Have you seen “CPR” in a Honokaa listing and wondered what it means? In Hawai‘i, CPR does not refer to first aid. It stands for Condominium Property Regime, a legal way to create individually owned units with shared common areas on one parent parcel. If you are considering land or a home in Hāmākua, understanding CPRs can help you buy with confidence.
In this guide, you’ll learn what a CPR is, how it shows up in Honokaa, what it means for financing and maintenance, and the key documents to review before you write an offer. You’ll also get a simple checklist and local next steps. Let’s dive in.
What a CPR is
A Condominium Property Regime creates separate, fee-simple “units” within a larger parcel, plus shared “common elements.” Units can be airspace in a building or land-based areas on a larger lot. Each owner holds title to their unit and shares ownership of common features.
The CPR is created by recorded documents, typically a declaration and a plan or plat. These define unit boundaries, common elements, and any limited common elements. Most CPRs also have an owners’ association with bylaws, rules, and assessments that fund shared costs.
CPRs differ from standard subdivisions. Instead of each lot having separate public roads and utilities, CPR units often share private roads, driveways, wells, septic, and drainage. The CPR documents outline how owners share responsibilities and costs.
How CPRs show up in Hāmākua
In Honokaa and along the Hāmākua Coast, CPRs are common on larger rural parcels. They often appear in three ways:
- Legacy-family splits. Long-held family land is divided into separate fee interests for relatives while keeping shared access and infrastructure.
- Large-lot developments. A few spacious agricultural or country parcels are organized as a CPR with private roads or shared water systems.
- Resource-limited areas. Where public water, sewer, and paved access are limited, CPRs allow owners to share wells, septic, and road maintenance.
Typical shared elements include private roads and driveways, wells or catchment, and drainage features. In these areas, you should verify who maintains each system, how costs are split, and whether there are reserves for repairs. County zoning still controls what you can build or operate; CPR status does not change zoning rules.
What CPR ownership means for you
Owning a CPR unit can be a great fit if you value space and shared resources, but it comes with responsibilities. Key points:
- Ownership and title. You own your unit and a share of common elements. Confirm how your unit is defined in the recorded plan and by TMK.
- Association and rules. An owners’ association may set bylaws and rules and charge assessments for shared upkeep.
- Shared maintenance. Private roads, wells, or septic may be common elements. Understand maintenance standards, schedules, and reserves.
- Insurance and liability. Confirm the association’s coverage for shared infrastructure and your own responsibilities for structures and liability.
- Zoning and use. County zoning controls permitted uses, building types, and any agricultural rules. CPRs do not override zoning.
Financing and insurance basics
Financing a CPR unit can be different from financing a typical home or lot. Many lenders review the “project” before approving a loan. Rural, small, or non-standard CPRs can be considered non-warrantable under some guidelines.
- Conventional, FHA, VA. Some CPRs do not meet standard eligibility. Many rural CPRs are not approved for FHA or VA by default. If you plan to use these loans, verify project eligibility early.
- Portfolio lenders. Local banks or credit unions may finance non-standard CPRs, often with larger down payments or different terms.
- Title insurance. Ask your title company to confirm standard coverage for your unit. Some CPRs require endorsements or include exceptions.
- Association insurance. Review the association’s policy for common elements and confirm what you must insure yourself.
Early lender review can save time and protect your budget. Ask for pre-qualification that references the specific CPR project.
Due diligence checklist
Use this quick checklist before writing an offer. If possible, open escrow early to collect the full document set.
Documents to request
- Recorded CPR Declaration and CC&Rs.
- Recorded CPR plat/plan showing unit boundaries, roads, easements, and common elements.
- Association bylaws, rules, and any resolutions.
- Current budget, balance sheet, and any reserve-study or reserve account statements.
- Meeting minutes for the past 12 to 24 months.
- Current assessment schedule and any outstanding liens or special assessments.
- Association insurance certificate and a statement of owner insurance requirements.
- Preliminary title report and recent deeds creating the CPR.
- Surveys and any engineering studies for drainage or slope stability.
- County permits and approvals for roads, wells, septic, and buildings.
- Recorded easements, well agreements, road-maintenance agreements, and water-right documents.
