Unpermitted structures in Puna District (2014, insurance, how much)

[leilaniguy]

But none of the permitted structures mentioned in the county code are legal as living space. (Although it is widely done).

[hotzcatz]

Yup, until someone complains and then there's a problem with living in the storage shed.

[terracore]

To be clear, the exemptions on building permits are for accessory structures. An accessory structure is something in addition to the legal permitted structure. If you have a permitted home, yes, you can build an AG shed, doghouse, playhouse, etc on the property if the accessory (or detached) structure meets the definitions of what is allowed.

The code exemption on accessory structures (or detached structures) do not apply to structures on otherwise vacant land. In this example "vacant land" is inclusive of any property where there isn't a permitted home.

[hotzcatz]

Is this kinda like you can't build a guest house until you have a dwelling to have a guest house to go with?

[Warmsoju]

It all depends on your zoning. If you have Ag zoning with min. 5 acre you can build non-dwelling structure upto 1000 sq ft without permit. As I pointed out earlier, it all depends on your zoning. They actually have funny rules and allowances depending on your programming/use of your property and zoning placed on said property.
Funny thing about the building department, you can get variance and exception for just about anything it is just a matter of who you talk to and how it's said. I have seen exemption of life safety issues like sprinkler issued in a 100+ unit SRO with a green handshake with the alderman. Construction business has always been one of the dirtiest business in metro areas where construction companies often run by mafia and building department run with bribes. That's why I no longer work as an architect.

[Mister Rich]

Any comment on County oversight of unpermitted structures more recent than 2009? What issues are trending lately? Are neighbor complaints increasing with the passing years? Are County regulators utilizing Google Maps to keep track of out-structures? How would I find this out?

[steiconi]

Originally Posted by almost_hawaiian

how about a new house that doesn't have a final? is that a headache to buy? i'm looking at one that i guess had all the building permits but didn't pass the final inspections because of a few problems (one window too small, a missing fire door, drywall put in before electrical inspection). so the house is still on temporary pole. it's foreclosed and the bank wants cash.

When we bought our house, the garage permit had been pulled but not finaled. 8 years later (in 2017), we got it finaled by having an inspector come out. No charge, simple process. The garage had been built according to the permit and codes. so there were no problems. Your mileage may vary.

We did look at a property that had several tiny, unconnected buildings, I assume to avoid building codes. The bathroom was 15 feet from the bedroom, along a muddy path with no roof, and the kitchen was over there... What a mess.

[hotzcatz]

From what I've heard, they're now using some sort of satellite imagery (not Google from what I heard, but don't know the program they did use) to locate un-permitted structures along the Hamakua Coast. At least, that's the only area I know of at the moment but what I know is quite limited. Several folks from that area have contacted me about doing 'as built' permits for them, but I don't do those anymore. With the new building codes, the chances of their structures fitting within the new codes is about nil and the remedial work necessary to make them legal is more than I want to deal with. And I'm only drawing the blueprints, not actually doing the renovations.

They may also be looking for un-permitted structures in the Puna area and those folks would be looking for draftspeople/architects/engineers in that area to fix their problem.

The previous structures were (more or less) built to the Uniform Building Code (as revised by Hawaii County). Now the code is the 2006 International Building Code (as revised by Hawaii County). So there's a lot of changes in the new IBC code that structures built to the old UBC code won't cover. Hard to change stuff such as larger foundations and braced walls.

[steiconi]

I understand that even "as built" permits will require septic upgrade, a huge expense.

[hotzcatz]

Yup, and the cesspool to septic change is just the beginning.

The term 'as built' is rather misleading. It doesn't mean you get to get your house approved the way it was built, it just means you are getting your permit after it was built. This also brings a different level of scrutiny to the plans and methods of construction than if you're doing a standard permit. Since it frequently means someone made a complaint, they're careful to make sure everything is to the current code.

Because of the drastic changes between the old Uniform Building Code and the new International Residential Code, it's almost guaranteed that the house requiring an 'as built' permit isn't built to the current IRC code. So it will require lots of expensive remedial work to bring it up to the current codes as part of the 'as built' permit. No more cesspools, much bigger foundations, new requirements for braced walls, bigger lumber sizes, etc. The 'as built' permit will also need to have the electrician and plumber who installed the job to sign off. And, if they aren't licensed, then a licensed electrician and plumber will have to be found who will check the job over and sign off on it.

So, to start with, an 'as built' homeowner would need to find someone up to speed on the current codes. Then that someone would have to look at all the construction details of the house and try to find a way to bring it up to current codes. Then get the "as built' plans drawn up, get the permit. Then find someone able to do the work.

IMHO, just stay away from the whole mess if you can. Don't buy a house without a permit, don't build one without a permit.

There are some structures that can be built without a permit, but none that will be legal to live in.