit process

DPP — Department of Planning and Permitting: The City and County of Honolulu agency that administers building permits, plan check, zoning compliance, and land use approvals. DPP is the first point of contact for all Honolulu building permit applications. Address: 650 South King Street.
Plan check: DPP's technical review of submitted drawings for compliance with the LUO, building code, and DPP submission requirements before a permit is issued. Plan check is performed by DPP plan examiners. Standard residential plan check takes 4–8 weeks for a first review.
First review: The initial DPP plan check of a submitted project. The plan examiner issues a correction list (also called a plan check comment letter) noting all deficiencies that must be resolved before the permit can be issued. The clock for the next cycle starts when the applicant resubmits.
Correction list: The written list of code and submittal deficiencies issued by DPP after a plan check review. Each correction must be addressed and documented in the resubmittal. Unresolved corrections delay permit issuance. A thorough pre-check identifies most probable corrections before submission.
Resubmittal: A revised set of drawings and calculations submitted to DPP in response to a correction list. Each resubmittal triggers another plan check review cycle. Incomplete or poorly documented resubmittals result in additional correction cycles and timeline delays.
OTC — Over-the-Counter approval: Permit approval issued at the DPP counter without full plan check review. Available for simple work: minor repairs, like-for-like replacements, small accessory structures. Any project involving structural work, new habitable space, change of occupancy, or special area overlays typically requires full plan check.
Express Plan Check: DPP's fee-based expedited review program for qualifying projects. Express review offers a faster turnaround than standard review, typically 5–10 business days for a first review. Not all project types qualify — check DPP eligibility requirements.
Completeness review: DPP's initial check before a submission enters the plan check queue to verify that all required sheets, forms, and fees are included. A submission rejected for incompleteness must be corrected and resubmitted before the plan check clock starts.
ProjectDox / ePlans: DPP's electronic plan submittal and review system. Most commercial, multi-family, and larger residential projects are submitted and reviewed through ePlans. Correction comments are issued electronically and tracked in the system.
Certificate of Occupancy (CO): A document issued by DPP after final inspection confirming that a structure complies with applicable codes and the approved permit plans. A CO is required before a new building can be legally occupied. Additions to existing occupied structures may not require a separate CO.
Stop-work order (SWO): A legal order issued by DPP directing that all work on a site must cease immediately. Typically issued for unpermitted construction, code violations found during inspection, or safety hazards. A SWO must be formally lifted by DPP before work can resume.
After-the-fact permit: A building permit applied for after construction was already completed without a permit. DPP may require documentation, investigation of existing conditions, and potentially destructive inspection to verify compliance. After-the-fact permits carry additional fees and scrutiny.

Self-Certification and special programs

SCP — Self-Certification Program: DPP's expedited permit path allowing approved Hawaii-licensed architects and engineers to certify their own plans as code-compliant, bypassing standard plan check review. Permits are typically issued within a few days of submission. SCP participants carry full professional liability and are subject to DPP audit.; ROH §16-4.3
SCP audit: DPP's random post-issuance review of self-certified permit submissions. DPP selects a percentage of SCP projects for full technical review after the permit is issued. An audit finding that the plans did not comply with code can result in SCP revocation and require corrective work.
DCCA — Dept. of Commerce and Consumer Affairs: The Hawaii state agency that licenses architects, engineers, landscape architects, and contractors. The DCCA's PVL (Professional and Vocational Licensing) database is the official source for license verification. Ikena Permit checks DCCA at application approval.

Building code

IBC — International Building Code: The model building code published by the International Code Council (ICC) and adopted by Hawaii with local amendments as ROH Chapter 16. The 2018 edition is the current adopted version in Honolulu. The IBC governs structural design, fire safety, occupancy classifications, means of egress, and accessibility.
Construction type: IBC Table 601 classification of a building based on the fire resistance of its structural elements. Types range from I-A (highest fire resistance, steel/concrete) to V-B (no required fire resistance, wood frame). Hawaii residential construction is typically Type V-A (one-hour) or V-B (unprotected). The cover sheet declaration must be consistent with the structural notes.; IBC 2018 §602
Occupancy classification: IBC Chapter 3 category assigned to a building based on its use. Common Hawaii residential classifications: R-3 (one- and two-family dwellings), R-2 (apartments, condominiums). Occupancy determines egress requirements, fire sprinkler thresholds, and accessibility requirements.; IBC 2018 Chapter 3
Fire sprinkler threshold: The building area or configuration at which an automatic fire sprinkler system is required. In Hawaii, NFPA 13D systems are required in new R-3 dwellings of certain sizes. Local amendments in ROH Chapter 16 may establish different thresholds than the base IBC — always verify current local adoption.
Means of egress: The continuous and unobstructed path of travel from any occupied portion of a building to the public way. IBC Chapter 10 governs egress: exit doors (minimum 32" clear), stair dimensions, corridor widths, and emergency escape and rescue openings (egress windows) for sleeping rooms.; IBC 2018 Chapter 10
Emergency escape and rescue opening (EERO): An operable window or door in a sleeping room or basement that provides an emergency egress path. IBC §1030 requires a minimum net clear opening of 5.7 sq ft, minimum clear height of 24 inches, and minimum clear width of 20 inches. Fixed windows do not satisfy this requirement regardless of size.; IBC 2018 §1030
Accessible route: A continuous unobstructed path connecting all accessible elements of a building. IBC Chapter 11 and ADAAG/IBC accessibility standards govern accessible routes, ramps, door widths, turning radii, and accessible parking. Thresholds for required accessibility compliance depend on occupancy classification and project scope.
Substantial improvement: Under FEMA flood zone regulations, any repair, reconstruction, rehabilitation, or improvement of a structure whose cost equals or exceeds 50% of the market value of the structure before the project. Triggers full compliance with current flood zone requirements including base flood elevation, which can effectively require a rebuild.

