How to Buy A Home in Hawaii &
What To Know Before You Buy.

Hawaii Home Buyers Guide

1. Homeowners Association (HOA) Fees

When purchasing a home in a planned community, you may be subject to HOA fees. These fees are used to maintain shared spaces like parks, pools, and landscaping. HOAs can also have rules that dictate the appearance of your home or the types of activities allowed within the community, so it’s important to review their regulations and budget for these fees, which can vary widely based on the neighborhood.

2. Zoning Regulations

Hawaii’s zoning laws determine how a property can be used, so it’s essential to understand the zoning designation of the home you’re considering:

• Residential: For primary living and long-term stays.
• Resort or Resort Mixed-Use: Properties in these areas may allow short-term vacation rentals, though you’ll need to ensure the proper permits are in place.
• Agricultural: Homes in these zones may have restrictions on land use, particularly if the land is designated for farming or livestock.

Always check local zoning regulations if you’re considering renting out your home or engaging in activities outside normal residential use.

3. Environmental and Coastal Considerations

Homes in Hawaii, particularly those near the coast, face unique environmental challenges. Understanding these factors is crucial when evaluating a property.

• Coastal Erosion: Homes along the shoreline may be affected by coastal erosion over time. It’s wise to look into property records and coastal surveys to assess the long-term risk.
• Flood Zones: Many areas in Hawaii are prone to flooding, especially after heavy rain or near rivers and coastal areas. Make sure to check if the property is in a designated flood zone and factor in the cost of flood insurance.
• Sea Walls: Oceanfront properties often have sea walls to protect from wave action, but these structures require regular maintenance. Environmental regulations may apply, so it’s important to be aware of any necessary permits or repairs.

4. Home Inspections

Before purchasing any home, a thorough home inspection is essential. Hawaii’s tropical climate can lead to specific issues such as:

• Termite Damage: Wood-boring insects, particularly termites, are a common issue in Hawaii. A termite inspection should be a part of any home inspection process.
• Water Damage: High humidity and proximity to the ocean can lead to moisture-related issues, including mold or rot. A home inspector will assess the structure for any water damage, especially in basements or areas prone to leaks.
• Roofing and Salt Air Effects: Hawaii’s salt-laden air can cause accelerated wear and tear on roofs and other exterior elements. Make sure to have these areas inspected, particularly for rust or corrosion on metal fixtures.

5. Neighborhood HOAs

In addition to fees, it’s important to understand the role of Neighborhood Homeowners Associations. These HOAs often have a significant impact on the daily life of residents by:

• Enforcing Rules: Neighborhood HOAs may enforce community guidelines around landscaping, parking, exterior paint colors, and even whether you can rent your home out as a vacation rental.
• Community Amenities: Many HOAs maintain shared amenities like swimming pools, parks, or fitness centers. The quality and availability of these features should be factored into your decision-making process.

It’s important to review the HOA’s rules and regulations in detail to ensure they align with your lifestyle and expectations for your home.

6. Lava Zones and Volcanic Activity

If you’re purchasing property on the Big Island, be aware of Hawaii’s lava zones, which are classified according to the likelihood of volcanic activity. Homes in higher-risk lava zones may face difficulties with insurance or financing. Always check the lava zone classification of any property you’re considering, especially on the Big Island.

7. Due Diligence

Before finalizing a home purchase, conduct thorough due diligence:

• Hire a Qualified Inspector: In addition to standard inspections, ensure the property is checked for specific issues common in Hawaii, such as termites or mold.
• Review HOA Documents: If applicable, carefully review the HOA’s financials and rules to understand your obligations as a homeowner.
• Research Local Taxes and Fees: Hawaii has distinct property tax rates that differ based on whether the home is a primary residence, second home, or investment property. Factor these into your budget accordingly.

Final Considerations

• Plan for Maintenance: Hawaii’s climate can be tough on homes, particularly those near the ocean. Budget for ongoing maintenance, including termite treatment, roof repairs, and exterior upkeep.
• Environmental Risks: Flooding, coastal erosion, and volcanic activity are real risks in Hawaii. Make sure you understand the property’s exposure to these environmental factors and budget for appropriate insurance coverage.
• Work with Local Experts: Real estate in Hawaii can be complex, especially when considering factors like zoning laws and environmental issues. Working with a local real estate agent or attorney will help you navigate these intricacies and ensure your home purchase is a smooth process.

By being aware of the environmental, structural, and legal factors associated with purchasing a home in Hawaii, you’ll be well-prepared to make a sound investment and enjoy life in paradise.