Before You Build in Kailua, HI: Permit & Rule Checklist (2026)

Retaining walls in Kailua follow ROH Sec. 21-4.40, which caps fill-retention walls within required yards at 6 feet. Terraced walls count toward combined height totals, and most walls over 30 inches require engineering.

Kailua property owners must consult ROH Sec. 18-3.1 to determine when a fence or wall requires a City and County of Honolulu building permit. Retaining walls and riprap walls 30 inches or less are exempt, but most taller structures require permits.

Kailua residents follow Honolulu's Land Use Ordinance height rules under ROH 21-4.60. Fences or walls taller than 36 inches along street frontages trigger additional setback and landscaping requirements to protect sightlines near beaches and residential streets.

Fences along shared property lines in Kailua are governed by ROH Sec. 21-4.30 yard and setback rules. Honolulu has no dedicated spite-fence statute, so disputes fall under yard regulations and general state civil law.

Residential pool barriers in Kailua must meet ROH Sec. 16-6.2, which mandates fencing and other protective devices around swimming pools. These rules reduce drowning risks, especially important in family-heavy neighborhoods near the beach.

Hot tubs and spas in Kailua are regulated under the Residential Swimming Pools article of ROH, with barrier and plumbing requirements applying when depth or capacity thresholds are met.

Above-ground pools in Kailua are regulated under the general residential pool provisions of ROH Chapter 16, Article 6, with no separate above-ground pool chapter.

Kailua homeowners must obtain a City and County of Honolulu building permit before constructing, enlarging, or altering any residential swimming pool under Chapter 18.

Residential pools in Kailua must be enclosed by compliant fences, walls, gates with self-latching hardware, or approved pool covers under ROH Section 16-6.2.

Kailua residential pools must comply with ROH Chapter 16, Article 6 safety standards covering construction, modification, barriers, and enforcement penalties.

Converting a Kailua garage into living space is regulated as ADU creation under the Land Use Ordinance, requiring permits, parking replacement, and compliance with occupancy rules.

Kailua homeowners may add one ADU per zoning lot in eligible residential districts, subject to city-wide density, parking, occupancy, and rental-duration restrictions set by the Honolulu Land Use Ordinance.

Sheds in Kailua are accessory structures that must comply with yard and street setback requirements under the Land Use Ordinance, with smaller sheds potentially exempt from building permits.

Kailua carports must follow city-wide dimensional standards capping horizontal size at 20 feet by 20 feet, with limited hillside exceptions for Type V-B construction.

Honolulu has no dedicated tiny home ordinance; permanent tiny homes are regulated as ADUs, while tiny homes on wheels are not permitted as full-time dwellings in Kailua residential districts.

Kailua residents may use fire pits for recreational or ceremonial fires, but each event requires advance written permission from the property owner, a 14-day letter to the Honolulu Fire Department, and a 15-minute pre-ignition call to HFD Fire Communication Center.

Outdoor burning in Kailua is heavily restricted. Imu and cooking fires require a 15-minute advance call to HFD; recreational and ceremonial burning requires a 14-day advance letter, and State DOH open-burning permits may also apply.

Kailua homeowners along Kailua Road and Kalaheo Avenue must obtain an Urban Forestry permit before trimming street trees under ROH Sec. 10-1.4.

Kailua irrigation users along Kailua Beach and Lanikai must follow Board of Water Supply drought stages; ROH Chapter 30 sets broader management policy.

Kailua property owners cannot remove designated exceptional trees, including notable monkeypods near Kailua Beach, without a Parks and Recreation permit under ROH Chapter 40.