Thinking about turning a Hawi parcel into your Big Island home? Building here is rewarding, but it is not as simple as buying land and breaking ground. You face unique questions about access, power, water, wastewater, zoning, and permits that can make or break a project. This starter guide lays out the key checks, timelines, and team you need so you can move forward with confidence. Let’s dive in.
Start with site and rules
Before you fall in love with a view, confirm what you can build. Hawai‘i uses State Land Use Districts alongside county zoning. Your parcel’s district and zoning determine allowed uses, setbacks, and density. In North Kohala, lots range from small rural residential parcels to agricultural tracts, and many have subdivision covenants that add extra rules.
Hawi’s climate and terrain matter. Microclimates shift with elevation and slope, and the area sees steady trade winds. Soil drainage and topography affect your foundation, water catchment sizing, and erosion control. Run hazard checks early, including FEMA flood status, tsunami risk if near the coast, and the lava hazard map. North Kohala sits on older geology with lower lava risk than other parts of the island, but always verify the parcel’s actual classification.
Cultural and environmental reviews can shape your plan. Ground disturbance may require State Historic Preservation Division review, and certain habitats or coastal zones can trigger additional steps. Knowing these layers upfront saves time later.
Pre-offer checks to run
You can avoid costly surprises by completing focused due diligence before you write an offer. Use this checklist as your starting point.
Title and restrictions
- Obtain a preliminary title report.
- Confirm recorded easements for access and utilities, road maintenance agreements, liens, and any CC&Rs.
- Verify if your access road is county maintained or private, and what upkeep obligations apply.
Survey and boundaries
- Order a current boundary survey if one does not exist or appears outdated.
- Ask your lender what survey type they will require for closing or construction draws.
- Confirm that any existing improvements meet setbacks and do not encroach into easements.
Utilities and site services
- Power: Ask Hawaiian Electric about nearby poles and transformers, line extension policy, and potential owner costs.
- Water: Check Hawai‘i County Department of Water Supply service maps to see if a main serves the area. If not, evaluate wells, rainwater catchment, or hauled water.
- Wastewater: Confirm if a septic or advanced on-site system is permitted for the lot and whether prior approvals exist.
- Get ballpark quotes from local vendors for the big-ticket items like utility extension, septic, well, catchment, and access upgrades.
Zoning and planning overlays
- Confirm county zoning and permitted uses with Hawai‘i County Planning.
- Review setbacks, coverage limits, and minimum lot area.
- Ask if the parcel falls in a Special Management Area, or if shoreline setbacks apply.
Physical and environmental checks
- Look up FEMA flood zone for the property.
- Confirm the lava hazard zone via USGS/HVO.
- Consider soils, slope, and geotechnical needs if terrain is steep or rocky.
- Ask SHPD about prior archaeological surveys and possible review triggers.
Financing and pre-approval
- If you plan to build, talk to lenders now. Some prefer a construction-to-permanent loan, while others require a separate land loan first.
- Begin drafting an initial budget and timeline. Lenders will later need a licensed contractor, a construction contract, and a detailed budget to fund draws.
Access and road considerations
Your right to enter and the condition of the road can affect financing and insurance. If access is via a private road, verify recorded easements and a maintenance agreement. Confirm what standards your lender expects.
Expect to address driveway grading and drainage. Culverts, erosion control, and road improvements may require permits. Plan these during early site design to avoid rework.
Power: grid or off-grid
Hawaiian Electric serves the Island of Hawai‘i. For grid service, confirm the nearest distribution line, whether poles and a transformer are in place, and if a line extension is required. Extensions can be a significant owner expense and depend on distance and terrain.
Off-grid or hybrid systems are common in rural North Kohala. Solar with battery storage and a propane or diesel generator backup can meet household needs. You will need permits for the PV array and batteries, and interconnection approval if you plan to tie into the grid.
Water: county, well, or catchment
Many Hawi parcels do not have county water. If a public main is not available, you have three typical paths:
- Private well: Drilling a potable well requires permits and compliance with state and county rules. Yield and quality are site specific, so testing is essential.
- Rainwater catchment: Widely used on the island. Design for safety and storage capacity, with first-flush, filtration, and sterilization for potable use. Many owners pair catchment with hauled water.
- Hauled water: A practical short-term or backup solution. Factor delivery cost and logistics into your operating budget.
Wastewater: septic and design
Most rural North Kohala homes use on-site systems regulated by the Hawai‘i Department of Health. Building permits for a new home require a permitted system or connection to public sewer where available, which is rare in these areas.
System type depends on soil and site constraints. A percolation test or soil log and a professional septic design are typically required. Hawai‘i continues to retire cesspools and encourage upgraded systems. Check current DOH guidance when you are ready to design.
