🌴 Hawaii County Zoning (HOVE): Can You Live in an RV or Build a Home in A-1A?
🌋 What Is A-1A Zoning in Hawaii County?
A-1A stands for Agricultural District, 1-acre minimum, and it's the most common zoning in Hawaiian Ocean View Estates (HOVE).
✅ Allowed:
Site-built homes
Modular homes
Limited agriculture and personal livestock
❌ No commercial or multi-family buildings without a special use permit
A-1A zoning is rural but residential-compatible.
📖 Source: Hawaii County Zoning Code – Chapter 25
🏠 Can I Build a Home in HOVE?
Yes! You can build a single-family home as long as:
The lot is at least 1 acre (most in HOVE are)
The home meets Hawaii Building Code
You install an approved septic system
You provide potable water, typically via rain catchment
You’ll need permits for:
Grading and driveways
Septic
Water tank
The home structure
📖 Permit portal: https://hawaiicountyhi.gov
🚐 Can I Live in an RV or Yurt?
⛔ Full-time RV living is not allowed on undeveloped land in Hawaii County.
✅ You may:
Camp in an RV temporarily while actively building (must have permits)
Stay on-site up to 180 days/year with a building permit
Apply for a temporary dwelling permit in rare cases (strict rules)
Living in a yurt or RV without permits is considered illegal dwelling use.
🏡 Are Tiny Homes or Mobile Homes Allowed?
✅ Tiny homes are allowed if they’re on a permanent foundation and permitted like any home.
❌ Mobile homes on wheels are not allowed as permanent residences — even if tied down.
✅ Modular homes (built to code and placed permanently) are allowed.
⚠️ Everything must comply with:
County building code
Septic rules
A-1A zoning use regulations
📏 What Are the Setbacks and Lot Size Rules?
In A-1A zoning:
Minimum lot size: 1 acre
Minimum lot width: 100 feet
Front setback: 30 feet
Side setbacks: 15 feet
Rear setback: 20 feet
Max building height: 35 feet
Some lava zone overlays may impose additional rules — HOVE is mostly in Lava Zone 2, so stricter insurance and building requirements may apply.
📖 Zoning Code: https://www.hawaiicounty.gov/home/showdocument?id=301438&t=638383622865964350
💧 What Utilities Are Required?
You are responsible for providing all infrastructure.
✅ Water: Usually via rain catchment system with filtration
✅ Sewer: Septic tank system required (approved design needed)
✅ Electric: HELCO grid or off-grid solar/battery allowed
✅ Trash: Must haul to transfer station (no municipal service)
🛠️ HOA or CC&R Rules in HOVE?
There is no HOA, but Hawaiian Ocean View Estates Road Maintenance Corporation (HOVERMC) manages the roads.
You’ll likely receive annual road maintenance bills — this is not an HOA but a statutory road assessment.
📌 As of now, no enforceable CC&Rs or architectural guidelines are imposed by HOVE.
To confirm your parcel’s assessment status:
🔗 https://hoveroad.com
📞 (808) 929-9910
📞 Zoning and Permitting Contacts
Hawaii County Planning Department
📍 West Hawaii Civic Center, Kailua-Kona, HI
📞 (808) 323-4770
📧 planning@hawaiicounty.gov
🔗 https://www.hawaiicounty.gov/departments/planning
Building Division – West Hawaii
📞 (808) 323-4720
🔗 https://www.hawaiicounty.gov/departments/public-works/building
🗓️ Zoning details last verified May 12, 2025. Always confirm with county departments before building or residing on land in Hawaii County.