Special areas — SMA, flood, historic

SMA — Special Management Area: A coastal zone overlay established by the Hawaii Coastal Zone Management Act (HRS §205A). Properties within the SMA require an SMA permit or exemption before development. The boundaries are mapped by each county. On Oahu, SMA permitting is administered by DPP.; HRS §205A
SMA minor permit: An SMA permit for smaller projects within the SMA boundary. Typically issued by DPP for projects below the threshold requiring City Council approval. Application includes project description, environmental assessment, and coastal access plan.
SMA exemption: A determination that a proposed activity within the SMA does not require a full SMA permit because it is below the threshold of significant environmental impact. Obtaining a written SMA exemption from DPP is still required — don't proceed without it.
Shoreline setback: A minimum setback from the shoreline or coastal high water mark required for structures in coastal areas. The shoreline setback is separate from and in addition to the LUO yard setbacks. It is based on the DLNR-certified shoreline, not the property line.
AE flood zone: FEMA's Special Flood Hazard Area designation for areas with a 1% annual chance of flooding (100-year flood), where base flood elevations (BFEs) are determined. New construction and substantial improvements must have the lowest floor at or above the BFE. Common along streams and low-lying coastal areas in Honolulu.
VE flood zone: FEMA's coastal high-hazard area designation subject to wave action in addition to flooding. More restrictive than AE zones. Requires freeboard above BFE, no fill under structures, open foundation required to allow wave passage. Typically along oceanfront parcels.
BFE — Base Flood Elevation: The computed elevation to which floodwater is anticipated to rise during the 100-year flood event. Structures in AE and VE flood zones must have their lowest floor (or lowest horizontal structural member in VE zones) at or above the BFE. Documented with an Elevation Certificate.
FIRM — Flood Insurance Rate Map: FEMA's official map showing flood zones and base flood elevations. DPP uses the current FIRM to determine whether a parcel is in a Special Flood Hazard Area and what flood zone requirements apply to a project.
Historic district: A geographically defined area recognized for its historic or architectural significance. On Oahu, historic districts include Chinatown and portions of downtown Honolulu. Projects within a historic district require review by the Historic Preservation Division in addition to standard DPP plan check.

Project and structure types

ADU — Accessory Dwelling Unit: A secondary dwelling unit on a lot with a single-family or duplex primary structure. Also called an ohana unit in Hawaii. Allowed in residential districts subject to lot area minimums, size limits, owner-occupancy requirements, and parking requirements. Hawaii state law (HRS §46-4) requires counties to permit ADUs on residential lots.
Ohana unit: Hawaii's term for an attached or detached secondary dwelling unit, equivalent to an ADU. ROH §21-3.90 governs ohana units on Oahu: minimum 5,000 sf lot, owner-occupancy required, maximum unit size tied to lot area, additional parking stall required.; ROH §21-3.90
Accessory structure: A secondary structure on a lot that is subordinate in size and use to the primary building. Examples: detached garages, garden sheds, cabanas. Accessory structures under specified size and height thresholds may qualify for reduced setbacks and, in some cases, permit exemptions.; ROH §21-3.90
Covered lanai: A roofed outdoor living area attached to or adjacent to a dwelling. Counts toward lot coverage if it has a solid roof; open-lattice or trellis structures may not count. Covered lanais are subject to the same front and side yard setbacks as the main dwelling.
Carport: A covered vehicle parking structure open on at least two sides. Counts toward lot coverage. Treated differently than a fully enclosed garage for some code purposes. A carport converted to habitable space triggers reclassification and all applicable code requirements for habitable rooms.
TVR — Transient Vacation Rental: A residential unit rented for periods of fewer than 30 days. TVRs are regulated separately from standard residential use in Honolulu. Non-hosted TVRs (owner not present) require a Nonconforming Use Certificate (NUC) or are otherwise prohibited in most residential districts under Ordinance 19-18.
Change of occupancy: A change in the IBC occupancy classification of a building or space, such as converting a garage to a bedroom (adds R-3 habitable space), or a residence to a B occupancy (office). Changes of occupancy trigger full plan check review of the converted area for compliance with all current code requirements.

Hawaiian directional and geographic terms

Mauka: Toward the mountains. Used in Hawaii as a directional reference. In Honolulu, mauka generally means toward the Ko'olau Mountains (north/inland). DPP plan examiners and project descriptions often use mauka and makai instead of north/south.
Makai: Toward the ocean (sea). In Honolulu, makai generally means toward the south shore. Coastal setbacks and SMA boundaries are often described as 'makai of' a reference line.
Ewa: Toward the Ewa Plain — the western direction along Oahu's south shore. Used in lieu of 'west' in Honolulu addresses and project descriptions.
Diamond Head: Toward Diamond Head crater — the eastern direction along Oahu's south shore. Used in lieu of 'east' in Honolulu addresses and project descriptions.

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