How Much Do Residential Architects Charge in Honolulu? (2025/2026 Update)

If you own a home in the City & County of Honolulu and you’re planning a remodel, addition, ADU, or a new home on Oʻahu, one big question comes up right away:

“How much will the architectural design actually cost?”

Most homeowners quickly discover that there is no simple “price list.” Some friends say they paid a few thousand dollars. Others say it was tens of thousands. The truth is that architectural design fees in Honolulu depend on the way the company charges, plus a long list of project-specific factors and outside consultants.

This guide explains, in clear language, how design fees really work for residential projects in Honolulu, including:

• The four main ways architects and drafting companies charge
• Typical fee ranges used on Oʻahu today
• Common and not-so-common extra fees you might see
• Why the Department of Planning & Permitting (DPP) has such a big impact on cost
• How to budget realistically for your project

All of this is based on real “from the trenches” experience with projects in the City & County of Honolulu, not generic mainland estimates.

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Why Architectural Costs in Honolulu Are Different

The market for residential design in this guide is the City & County of Honolulu and the island of Oʻahu. This area has its own rules, conditions, and costs that are very different from most mainland cities.

A few reasons why design work here is more involved:

• Many homes are older and may need structural upgrades or repairs.
• Lots can be small, steep, or oddly shaped, especially in older neighborhoods.
• There are strict rules around flood zones, shoreline setbacks, and special management areas (SMA).
• The Department of Planning & Permitting (DPP) requires a large number of drawings, even for modest projects.
• Corrections during permitting are almost guaranteed and must be handled carefully.

All of this means more time, more coordination, and often more consultants. That is what drives the design fee, not just the square footage of the house.

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Who Is Doing the Work? (Architect vs. Drafting Company)

Before we look at how much design costs, it helps to understand who is actually doing the work.

Licensed Architects

• Can stamp and sign drawings for building permit submittal.
• May include certain structural work in-house or coordinate with outside engineers.
• Often have deeper experience with complex zoning, shoreline, and DPP issues.
• Typically charge more than basic drafting-only services, but include more responsibility.

Drafting Companies

• Many are sole proprietors working from home or shared workspaces.
• Tend to be less expensive than full-service architecture firms.
• Usually quote only the design and drafting work.
• Commonly require the owner to pay separately for an architect or structural engineer to stamp and sign drawings later.

The pricing model and final cost will depend on whether you choose a full-service architect, a drafting company, or a combination of both with outside engineers.

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The 4 Ways Architectural Design Fees Are Charged in Honolulu

In the residential design industry on Oʻahu, companies typically use one of four basic pricing models. Some may combine parts of these, but almost all fall into these categories.

1. Square-Foot Pricing (Rarely Used Today)

Some companies used to charge a fee based on the square footage of the project. Today, this method is rarely used in Honolulu.

Why? Because the Department of Planning & Permitting (DPP) now requires a greater number of detailed drawings for most projects. A small project can still require almost as many sheets as a larger project, so square-foot pricing doesn’t reflect the real workload anymore.

2. Per Sheet Pricing ($800–$1,000 per Sheet)

Per-sheet pricing is easier to understand. The company charges based on the number of drawing sheets required for your project.

Typical range in Honolulu:
$800 to $1,000 per sheet

This can include sheets such as:

• Site plan
• Floor plans
• Exterior elevations
• Building sections
• Roof plan
• Foundation plan
• Details and schedules

Because DPP standards require a robust set of drawings, the total number of sheets can add up quickly, even on smaller jobs.

3. Percentage of Construction Cost (5%–10%)

This is the most common model used by residential architects in Honolulu.

Typical range in Honolulu:
5% to 10% of the construction cost

Typical residential construction costs today are roughly:

$250 to $300 per square foot

As construction cost goes up, the percentage charged usually goes down. For small projects, the percentage is usually closer to 10%, because you still have to provide almost the same number of drawings as a larger project to meet DPP standards.

For larger projects, the percentage might fall closer to the 5%–7% range, depending on complexity and scope.

