Honolulu City and County recognizes two distinct accessory residential units under the Land Use Ordinance (LUO) Chapter 21: the traditional Ohana Dwelling Unit (LUO Sec. 21-5.700) and the Accessory Dwelling Unit (ADU) created by Bill 7 (2015) under LUO Sec. 21-5.730. Both require a building permit through the Department of Planning and Permitting (DPP). Lot size, infrastructure, and zoning eligibility differ between the two.
Honolulu's LUO (Chapter 21, Revised Ordinances of Honolulu) creates two parallel accessory unit programs. The Ohana Dwelling Unit under LUO Sec. 21-5.700 has been allowed since the 1980s on lots in residential districts (R-3.5 through R-20) that meet minimum lot area, generally 7,500 sq ft for R-5 with potential for a second kitchen within the principal dwelling envelope. The ADU under LUO Sec. 21-5.730 (created by Bill 7, 2015) allows a separate accessory dwelling on lots of at least 3,500 sq ft in R-5, R-7.5, R-10, and R-20 districts, subject to infrastructure capacity confirmation by Board of Water Supply, Department of Facility Maintenance (sewer), and DPP. ADU maximum is 800 sq ft on lots up to 5,000 sq ft and 1,000 sq ft on larger lots. Setbacks follow underlying district standards. All ADU/Ohana permits require building, electrical, and plumbing permits through DPP's Honolulu ePlans system. Properties in Special Management Area (SMA) coastal zones need separate SMA approval. The Bill 7 ADU program is conditioned on a 5-year recorded covenant restricting use to long-term rental (180+ day leases).
Constructing an Ohana or ADU without permits violates LUO Sec. 21-2.30 and Revised Ordinances of Honolulu Chapter 16 (Building Code), triggering Notice of Violation, daily civil fines up to $1,000 per day under ROH Chapter 21-2.150, stop-work orders, and required removal or restoration. Using a Bill 7 ADU as a short-term rental violates the recorded long-term rental covenant and triggers separate Bill 89 enforcement.
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