Thinking about buying a home or lot in Makawao or Pukalani but unsure how the Upcountry water meter situation might affect your plans? You are not alone. In this part of Maui, water service can be the gatekeeper for building, adding an ohana, or meeting fire protection rules. In this guide, you will learn how the meter system works, what to verify before you write an offer, where timelines can stretch, and which pros to involve. Let’s dive in.

Why water meters matter Upcountry

Upcountry water systems have limited capacity compared with lowland areas. The Maui County Department of Water Supply (DWS) controls meter issuance and sets the rules for when and how a property can connect. That decision influences your ability to build, your construction timeline, and your budget.

The meter’s availability and size play a big role. A 3/4-inch residential meter may serve a typical single-family home, while a larger meter might be needed for certain projects, including some ohana additions or fire protection setups. If capacity is tight, DWS can place new requests on a priority list, which can mean waiting until infrastructure or storage is improved.

How the system works

Priority and availability

DWS manages applications, allocations, and installations. In constrained areas like Makawao and Pukalani, new service requests may be queued in a priority list based on submission dates, completeness of plans, and whether a parcel holds a reservation. When capacity opens or upgrades are completed, DWS can issue meters in priority order.

Meter size and design

Meter size determines flow and affects plumbing layouts, fixture counts, and any sprinkler systems. If you plan to add an ohana, the increased demand can trigger a requirement for a larger meter or an added capacity allocation. Larger meters typically involve more review and higher fees.

Off-site improvements

Sometimes service is not as simple as a meter swap. If a main extension, pipe upsizing, valve additions, pump upgrades, or storage improvements are needed, DWS may require the applicant to fund or build those improvements. This can have major cost and schedule impacts.

Approvals and permits

A building permit usually requires evidence that water service is available. That can be a DWS meter already in place, a reservation, or a conditional acceptance. Final approvals and inspections often hinge on the meter being installed and operational or on having temporary measures approved.

What this means for your plans

Purchases and closings

If a property does not convey with a meter, you should confirm whether service is guaranteed after closing or if you must apply and wait. Water service can be a material contingency in your offer. Clear terms and timelines help protect you if the meter is delayed.

Construction timing

Plans to build a new home or ohana can be held up by meter availability or by a requirement to upsize the meter. If DWS imposes conditions, you may face multi-month or even multi-year delays for design, permitting, and construction of upgrades.

Financing and insurance

Lenders often require proof of utility service. If meter issuance is pending, loan disbursement can be delayed. Insurance underwriting can also be affected if fire protection depends on hydrants or upgraded mains that are not yet in place.

Fire protection basics

Fire flow requirements

New builds and certain renovations must meet fire flow requirements that depend on building size, use, and spacing. If the public system cannot provide the required flow through the domestic meter, the county may require one or more of the following:

• A larger meter or a dedicated fire service
• On-site fire water storage with a pump
• Installation of hydrants or main upgrades

Domestic vs. fire service

Domestic meters are sized for everyday household use. Fire protection may need separate infrastructure or different approvals. In some cases, fire service cannot be provided through a domestic meter. Always confirm Maui Fire Department and DWS requirements for your specific plans.

Budget considerations

Fire-related upgrades are often one of the largest conditional costs in plan review. Hydrants, looping a main, or installing a tank and pump can shift the budget, so early coordination is key.

Costs and fees to expect

• Connection and capacity charges. DWS charges fees that scale with meter size and projected demand. These fees are updated periodically.
• Frontage and upgrade costs. If the project needs main extensions or upsizing, DWS may require you to fund or build the improvements. Reimbursement mechanisms can exist, but they depend on county policy.
• Ongoing bills and arrears. Confirm account standing. Unpaid balances or liens tied to water service can affect closing.

Always verify current fee schedules and policies with DWS, since amounts and rules can change.

Typical process and timeline

1. Preliminary inquiry. Ask DWS to confirm whether a meter exists, its size, and the account status. If no meter, request guidance on process and timing for your parcel.
2. Application or reservation. Submit application materials, plans, and fees. In constrained areas, you may be placed on a priority list.
3. Plan review and conditions. DWS reviews your plans and may require a larger meter, on-site storage, hydrants, or off-site upgrades.
4. Permitting coordination. Building permits often require DWS acceptance or a conditional letter. Some projects cannot move forward until conditions are met.
5. Construction and inspection. Complete improvements, then DWS inspects and installs the meter. Timing depends on design complexity, funding, contractor availability, and county scheduling.

Timelines vary. Where capacity exists and work is minor, expect several months. If upgrades are required or capacity is tight, the process can extend into years.

