Thinking about buying a Kula home with an ohana or adding an accessory dwelling unit to a future property? You are not alone. Many Upcountry buyers want flexible space for family, rental income, or a guest cottage, but the details in Kula can feel complex. In this guide, you will learn how ohana units relate to ADUs, what to verify with Maui County, and how utilities, slope, and access affect outcomes in Upcountry. Let’s dive in.
In everyday Maui conversation, an “ohana” is a secondary living space for extended family. In county terms, the general label is ADU, or accessory dwelling unit. An ADU is a separate living unit on the same lot as a single-family home. It can be attached or detached, converted from an existing space, or built new.
What matters most for buyers is not the name. It is whether the space is properly permitted and meets current standards. Pay attention to how the unit is configured, if it has a full kitchen, and if it has a separate entrance. Also confirm rental rules, since ADUs used for long-term housing are treated differently than short-term rentals.
Start by confirming the property’s zoning and permitted uses with the county. Zoning will tell you if an ADU is allowed, the size you can build, and setback and height limits. Upcountry lots range from residential to rural and agricultural, and each category can have different standards.
You can review current zoning and speak with staff at the Maui County Planning Department. Ask about lot size minimums, density limits, and any overlay districts that may apply.
Most ADUs require a building permit, plan review, and inspections. If you are converting an existing garage or lanai, you still need to verify permits and life-safety items. Ask planning staff if any streamlined process applies to ADUs or if a variance might be required for setbacks or lot coverage.
Permit tracking and applications are handled through the county’s online system. You can review status and submittal requirements in MAPPS Online Permitting.
Counties often cap ADU square footage and bedroom counts. Parking can also be required for the additional unit. Because these numbers can change, confirm current limits with planning. In rural Kula, physical space may be available, but steep driveways and site layout can affect how you meet parking and access standards.
Ask the county how owner-occupancy rules apply and how they treat ADUs used for rentals. Short-term rentals are heavily regulated in Maui County. Even if an ADU is allowed, it may be limited to long-term rentals without a separate short-term rental permit. Verify the current policy before you buy.
Water is often the gating factor in Upcountry. Many properties rely on the Maui County Department of Water Supply, while some use private catchment. Ask if the ADU shares the main home’s meter, whether a second meter is available, and what connection fees or waitlists apply. If a new meter is required, this can be a major cost and timeline driver.
Speak directly with the Department of Water Supply to confirm service capacity and meter options. The planning team can help you determine what to ask and what to submit.
Much of Kula is on septic systems or older cesspools. Adding a bedroom or a full kitchen increases wastewater flow and may require a septic upgrade. If there is sewer service on the street, you may be required to connect and complete frontage work.
For statewide guidance on cesspools and wastewater standards, review the Hawai‘i Department of Health’s cesspool information and programs. For Maui-specific permit decisions, contact the county’s environmental management and wastewater staff.
Have an electrician check the main service panel and load capacity. Some ADUs operate on a shared meter, while others benefit from a separate meter. If there is a photovoltaic system, net metering rules and interconnection steps may apply to a second unit.
Kula’s hillsides and driveways can trigger additional drainage plans, grading permits, or retaining walls. Budget for site work to manage runoff and protect foundations, especially for detached cottages or units above garages.
ADUs must meet life-safety standards. Confirm proper egress windows, smoke detectors, and fire separation. Second-story units can trigger additional requirements and costs. On narrow or steep Upcountry roads, emergency access and turnarounds matter. Ask your inspector and the county about fire department access standards for the site.
Some subdivisions or condominiumized properties record rules that limit ADUs or rentals. Review title documents, CC&Rs, and any condominium maps. Utility and septic easements can also affect where you can place a cottage or how you upgrade a system. Make these reviews part of your due diligence timeline.
Converting a garage to a studio or one-bedroom is a common path. It often ranges from about 300 to 600 square feet, uses existing walls and rooflines, and has fewer site impacts. It still needs the same permits, inspections, and life-safety features as a new build.
An attached ADU works well for multigenerational living. You can create a separate entrance with shared walls and infrastructure. This setup can be cost-effective and keeps loved ones close while preserving daily privacy.
Stand-alone cottages offer the most privacy for guests or long-term renters. Converting a covered lanai into conditioned living space is also seen in Kula, but you must address foundations, insulation, and waterproofing to meet code.
Units over garages are useful when lot coverage is tight. They also call for careful structural design, stair safety, and fire separation. Expect higher costs for framing and egress compared to single-level conversions.
Most ADUs in similar markets fall between 300 and 800 square feet. For aging in place, look for single-level layouts, step-free entries, wider doorways, and thoughtful grab-bar placement. These features improve comfort and safety for all ages.
Local contractor bids are essential, since Upcountry conditions vary lot by lot.
Many Kula buyers want an ohana for parents, adult children, or caregivers. An ADU can also double as a guest suite, studio, or home office. The key is a layout that functions as a true living space with a kitchen, bathroom, and separate entrance.
Long-term rental income can help offset ownership costs. Short-term rentals are tightly regulated in Maui County and often not allowed in residential zones without specific permits. Confirm how current rules apply to your property before you rely on short-term income.
A properly permitted ADU often increases buyer appeal, especially for multigenerational families and investors. Unpermitted units create risk. They can complicate financing and insurance and may require retroactive permits or removal. Expect the county to assess value for tax purposes when an accessory unit is added. For assessment details, contact the Maui County Real Property Tax Office to understand how improvements are treated.
Inform your insurer if there is an ADU. Coverage can change when a second dwelling exists. Lenders will ask for permit documents and may credit rental income for underwriting if rules and documentation support it. Keep copies of permits, final inspections, and any recorded restrictions in one place for easy review.
Use this quick list when touring or preparing an offer:
When you ground your search in permits, utilities, and access, you set yourself up for a smooth purchase and a unit that supports your lifestyle and long-term value.
Ready to explore Kula homes with an ohana or plan an ADU with confidence? Request a personalized consultation with Mino McLean and get local, step-by-step guidance tailored to your goals.
Mino and Sam bring a wealth of knowledge and full service to their clients, their top priority is making the buying and selling process as smooth as possible.
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