Frequently Asked Questions


ADU = Accessory Dwelling Unit.
On Oahu, ADUs may be small “cottages” or permanently installed small homes no larger than 800 square feet for properties over 5,000 square feet, and 400 square feet for properties between 3,500 and 5,000 square feet. They may be fully detached structures featuring a full kitchen, bathroom and bedrooms. The OHANA KIT by Hawaii ADU has been designed to comply specifically with new regulations in Hawaii, and across the United States to make every homeowner’s ADU a low stress and lucrative endeavor.
Our ADU process achieves the ultimate balance between livability, functionality and affordability. We offer a variety of options to fit your needs and design preferences, while keeping your timeline and costs down. Additionally, the quality of our models provide you with a truly long-term benefit, adding value to your property and creating rental income.
The price range for our modular home systems depends entirely on the size and features you choose. We offer 5 Primary Models ranging from $59,500 to $144,000, plus a number of options/upgrades for an additional cost. Please visit our Models page for complete details.
  • Add value to your property
  • Create or increase rental income
  • Create more living space for family
  • Creates option to downsize
Your OHANA KIT is built off-site in a home-building factory in approximately 60-90 days from the time you order your home and submit your deposit. Once your home arrives to Hawaii, we can typically complete your installation and build-out (under normal conditions) within 2-4 weeks.
  • ISO 9001 Steel Framing
  • SIPS panels
  • Metal Roof
  • R-Value
  • Energy Efficiency
  • Minimal Noise & Waste during construction
  • Lot size minimum of 3,500 square feet
  • ADU size is limited to 400 square feet maximum for lots 3,500 to 4,999 square feet and 800 square feet maximum for lots 5,000 square feet and up
  • Lot must have direct access road (cannot be landlocked)
  • Space for one parking space designated for the ADU
  • Only one single-family home stands on the property
  • Cannot subdivide or sell the ADU separate from the main house
  • Must sign a Declaration of Restrictive Covenants agreeing to follow ADU regulations
  • All Hawaiian Islands handle ADUs and Ohana Units differently
  • Our expert team can help you identify the steps to determine your property’s eligibility wherever you live
  • We may not know the answers to all your questions (outside of Oahu), but we’re here to see how we can help you.
Residential (R-3.5, R-5, R-7.5, R-10, R-20) and Country Districts. Find zoning and property information, search for your address or Tax Map Key using the Hawaii Property Records Search: http://www.qpublic.net/hi/honolulu/search.html
Per the City & County of Honolulu DPP, we are told that it is not allowable to get an ADU permit without an existing Single-Family Home built on the property. We have been advised that a homeowner may permit a structure (i.e. an Ohana Kit) as a Single-Family Home then later on build a house and change the use of the Ohana Kit to an ADU.

Our contact at DPP also stated there would be no point in filling out the ADU Pre-Check form in this scenario because you would have to check “No” for property having an existing city water line and city sewer access/individual wastewater system, deeming the property instantly ineligible for an ADU.

  • 6-month lease minimum (can switch to month-to-month after the initial 6-month term)
  • Pay the General Excise Tax on rental income
  • Property owner (or designated representative of the property owner) must live on the property so long as the ADU is being rented
Timelines differ from one property to another due to the variable conditions for each individual property.

An approximate timeline of the ADU process with Hawaii ADU:

  • Preliminary ADU facilities check: 1-2 months
  • Site-specific plan preparation: 1 month
  • ADU permitting through the Department of Planning and Permitting: 2-4 months
  • Construction: 2-5 weeks

You can own a move-in ready ADU in as little as 4-6 months.

Hawaii ADU. LLC offers a Limited 1-year warranty on the building’s roof structure, roof, steel framing, exterior siding, and deck flooring. Manufacturer’s warranties for fixtures and appliances can be transferred to buyer. An Extended Warranty for identical coverage may be purchased as an Upgrade for 3-years or 5-years.
A study conducted using data on ADUs in Portland, Oregon showed that ADUs contributed an average of 25% of a property’s total appraised value when rental income is considered in the assessment. It is expected that ADUs will follow the same trend in the City and County of Honolulu and other jurisdictions where ADUs are legal.
Yes. You should extend your home insurance to cover the ADU. Contact your home insurance agency for quotes. You should also ask your tenant(s) to purchase renters insurance so that they are covered for liability and their personal items.
Yes, you must provide one off-street parking space for an ADU. It does not have to be paved or covered.
Tandem spaces are acceptable, as long as it is on the property.
Hawaii ADU produces high quality ADUs in a fraction of the time it takes to go through the same process with a design-build contractor who could take up to a year to finish a unit for you. Our homes are designed with quality, efficiency and your needs as our top priorities. We can most likely help you build your ideal ADU faster and better for less money. Ask us how!
To explore ADU happenings in other cities around the country click here.