Common scenarios in Makawao/Pukalani

• Property with an existing meter. Best case. Confirm meter size, account status, and whether it serves multiple units.
• Property without a meter. You will likely need to apply and may face a wait. Make your offer contingent on water service or a reservation.
• Meter too small for planned work. Adding an ohana or installing sprinklers can require a larger meter or infrastructure changes.
• Shared or off-site meter. Some parcels rely on a neighbor’s meter or a private line. Confirm recorded easements and DWS acceptance.
• Private sources. Some Upcountry properties rely on catchment or wells for certain uses. Building permits usually still require a potable source for domestic needs. Confirm acceptance and health requirements with the county.

Due diligence checklist

Ask the seller and listing agent

• Is there a DWS meter on the property now? What size and account number?
• Are there unpaid water bills, liens, or fees?
• Has the seller applied for a meter upgrade, reservation, or service extension? What is the status?
• Are there recorded easements for shared lines or access?
• Has the property used county water, a private well, or catchment? Any treatment systems installed?

Ask Maui County DWS

• What does DWS show for the current meter size and account?
• Is there a reservation or priority listing for this parcel? If not, what is the process and current expected wait?
• What fees apply for a new meter or upgrade at this parcel?
• Can fire demand be met through the domestic meter, or is a separate fire service or on-site storage required?
• Are capital improvements planned that could affect availability or reliability in this area?

Ask permitting, planning, and fire

• Will your proposed home, ohana, or addition meet water and fire flow requirements with the current meter?
• Will a building permit be issued before meter installation, or is a DWS will-serve required first?
• What approvals are required by the Maui Fire Department for hydrants, fire storage, or sprinklers?

On-site checks and records

• Verify the meter’s location, access, and whether it serves more than one dwelling.
• Request recent water use history, if available.
• Collect all DWS correspondence, including any will-serve letters or conditional approvals.

When to bring in pros

• Real estate agent. Early, to structure strong contingency language and coordinate with the seller and DWS.
• Permit expeditor or DWS contact. To confirm meter status, wait times, and conditions for your parcel.
• Civil engineer. For meter upsizing, on-site storage, main extensions, pump design, and cost estimates.
• Architect or designer. To size plumbing and design to the allowed meter size and fire requirements.
• Fire protection engineer or MFD reviewer. If fire flows are tight or you are considering on-site storage or sprinklers.
• Licensed contractor or plumber. To price on-site plumbing and connection work.
• Land use attorney and title company. For shared meters, easements, and any liens.

Smart contingency ideas

Work with your agent and attorney to tailor language to your goals. Common approaches include:

• Water service contingency. Closing depends on written DWS confirmation of an existing meter in good standing or issuance of a reservation adequate for your planned use within a set number of days.
• Permit contingency. Closing depends on receiving a building permit or conditional approval that allows work to proceed on a clear timeline.
• Cost cap contingency. If required off-site improvements or DWS conditions exceed an agreed amount, you can renegotiate or cancel.

Next steps for buyers

• Before you write an offer:
  • Ask the seller for meter details and any DWS letters.
  • Call DWS to verify the account, meter size, and any reservations.
  • If you plan to build or add an ohana, consult an architect or engineer for a quick feasibility check.
• During escrow:
  • Include a clear water service contingency and deadlines.
  • Obtain DWS correspondence confirming availability or conditions.
  • If upgrades may be needed, bring in a civil engineer or expeditor early.
• Before permit submittal:
  • Secure a DWS letter of availability or reservation if required.
  • Coordinate fire review with the Maui Fire Department.

Work with a local Upcountry team

Buying in Makawao or Pukalani should feel exciting, not uncertain. With the right plan, you can navigate meters, permits, and fire requirements with confidence. If you want experienced guidance, a calm process, and clear communication at every step, connect with the Upcountry team that pairs local roots with premium service. Reach out to Mino McLean to talk through your goals and map the best path forward.

FAQs

What is a water meter and why does it matter in Makawao and Pukalani?

• A DWS water meter is your connection to the public system, and its availability and size affect whether you can build, add an ohana, or meet fire protection requirements in these Upcountry areas.

Can I build an ohana without a current meter?

• Not necessarily; adding a dwelling usually needs additional capacity or a larger meter, so you should confirm availability and conditions with DWS before planning an ohana.

How long will it take to get a new meter Upcountry?

• Timelines vary widely, from several months when capacity exists to years when upgrades are needed; ask DWS for a parcel-specific estimate.

Do fire sprinklers or hydrants require a larger meter?

• They can; meeting required fire flows may call for a larger meter, a separate fire service, hydrant work, or on-site water storage as determined by DWS and the Maui Fire Department.

What fees should I expect for a meter or upgrade?

• Expect connection and capacity charges that scale with meter size, plus any costs tied to main extensions or upgrades; confirm current fees with DWS.

Who should I talk to first about meter status on a property I like?

• Start with your agent and DWS to verify whether a meter exists, its size, account standing, and any reservation or priority listing tied to the parcel.