Land — Pacific — HI
Water rights, rainwater law, cottage food rules, right-to-farm protections, livestock zoning, and growing conditions for Hawaii landowners and buyers.
Land law varies by county, municipality, and HOA. Verify all information with your county planning department, state water agency, and a licensed attorney before any land purchase or development decision.
Water law
Public trust doctrine combined with Water Use Permits through Commission on Water Resource Management. State holds all water in public trust.
Legal and encouraged. Explicitly permitted. Widely practiced in rural areas due to limited municipal water.
Land use and production law
Hawaii Cottage Food Law: varies by county (Hawaii County, Maui, Honolulu, Kauai each have separate rules). Verify with Hawaii Department of Health.
Hawaii Right to Farm Act (HRS Chapter 165) protects established agricultural operations.
Agricultural (A) zones permit livestock; urban and residential zones are restrictive. State land use system adds a layer above county zoning.
Growing conditions
Hardiness zones
9b (Mauna Kea) – 13a (sea level leeward)
Last frost
Frost rare below 5,000 ft elevation
First frost
Frost rare below 5,000 ft elevation
Free soil testing
University of Hawaii Cooperative Extension Service — click to visit
Soil notes
Extremely diverse volcanic soils. Very old Hawaiian soils are highly weathered; newer Andisols near active volcanoes are fertile. Wet windward vs. dry leeward soils require different management.