4. Flat Rate Pricing

A flat rate is based largely on the experience of the person providing the work and the expected complexity of the project. Some sole proprietors and drafting companies use this model.

Because every lot and home in Honolulu is different, flat-rate pricing still needs to consider:

• Number of drawings DPP will require
• Whether structural engineering is needed
• Whether surveys, soils reports, or planners will be involved
• How many rounds of revisions are expected

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Additional Fees You May See

Beyond the base design fee, there are many possible additional costs. Not every project will need all of these, but it is important to know what they are and why they might show up in your proposal.

To make this easier to read, we’ll group them into three categories:

• Group 1: Common Additional Fees (Most Projects)
• Group 2: Project-Specific Fees (Depending on Lot or Scope)
• Group 3: Special-Case Fees (Less Common, But Important)

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Group 1: Common Additional Fees (Most Projects)

Architectural and/or Structural Stamp and Signature

Drafting companies normally quote only the design fees. They then provide separate quotes from licensed architects and/or structural engineers to stamp and sign the drawings later.

Typical range:
$1,500 to $2,500 on top of design fees

If an owner hires a licensed architect and/or structural engineer directly, this stamp and signature fee is usually already included in the contract.

Erosion and Sediment Control (ESC) Plan and Inspection Fees

ESC plans and inspections are performed by a certified person with the City & County of Honolulu. These requirements are becoming more common as stormwater and erosion rules tighten.

Typical range:
$1,000 to $2,000

In some cases, this responsibility and fee can later be taken over by the general contractor the owner hires.

Structural Engineering Fees

Some licensed architects provide structural drawings themselves and include the cost in their architectural contract. Others work with outside structural engineers.

If a drafting company or architect utilizes an outside structural engineer, the fees typically range from:

$1,500 to over $7,000 depending on the project’s complexity.

Surveyor Fees

Surveyor fees are very common and vary depending on what is needed for the project.

Typical range:
$3,000 to over $10,000

Types of surveys include:

• ALTA survey – Confirms property pin locations.
• Topographic survey – Provides specific elevation points, existing house location, or a complete topography, especially if the property slopes more than 5 feet.
• Flood survey – Determines existing grade above sea level and the height of the first floor above existing grade so the house can be set properly to meet FEMA requirements.
• Certified shoreline – Required for properties on the shoreline to determine the starting point for the new 60-foot setback.
• Easement location surveys – Confirm the location of easements on the property.

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Group 2: Project-Specific Fees (Depending on Lot or Scope)

Civil Engineering Fees

Civil engineering fees are always separate from architectural fees and depend on the needs of the project. Civil engineers commonly provide services such as:

• Floodway permits
• New sewer laterals
• New septic systems

Typical range:
$3,000 to $5,000

Fire Sprinkler Design Fees

Fire sprinkler design fees are added if required during permitting by the Board of Water Supply and/or the Honolulu Fire Department.

Typical range:
$2,500 to $6,000

Geotechnical Engineer (Soils Report)

A geotechnical engineer may be required if a soils report is needed based on the location of the project and/or the soil conditions.

Typical starting cost:
Around $7,000

The benefit of having a soils report is that it gives the architect and/or structural engineer the information needed to design the correct foundation system for the home.

Mechanical and Electrical Engineering Fees

Mechanical and electrical engineering fees are rarely needed on typical residential projects.

They may be required if:

• The owner wants a 300 or 400 amp electrical service on the property.
• The owner wants a central air conditioning system installed on the property.

Trenching Permits

A trenching permit is required if the owner is performing work in the City & County of Honolulu right of way (for example, for utilities or certain types of site work).

The costs and requirements vary depending on the scope of work.

Various Zoning Adjustment Submittals

Some projects require zoning adjustments, which involve additional paperwork and submittals to the Planning Department.

Examples include:

• Surface encroachment
• Parking adjustments
• Street tree removals

The costs for these submittals vary depending on the nature of the adjustment and the complexity of the review.

