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Hawaii County, HI Home Business: Zoning & Home Occupation Permits (2026)

Some Restrictions
Compiled from the official code textEditor Martyn O'NeillLast verified September 2026

Key Facts

Code
HCC 25-4-13
Standard
Incidental and subordinate use
Employees
One non-household employee
Rural/ag districts
Special permit required
Fine
Up to $500 per day

Summary

Hawai'i County Code 25-4-13 permits a home occupation as incidental and subordinate to a dwelling, in the State Land Use Urban District and any zoning district allowing a single-family dwelling, provided it does not change the character or external appearance of the home.

These county ordinances apply to unincorporated areas of Hawaii County. Incorporated cities within the county may have their own rules that take precedence over county-level regulations.

A home occupation shall be permitted as incidental and subordinate to the use of a dwelling in any district in which a dwelling is located, provided that the home occupation does not change the character and external appearance of the dwelling.

View official code

Full Breakdown

Under HCC 25-4-13(a), a home occupation is allowed in any district where a dwelling is located, as long as it stays incidental and subordinate and does not change the dwelling's character or external appearance. The activity must be conducted entirely within the dwelling, or if outside, screened from public view. Only one non-household employee is permitted. Properties in the State Land Use rural or agricultural districts need a special permit (25-4-13(d)). Certain uses - contractor storage yards, auto repair/painting for hire, and commercial animal boarding - are never allowed as home occupations.

Violations & Fines

Zoning Code violations may require the operator to pay a civil fine not to exceed $500 per day for each day the violation persists (HCC 25-2-35), and unpaid fines become a lien on the property.

Frequently Asked Questions

Can I run a business from my Big Island home?
Yes, as a home occupation under HCC 25-4-13, if it stays incidental and subordinate to the dwelling and does not change the home's character or external appearance.
Is a home business allowed on agricultural land?
It requires a special permit. HCC 25-4-13(d) mandates a special permit for a home occupation on a site in the State land use rural or agricultural district.

Sources & Official References

Other rules in Hawaii County

Parking Rules: Street Parking LimitsSome RestrictionsParking Rules: RV & Boat ParkingSome RestrictionsHome DaycareSome RestrictionsSignage RulesSignificant RestrictionsCustomer Traffic RestrictionsSome RestrictionsNoise Ordinances: Amplified Music & Outdoor SoundSome RestrictionsParking Rules: EV ChargingSome RestrictionsFence Regulations: Material RestrictionsSome RestrictionsFence Regulations: Fence Permit RequirementsSome Restrictions

All Hawaii County rules

How Hawaii County compares: Easiest Cities to Run a Home Business·Compare Hawaii County to another location·View the Hawaii home business overview

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