- Any pending litigation or notices of violation.
- Utility details: public vs. private water, septic, and power reliability.
Practical inspections and verifications
- Private roads, culverts, and bridges: physical condition, repair history, and cost-sharing plan.
- Water system: well or catchment inspection, capacity, and potability; rules for shared use and metering.
- Septic: inspection, county health approvals, and capacity for current or planned structures.
- Structures: full home inspection plus checks on any shared infrastructure.
Finance and transaction checks
- Lender review: confirm whether the CPR is warrantable and eligible for conventional, FHA, or VA financing.
- Title insurance: confirm availability without major exceptions; get endorsement costs in writing.
- Real property tax: verify the unit’s assessment and how association costs are allocated.
Red flags to investigate
- Missing or incomplete recorded documents at the State recording office.
- No functioning HOA or underfunded reserves with deferred maintenance.
- Pending or threatened litigation involving the CPR or association.
- Unclear access or easements for private roads and driveways.
- Shared water or septic without clear agreements or county approvals.
- Broad special-assessment powers with a history of large or frequent assessments.
Building and future changes
If you plan to build or add structures, start with county zoning and the CPR declaration. The CPR does not grant extra building rights. Additional subdivision or changes often require county approvals.
Confirm:
- Permitted uses and structures under Hawaii County zoning for your unit.
- Any CPR limits on building size, locations, or architectural standards.
- Capacity of shared systems to support your plans.
When in doubt, speak with the Hawaii County Planning Department and the Health Department for septic approvals.
Getting local help
For a smooth process, line up a team that works with CPRs on the Big Island:
- Real estate attorney with Hawai‘i CPR and land-use experience.
- Local title company familiar with CPR endorsements and exceptions.
- Lender who regularly finances rural CPR projects; include portfolio options.
- County agencies: Planning (zoning and CPR guidance), Public Works (private roads), Health (septic approvals), Real Property Tax Division (assessments).
- Licensed surveyor or engineer for CPR plats, access, and utilities.
- Home inspector, plus well and septic specialists.
- Association manager or Board member for operational history and records.
Simple do and don’t
- Do: Ask your lender about CPR eligibility before you make an offer.
- Do: Read the declaration, plat, bylaws, minutes, and insurance in full.
- Do: Inspect private roads, water systems, and septic with specialists.
- Do: Verify zoning and capacity for any planned build or expansion.
- Don’t: Assume shared infrastructure will be inexpensive to maintain.
- Don’t: Skip title exceptions, easements, or reserve-fund details.
- Don’t: Rely on verbal assurances; get responsibilities in writing.
Final thoughts
A CPR can open doors to large-lot living and shared infrastructure in Honokaa, but it also adds layers to financing, maintenance, and resale. With the right due diligence and local team, you can move forward with clarity. If you want a second set of eyes on documents or introductions to lenders and inspectors, you have options.
If you are weighing CPR properties in Hāmākua, reach out to schedule a conversation. With roots in Waimea and hands-on lending and build experience, Noelani Spencer can help you evaluate fit, line up the right experts, and move from research to results.
FAQs
What is a CPR in Hawai‘i real estate?
- A Condominium Property Regime creates individually owned units plus shared common elements on one recorded parent parcel, governed by a declaration and association rules.
How are private roads maintained in a Honokaa CPR?
- The CPR declaration or a road-maintenance agreement should define responsibilities and cost-sharing; ask for the budget, reserves, and recent repair history.
Can I build or further subdivide my CPR unit in Hāmākua?
- Building is governed by county zoning and CPR restrictions, and further subdivision usually needs county approval; CPR status alone does not grant extra rights.
Will a conventional, FHA, or VA lender finance my CPR unit?
- Many lenders require a project review; some rural CPRs are non-warrantable, so verify eligibility early and consider local portfolio lenders if needed.
What happens if the CPR association issues a special assessment?
- Special assessments are typically allocated per the declaration and can become a lien if unpaid; review financials, minutes, and assessment language before you offer.
Can I sell my CPR unit separately from the other units?
- Yes, CPR units are individually owned and can be sold, subject to any association transfer requirements, fees, or rights stated in the documents.
