In Hawai‘i, daily life coexists with reminders of a long history that began an estimated 2000 years ago when the earliest recorded Polynesian voyagers landed in the Islands. The centuries following their arrival unfolded as a rich and complex narrative spawning the Hawaiian Kingdom, the Missionary and plantation eras, World War II, Statehood, the tourism and development boom of the 1970s and the present.

The architecture of Hawai‘i reflects its unique history. Owning a significant historic home and listing it on the Hawai‘i Register of Historic Places contributes to the preservation of Hawai‘i’s history, providing a tangible connection to past eras for the benefit of present and future generations. Owning a property that is listed on the Historic Register, and abiding by programs to ensure preservation of its special character and sense of place, helps to promote understanding, inspiration and education for both the owner and members of the community.

On this page:

The Facts of Owning a Historic Home

Before making a commitment to owning a historic property, be aware of both the benefits and the responsibilities.

  • You can make changes to your property, providing its historic character is maintained. There are specific standards and guidelines to support sensitive and harmonious improvements for contemporary use.

  • Owners are not required to repair or restore listed properties at a greater level than otherwise required by health, safety, land use or building codes. However, when making changes to address those codes, alterations or modifications need to follow the historic preservation standards.

  • Projects requiring a building permit require prior review and approval by the State Historic Preservation Division, as well as the appropriate County planning and permitting agency. SHPD uses the national historic preservation standards and guidelines when making its determinations.

  • Solar panels may be installed on a historic property following best practices for appropriate locations and installation methods to avoid impacts on the historic features. If the installation requires a building permit, SHPD review may be required. (See additional information in the Resources section.)

  • Private properties are not required to be open to the public for visitation. There are requirements for unobstructed views to the exterior of the property if the owner claims the historic residential property tax exemption.

  • National studies have found that property values rarely are affected by individual historic designations. Often, historic districts and neighborhoods have higher values due to the higher quality of life and aesthetic appeal of historic areas.

The Benefits of Owning a Historic Home

  • Encourages public appreciation of Hawai‘i’s history and diversity.
  • Enables residents and guests to experience a piece of Hawai‘i’s history.

  • Historic residential properties are eligible for County property tax exemptions. The annual tax savings can help fund home maintenance to preservation standards. Conditions apply and failure to continue to meet the conditions may result in penalties, including payment of back taxes and fees.

  • Income-producing properties are eligible for a federal income tax credit to help fund rehabilitation costs.

  • Fosters neighborhood pride with a sense of place and heritage.

  • Preserves craftsmanship and architectural styles/character.

  • Respects the ‘āina: saves resources and minimizes carbon output.

  • Enhances Hawai‘i’s beauty and character and contributes to our community’s value.

  • Helps protect places that matter.

Determining the Status of a Historic Residence

To find out, search by county under the “Historic Places” tab here.

And/or on the State Historic Preservation Division website (click on the link then scroll down to the section titled, Historic Properties Listed on the State & National Registers.

Nominations may be found on the HHF website under  the “Historic Places” tab and downloaded searchable by county and property address.

See the page here for information on county property tax exemption ordinances, rules and FAQs.

These are the national standards that promote best preservation principles and the guidelines which inform best practices for their implementation. See the resource section below for the link to view both online.

Nominating Your Home to the Historic Register

For historic homes not yet listed, if your home is 50 years or older and historically significant you can nominate it for the Hawai‘i Register of Historic Places.

FIRST

  • Determine if your property is historically significant and contributes in at least one of the following areas: Architecture and design; broad patterns/events; significant individuals; yields important historical information

AND

  • Confirm the structure retains its features and characteristics and has not been significantly altered

THEN

  • Research and document the history and architectural history (or hire someone to help)
  • Submit completed nomination to the Hawai‘i State Historic Preservation Division (SHPD)
  • SHPD reviews nomination for completeness
  • SHPD schedules your nomination for review by the Historic Places Review Board (they meet 4 times per year)
  • Review Board reviews, discusses and votes on your nomination
  • If approved—your property is listed on the Hawai‘i Historic Register!
  • You are now eligible to apply for the historic residential tax exemption through the Real Property Tax Assessment Office (Honolulu)
  • The entire process takes approximately 12 to 18 months

Helpful Resources

Above, an overview of Buying, Selling and Owning a Historic Home in Hawai‘i presented by Historic Hawai‘i Foundation executive director, Kiersten Faulkner.

  • A Guide for Nominating Residences to the Hawai‘i Register of Historic Places

    The Guide was created to make the process to nominate homes to the historic register more accessible. It includes frequently asked questions about the benefits and responsibilities, explains the process, and offers resources on where to find information.

  • Property Tax Exemptions for Residential Properties Dedicated for Preservation

  • Standards and Guidelines for the Treatment of Historic Properties

  • Solar Panels on Historic Properties

    Information and examples of best practices for incorporating solar panels on historic residences.

  • Sustainability Measures for Historic Properties

    The guidelines offer specific guidance on how to make historic buildings more sustainable in a manner that will preserve their historic character and meet The Secretary of the Interior’s Standards for Rehabilitation. Areas of focus include windows, weatherization, wind power, solar technology, roofs, daylighting and more.

  • Hawai‘i State Historic Preservation Division (SHPD)

    SHPD is responsible for review and compliance of historic properties; is the keeper of the Hawai‘i State Register of Historic Places and conduit to forward sites to National Park Service for National Register inclusion; conducts and records the Historic Places Review Board meetings held quarterly, oversees survey and inventory of historic resources and state tax credit programs.

  • Architectural styles resource:   

    Excerpts from A Guide for Nominating Residences to the Hawaii Register of Historic Places.

    Chapter 5, Illustrated Glossary of Architectural Elements of Style
    A pictorial guide to façade and exterior elements; roof treatments; fenestration--the design and arrangement of windows and doorway treatments. Hawai‘i specific examples, based on American Architecture, an Illustrated Encyclopedia, by Cyril M. Harris.

    Chapter 8, Architectural Style Guides and Dictionaries Resources

  • Resource Guide:

    Researching the history of your home can be a fun and rewarding experience whether your purpose is to share the information with family and friends, nominate your home for the Register of Historic Places, document local or family history or for your own personal satisfaction.

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