Older homes on Oahu offer character, established neighborhoods, and often larger lots than new construction. But renovating in Hawaii comes with unique challenges and costs that mainland homeowners might not expect.

Construction costs in Hawaii are significantly higher than the national average due to the cost of shipping materials to the islands, limited contractor availability, and strict building codes. Budget at least 30 to 50 percent more than you would for a comparable mainland renovation. Kitchen and bathroom remodels, which offer the best ROI on the mainland, also provide strong returns on Oahu.

Permitting in Honolulu can be time-consuming. The Department of Planning and Permitting reviews all building permits, and processing times can extend to several months for larger projects. Work with a contractor experienced in navigating the Honolulu permitting process to avoid delays.

Termite damage is a common issue in older Hawaii homes. Before purchasing an older property, get a thorough termite inspection and factor remediation and prevention costs into your renovation budget. Many older homes have ongoing termite treatment plans that should be maintained.

Older homes on Oahu may have outdated electrical systems, galvanized steel plumbing that corrodes over time, and asbestos-containing materials. These issues should be identified during your home inspection and addressed during renovation. Upgrading electrical and plumbing systems adds safety and value.

Consider energy efficiency upgrades as part of your renovation. Hawaii has the highest electricity costs in the nation, so solar panels, energy-efficient windows, and modern insulation can significantly reduce your utility bills. Hawaii also offers tax incentives for solar installations.

Kristy and Austin Home Group helps buyers identify renovation opportunities on Oahu and connect with trusted local contractors. We can help you evaluate the true cost of a renovation project and determine whether the investment makes sense.