Questions about building a small cabin in Fern Acres Hawaii (Volcano: fit in, subdivision)

[YurtGirl]

There is a square footage requirement, even for efficiency dwellings. I believe it's closer to 420 square feet or thereabout. Some structures can be grandfathered in, but they have to be quite old, built before codes. I'm not sure of the exact age they must be, but there is a cut off year somewhere in there. Terracore, you've nailed the summary of the accessory structure precisely.

YG

[YurtGirl]

Just catching up on this thread...

Certain composting toilets are permitable, but when we've looked into it for various clients we have found that we still have to get an engineer to design a gray water system (instead of cesspool or septic), and cost is about the same as a cesspool when it's all said and done, so it's not a cheaper option unless you're weighing it against a septic system. Definitely more maintenance as well. Most people we have talked with that are looking at composting toilets are doing so to lessen costs of implementing wastewater systems, but it doesn't typically pan out.

[leilaniguy]

But who's to stop you if you happen to be storing a bed or a gas stove in that shed? And what county mountie will be out there at night to see who's sleeping where? I don't see many problems.

[Rust Never Sleeps]

Originally Posted by leilaniguy

But who's to stop you if you happen to be storing a bed or a gas stove in that shed? And what county mountie will be out there at night to see who's sleeping where? I don't see many problems.

You might not see those night-vision camera equipped drones searching for Number 2 violators pooping in the yard either.

[UnderOverture]

It's sad how unnecessarily complex and expensive building and health codes make things. I have land in Puna and would like to do DIY composting/humanure (no blackwater) and a greywater system for sink/tub output. Heck, I could even filter the sink/tub output so it's as clean as tap water. But if I have to install a cesspool or septic tank regardless and hire a separate plumber to install the plumbing, greywater or not, the savings disappear. Both the ecosystem and I are worse off for it.

Lots of misconceptions out there about composting and humanure. Even if it were the same as "pooping on the ground" -- which it's not -- do people not realize that animals poop on the ground all the time? Also, that no epidemic has ever spread from "pooping on the ground," but some of the worst disease outbreaks in human history are a direct result of mixing poop with water? Cholera, Plague, etc. [end rant]

This thread is really informational. Thanks to everyone posting insights about the Big Island.

@RustNeverSleeps -- my comments aren't directed at you, fyi. I know your drone comment was a joke ... although I wouldn't be surprised

[hotzcatz]

As far as I know, the dates for a structure being grandfathered in and not needing a building permit is a building built before 1915 with documentation prior to 1930.

The DIY plumbing isn't gonna be legal on this island anytime soon and it would take more money to change the rules than it would to put in a cesspool or septic. Some composting toilets are allowed now, though, that's an improvement over how things were about a decade ago.

[YurtGirl]

Of course, you could always get a licensed plumber to sign off on your own plumbing work, same with electric. They usually charge a pretty penny, but you still save if you have more time and know how than money. Basically you're working under their license, which is why the high cost. I'd just recommend that you don't try it unless you seriously know what you're doing AND get them on board BEFORE you start so that if you have questions, you can call them. The codes have lots of small, tricky parts these days. It's easy to get off on the wrong track and have to do costly backtracking.

Re: grandfathered structures…
If the building department wasn't around when the house was built, pretty sure a person has a valid argument for a grandfathered structure. Some people in county want to call it differently, but I don't see how they're going to win that argument. They sure do try though!

[SavvyO]

If I want to buy land and build an unpermitted structure to live in. Are there any areas of puns which I absolutely can not build or I will get hassled or fined? Which subdivisions? Thanks

[Arktikos]

Originally Posted by SavvyO

If I want to buy land and build an unpermitted structure to live in. Are there any areas of puns which I absolutely can not build or I will get hassled or fined? Which subdivisions? Thanks

No guarantees anywhere, one way or the other, as explained in the other thread you've posted in.

[hotzcatz]

All unpermitted structures anywhere on the island have the possibility of being turned in to the Building Department as an unpermitted structure. All it takes is one person who doesn't like what you're doing or has any other reason to turn you in. It's really easy to turn folks in, one quick phone call will do it.

So far the County isn't out there looking for unpermitted structures, but if they decide to do so, what with the satellite imagery these days, it wouldn't take them more than a minute or two to find them. Also, the Property Tax folks know you have build a structure and they will tax you on it. If they ever share their database with the Building Department, there would be very few hiding places left.

The electric company won't give you access to the power grid without a permit so you'll be on solar with occasional generator backup and generators are pretty noisy, so that's another reason folks won't like an unpermitted structure. Not sure about mail boxes, banks, driver's licenses, etc. etc., without an address and with no permitted structure, no address. Over the past few decades things have really tightened up on these sorts of things.