By Benjamin Finnerty (S), REALTOR® (RS-83812) with Keller Williams Realty Maui · Kīhei, Maui · 808-481-9748

Quick Answer: Before buying a Maui home with an added room, enclosed lanai or second dwelling, check County of Maui permit records in MAPPS, the online permitting system that replaced KivaNet on April 18, 2022. Work done without a permit can double County building fees, or add $575, whichever is greater (per the County’s FY2025 fee schedule).

I’m Benjamin Finnerty, a REALTOR® in Kīhei with Keller Williams Realty Maui. Unpermitted work on Maui homes comes up often enough that I treat a permit check as a standard step for any buyer, especially on older homes, properties with an ʻohana or a converted garage, and anything that looks larger than the square footage in the tax records. Here’s how to check, what it can cost to legalize work after the fact, and what changed in Hawaiʻi permitting law this year.

How Do I Check Permit History on a Maui Property?

Start with MAPPS (Maui’s Automated Planning and Permitting System) at mauicounty.gov. The County says anyone can search planning and permitting records there, whether or not they’re a registered user. MAPPS went live on Monday, April 18, 2022, replacing the older KIVA and KivaNet system, and the County no longer accepts paper applications.

A few practical steps:

• Search MAPPS for the property’s address or tax map key (TMK) and note every building permit, its scope and whether it shows final inspection.
• Compare with the tax records. The County’s real property records (qPublic) show assessed building details. If the home you’re touring has more bedrooms, baths or square footage than the records show, ask why.
• Call the Building Permit Section for older records or anything unclear: (808) 270-7250 or building.permits@mauicounty.gov. I couldn’t confirm whether every pre-2022 KivaNet record appears in MAPPS, so ask if your search comes up empty.

What Does Maui County Charge for Work Done Without a Permit?

Under Maui County Code §16.26B.108.4, when work that requires a building permit starts before the permit is issued, the permit fees “shall be doubled or increased by an additional amount of $575, whichever is greater.” That language appears in the County’s FY2025 rates and fees appendix; confirm the current figure with the County before you rely on it.

The Planning Department also lists an “after-the-fact permit and assessment fee” with a minimum of $1,000, on top of other application fees, in its FY2027 fee schedule (July 1, 2026 to June 30, 2027).

Item	Amount	Source (as of)
Building work started without a permit	Fees doubled or +$575, whichever is greater	MCC §16.26B.108.4, FY2025 fee appendix
Planning after-the-fact permit and assessment fee	$1,000 minimum, plus other fees	County FY2027 Appendix B

Fees are only part of the cost. Legalizing work can require plans from a licensed design professional, inspections that open walls, and changes to bring the work up to code. Some structures may not be legal to keep at all, for example if they break setback, zoning or flood-zone rules.

Do Sellers Have to Disclose Unpermitted Work in Hawaiʻi?

Generally, yes, if it’s a material fact. Hawaiʻi’s seller disclosure law (HRS Chapter 508D) defines a material fact as any fact, defect or condition, past or present, that would be expected to measurably affect the value of the property. The seller delivers the disclosure statement within 10 calendar days of contract acceptance, and the buyer then has 15 calendar days to review it and rescind, unless the parties agree in writing to different periods.

A disclosure isn’t a substitute for your own check of County records, though. Sellers may not know the full permit history of a home they bought with the work already done.

Can Unpermitted Work Affect My Mortgage?

It can. Fannie Mae’s Selling Guide (B4-1.3-05) says that if the appraiser identifies an addition that doesn’t have the required permit, the appraiser must comment on the quality and appearance of the work and its impact on market value. Depending on what the appraiser finds, the unpermitted space may not be valued the same way as permitted space. Talk with your lender early if a home has unpermitted areas.

Is Hawaiʻi Speeding Up Building Permits in 2026?

Yes, through a new state option. Act 295 (2025), in effect from July 1, 2026 through June 30, 2031, lets applicants for single-family and multi-family housing request an expedited permit using plans certified by licensed professionals once 60 business days have passed after a complete application. It doesn’t apply to buildings over 30 feet, parcels in FEMA A or V flood zones, or most shoreline parcels. Act 177 (2026), approved June 26, 2026, amended it: the insurance requirement dropped from $2 million to $1 million plus professional liability coverage, and state or county inspectors must inspect all projects with expedited permits.

Staffing remains the constraint. In March 2026, Maui Now reported the Planning Department had a 17.5% vacancy rate and that its staff completed 893 building permit reviews in half a year, and County leaders told the Legislature that more staff is essential for timely permit review. For Lahaina rebuilds, the County has added separate fast-track steps, which I covered in Lahaina SMA permits in 2026.

My Take: What I’m Telling Buyers and Sellers About Unpermitted Work

For buyers, I’d run the permit search before you go firm, not after. If something doesn’t match, such as a bedroom that isn’t in the records or a second kitchen, get a contractor or design professional to give you a realistic idea of whether and how it can be legalized, and talk with your lender about how the appraisal will treat it. Then decide whether to negotiate the price, ask the seller to address it, or walk away within your contingency period.

It’s also very important to make sure there are no investigations from the County on the property. For example, if there’s a problem with electrical or plumbing permitting, it could create quite a headache for the new owner.

For sellers, my advice is the same advice I give on every listing: disclose, disclose, disclose. Any big thing, any little thing. If you know a room was added or a lanai was enclosed without a permit, put it in the disclosure. In my view, being upfront helps reduce the risk of disputes or claims after closing, and it lets buyers price the issue in from the start instead of discovering it during escrow. My post on Hawaiʻi’s seller disclosure law walks through the form.

This is general information, not tax or legal advice. Confirm with a CPA or Hawaiʻi attorney.

FAQ

What is MAPPS on Maui?
It’s the County of Maui’s online planning and permitting system, launched April 18, 2022. Anyone can search records; registered users can also apply for permits and request inspections.

What happens if I buy a Maui home with unpermitted work?
The issue generally stays with the property. You may need to legalize it with after-the-fact permits, modify it or remove it, and it can affect appraisal and financing.

How much is the penalty for building without a permit on Maui?
Per Maui County Code §16.26B.108.4 (FY2025 fee schedule), permit fees are doubled or increased by $575, whichever is greater. Confirm current fees with the County.

How long do I have to review a seller’s disclosure in Hawaiʻi?
Fifteen calendar days after receiving it, under HRS 508D, unless the contract sets a different period in writing.

Ask Benjamin

If you’re looking at a Maui home and something doesn’t match the records, I’m Benjamin Finnerty, and I’m happy to help you sort out what to check and who to call before you commit. Call or text 808-481-9748 or email benjamin@the808team.com.

Sources: County of Maui (MAPPS; Development Services Administration; FY2025 and FY2027 rates and fees appendices); Maui County Code §16.26B.108.4; Hawaiʻi State Legislature (Act 295, SLH 2025; Act 177, SLH 2026; HRS 508D-1 and 508D-5; County testimony, March 2026); Fannie Mae Selling Guide B4-1.3-05; Maui Now (Apr. 19, 2022; Mar. 19, 2026); The Maui News (April 2022).