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Group 3: Special-Case Fees (Less Common, But Important)

Planner Fees and Shoreline Management Assessment (SMA) Permits

Projects in certain coastal or sensitive areas may require a Shoreline Management Assessment (SMA) permit. Planners often help guide this process.

Typical planner fee range:
$15,000 to over $30,000

There are two main SMA permit types:

• SMA Minor – For projects with construction costs less than $500,000.
• SMA Major – For projects with construction costs over $500,000.

Each SMA permit type has its own timeframe and must be obtained before starting the building permit process. For these permits to move forward, the design drawings must already be completed and included in the submittal packages.

An owner could be looking at $80,000 to over $100,000 in fees to obtain an SMA permit before even applying for a building permit.

Archaeologist Fees

Archaeologist fees occur when a property is in an area determined as having historic significance by the State Historic Preservation Division (SHPD) or if the property itself has historic significance.

The fees depend on the level of study and monitoring required.

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How DPP Requirements Affect Design Cost

The Department of Planning & Permitting (DPP) has a large influence on the amount of design work required for any residential project in Honolulu.

Some key points:

• DPP requires a significant number of drawings and details, even for smaller projects.
• Most projects will receive at least one round of corrections that must be addressed.
• Designers often must coordinate responses with engineers, surveyors, or planners.

All of this translates into more hours spent, more coordination, and more documents. That is why the base design fee and the additional fees can feel high compared to other places—but they reflect the real workload needed to get a permit approved in Honolulu.

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Why “Cheap Plans” Often Cost More in the End

It can be tempting to chase the lowest price for drawings, especially in the early planning stage. But in Honolulu, “cheap plans” often lead to more problems later.

Poorly prepared or incomplete drawings can result in:

• More DPP corrections and delays
• Confusion during construction
• More change orders from the contractor
• Unexpected extra engineering fees
• Re-drawing and re-submittal costs

In many cases, owners end up paying more overall because the initial savings are lost to delays, corrections, and construction issues.

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How to Budget Smartly for a Honolulu Residential Project

Every project is unique, but here are some general ideas to help you budget.

Base Design Fees

Depending on size and complexity, architectural design fees for a typical residential project in Honolulu might fall in a range based on:

• Percentage of construction cost (5%–10%)
• Per sheet pricing ($800–$1,000 per sheet)
• Or a flat rate based on expected workload

Additional Professional Fees

On top of the base design fee, it is wise to plan for some of the additional costs discussed earlier, especially:

• Stamp and signature (if using a drafting company)
• ESC plan and inspections
• Structural engineering
• Surveys
• Civil engineering (if needed)
• Geotechnical report (for certain sites)

For many residential projects, design + engineering + surveys + typical fees can add up to tens of thousands of dollars. On special lots—especially shoreline or SMA areas—fees can be much higher due to planning, SMA, and other required studies.

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FAQ: Common Questions From Honolulu Homeowners

Do I need all of these extra fees on my project?

No. You only need the fees that are triggered by your property and your scope of work. A good architect can help you understand which ones apply to your situation.

Why don’t architects just publish a price list?

Because no two projects are the same in the City & County of Honolulu. Lot conditions, zoning, shoreline rules, home age, and permit requirements make a big difference in the amount of work required.

Are drafting companies always cheaper than architects?

Drafting companies may have lower design fees, but you will often need to add stamp and signature fees, plus structural engineering and other services. When everything is added up, the total cost can be closer to a full-service architect than it seems at first.

What is the biggest “surprise” cost for owners?

For coastal or shoreline areas, SMA and related planner fees can be a big surprise. For sloping lots or certain locations, geotechnical reports and extra structural engineering can add significant cost as well.

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Get an Instant Estimate for Your Honolulu Project

If you are planning a remodel, addition, ADU, or new home in the City & County of Honolulu, it helps to see some numbers tailored to your situation.

You can get a quick, ballpark architectural estimate based on your project type and size here:

Try the Instant Online Estimator

If you prefer to talk to a real person about your ideas and questions, you can also call:

📞 (808) 978-9028

We’re happy to answer your questions and help you understand the process, so you can move forward with your Honolulu project with more clarity and confidence.

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