Welcome or Register

Buying Land

Kauai Real Estate - Land Information!

I can help you through the process of selecting, purchasing and building your dream home on Kauai.

What can you build on Kauai?

There are many different agencies involved on Kauai when determining what can be built.
The Water Dept. needs to be consulted to make sure there is adequate water & water pressure.
If the pressure is low in your area, you will be required to sign an elevation agreement or you may
be denied water service. The Planning Department has to be involved to see if any portion of the
property is zoned Conservation or Open. The Health Department needs to be involved to guide
you on wastewater issues.

Also, if the land has been divided via a "CPR" Condominium Property Regime, the "CC&R's",
Conditions, Covenants, & Restrictions, may specifically call out limitations on density. So, when
reading the following please keep in mind that NOTHING can be assumed in rural Hawaii &
you need the help of an experienced professional.

Note: These are very general terms and they are influenced by the Planning Dept. on a case by
case basis.  "CPR'ing" a property into smaller portions can take from 3-6 months.

For those Properties Zoned Agricultural, the following applies:

Note: Properties zoned "Open" are restricted to 10% of lot coverage.

under 4 acres 1 Home & 1 Guest house
(Guest house may be upgraded to an ADU)

4 to 6.9 acres

2 Homes & 1 Guest House
(Guest house can not be upgraded to an ADU)

7 to 9.9 acres

3 Homes & 1 Guest House
10 to 12.9 acres 4 Homes & 1 Guest House
13 to MAX 5 Homes & 1 Guest House

: a guest house is 500 square feet maximum & has NO kitchen.

NO Vacation Rentals are permitted in Agricultural, "Open" or Conservation Areas.

Landlord/Tenant code states that only 9 unrelated people can live in a property.

  • Be sure to confirm water & electric are in. If not, ensure bonded monies are available to put them in!
  • Pull house permits during escrow to ensure what you want to build is permissible.
  • Only FIVE bedrooms per Septic system. Bedrooms have closets.
  • Only FIVE unrelated people can live together per residence (so as not to compete with Hotels!).

In Residentially zoned areas "R-2 through R-20", the rule of thumb is 2- 20 housing
units per acre. Waimea is the exception because there are sewer lines.

The Health Department specifies:

Lots 20,000 sq. ft. & under can have 1 septic serving 5 bedrooms.

Lots over 20,000 sq. ft. can have 5 bedrooms per septic system.  It is evaluated on a case by case basis.
Note that this could be two homes (a 3bed /2bath & a 2bed /2bath)

30,000 sq. ft. logs could have 3 septic systems - 15 bedrooms and several bathrooms.

Every 10,000 additional sq. ft. is allowed another septic and 5 bedrooms.  The number of bathrooms is
not restricted.

Note: Subdividing existing lots can increase the amount
of homes allowed.

Call me. I can help you through this. 1-808-635-4606

Thank you for visiting today. If this is your first visit, take your time and look around. I have plenty of information and resources available to you. If you are a return visitor, thank you. I would love to hear from you and tell you how I can serve all your real estate needs.

agent photo
Robb Wall, Broker 

Kauai Pacific Real Estate
Kapaa, HI 96746
Phone: 808-635-4606
Email: robbwall@aol.com

Contact Me

* fields are required