Surveys and site planning
A licensed boundary survey confirms where you can build. For most projects, you will also want a topographic survey. These support site plans, drainage, driveway design, and septic layout.
If the site has steep slopes or rocky soils, consider a geotechnical report. Lenders or insurers may require it, and your engineer will use it to recommend foundation design and erosion control.
Permits and timeline basics
The path from offer to move-in follows a predictable sequence. Actual timing varies with the parcel, scope, and review queues, but you can plan around these milestones:
- Offer and due diligence: 2 to 4 weeks for initial checks if you move quickly.
- Survey and site studies: 2 to 8 weeks for boundary, topo, soils, and septic workups.
- Septic design and DOH review: 4 to 12 or more weeks, depending on complexity and queue.
- Building permit review: Around 6 to 16 weeks for a standard single-family submittal if complete. Complex sites can take longer.
- Construction: Roughly 6 to 12 months for a typical home. Custom designs, site challenges, shipping delays, or weather can extend this period.
A typical build includes site planning and studies, architectural drawings, permit applications, contractor selection and loan closing if financing, then site work, vertical construction, inspections, and a final Certificate of Occupancy.
Your local build team
Strong local partners help you avoid avoidable delays. Your core team usually includes:
- Real estate agent with North Kohala land experience.
- Licensed land surveyor for boundary and topo work.
- Civil or site engineer for plans, drainage, and driveway design.
- Geotechnical engineer if slopes or soils warrant it.
- Architect or Hawai‘i-licensed designer for permit-ready plans.
- Structural engineer for foundation and structural framing.
- Licensed general contractor familiar with local codes and terrain.
- Septic designer or registered sanitarian for DOH submittals.
- Well driller or hydrogeologist if pursuing a well.
- Renewable energy electrician or installer for solar and batteries.
- Permitting expeditor or land-use attorney for complex reviews.
- Lender or construction loan specialist.
Local agents with construction-lending know-how can coordinate lender requirements, share vendor contacts, and help you assemble lender-ready budgets and timelines. That practical coordination reduces surprises and keeps reviews moving.
Financing and lender basics
You have a few common pathways:
- Construction-to-permanent loan that converts to a mortgage when the home is complete.
- Construction-only loan, then a refinance at completion.
- Separate land loan followed by a construction loan if a single product is not available.
Expect to provide a licensed contractor, an executed contract, a fixed or well-defined budget, a schedule, plans, permit status, and proof of title insurance. Lenders release construction draws after inspections that confirm work in place.
Budgeting: where costs add up
Create a realistic budget that includes site work, not just the house. Actual numbers vary by parcel and design, but typical cost areas include:
- Electric line extension, poles, transformer, or underground service.
- Solar plus battery storage, and generator backup for off-grid or hybrid setups.
- Well drilling, pump equipment, and testing if you go that route.
- Septic or advanced on-site treatment systems sized to your soils and site.
- Road or driveway improvements, grading, culverts, and erosion control.
- Higher per-square-foot construction costs compared with many mainland markets due to shipping and labor.
Obtain vendor quotes early for the big items. A few targeted estimates can refine your budget and help your lender size the loan.
Next steps for Hawi land buyers
- Before you offer, request a current title report, confirm road access and maintenance, and ask the seller for any surveys.
- Set a quick feasibility call with a local surveyor and septic designer to identify constraints.
- Call county planning, Department of Water Supply, and the electric utility for parcel-specific service details.
- If the site still pencils out, line up your team early and start design work so you can submit complete permits and talk to lenders with clarity.
Ready to explore land and build in North Kohala with a clear plan? With deep local roots and construction lending experience, Noelani Spencer can help you evaluate parcels, assemble the right team, and move from concept to construction with confidence.
FAQs
Can I start building right after buying land in Hawi?
- Usually not. You need surveys, site studies like septic and soils, and approved building and wastewater permits before construction can begin.
Are utilities guaranteed for rural Hawi parcels?
- No. Confirm actual availability and the cost of any line extensions or new service. “Nearby” power or water does not mean the parcel is currently served.
Is rainwater catchment reliable in North Kohala?
- It can be, if you size storage for your household and local rainfall, and use proper filtration and sterilization. Many owners add hauled water as backup.
How long do Big Island permits take for a home?
- Plan on months, not weeks. A complete submittal for a standard home often sees building review in about 6 to 16 weeks, with separate timelines for septic approval.
Will a lender finance construction on raw land in Hawai‘i County?
- Some will if you provide a licensed contractor, contract, budget, plans, and permits in process. Others prefer a land loan first, then a construction loan.
