You fall in love with the ocean views at Peʻahi Farms, then reality hits: bluff‑top, agricultural lots come with unique rules and risks. You want a smooth close and a clear path to build, not surprises after escrow. This guide gives you a practical, Maui‑ready due‑diligence pack so you can verify what matters, avoid delays, and protect your investment. Let’s dive in.
Why a tailored pack matters at Peʻahi Farms
Peʻahi Farms sits on coastal bluffs in an agricultural zone, so coastal permits, shoreline setbacks, and farm‑use rules all apply. Maui’s Special Management Area rules and shoreline standards were updated recently, so you should confirm any “pre‑approved” building envelope and conditions before you commit. You also need to assess sea‑level rise exposure, bluff stability, and flood mapping to understand long‑term risk. Cultural resources, water supply, utility capacity, and wildfire insurance can affect both timeline and cost.
- Learn about the Special Management Area process on the state’s Coastal Zone Management site: Hawaii SMA guidance.
- Check sea‑level rise and coastal hazard layers with the State’s viewer: Hawaii Sea Level Rise Viewer.
- Review zoning, permits, and tax basics with Maui County FAQs: Maui County FAQs.
What to include in your Peʻahi Farms due‑diligence pack
A) Property identity, title, and encumbrances
- Recorded deed and full legal description for the TMK, with Bureau of Conveyances document numbers. See where Hawaiʻi keeps official land records: Bureau of Conveyances overview.
- Preliminary title report or title commitment with all exceptions, easements, mortgages, and recorded CC&Rs. Get clear on what title insurance covers: Title terms explained.
- Recorded subdivision/plat map showing lot boundaries, roads, and any building envelopes. Confirm the recorded map matches the site.
- CC&Rs, bylaws, rules, budgets, reserve studies, board meeting minutes, and a current statement of assessments or fees.
- Any road maintenance agreements or private road easements describing who maintains Kai Huki Circle and how costs are shared.
B) Surveys, mapping, and boundary verification
- Recent certified boundary survey or ALTA/NSPS survey and a topographic map that shows the building envelope, contours, bluff edge, setbacks, utilities, and easements.
- Any recorded site plan or certificate of survey used to support building envelopes or SMA approvals.
C) Permits, entitlements, and development approvals
- Copy of the SMA application, assessments, approvals, and all conditions so you know the exact mitigation or monitoring requirements. Start with the state SMA overview: Hawaii SMA guidance.
- Shoreline setback assessment and any county‑recognized shoreline or erosion‑hazard mapping used to define the buildable area.
- All building, grading, and drainage permits plus any open code enforcement items. Use County resources for zoning and permit checks: Maui County FAQs.
- Onsite wastewater documents: septic permit, approvals, and any as‑built plan. Confirm system type and location.
- Electric service: Hawaiian Electric availability letter, transformer and circuit capacity, and any interconnection notes for solar and storage. See program details: Hawaiian Electric interconnection.
- Water supply: County meter status or private well documents, including permits, water quality tests, pump capacity, and any recorded easements or shared‑system agreements. For verification, contact Maui County agencies: Maui County FAQs.
D) Environmental, geotechnical, and hazard reports
- Phase I Environmental Site Assessment. If historic agriculture or chemicals are indicated, plan targeted soil or groundwater testing per state guidance: HDOH HEER guidance.
- Site‑specific geotechnical report addressing bluff stability, erosion, setbacks, and foundation recommendations for marine‑bluff conditions.
- FEMA flood zone status and lender insurance implications, plus sea‑level rise and erosion exposure screenshots: FEMA Hawaii and Sea Level Rise Viewer.
- Wildfire and vegetation risk assessment, including any defensible‑space requirements from insurers.
E) Cultural resources and special reviews
- State Historic Preservation Division records search for the TMK and any prior archaeological studies. If required, include an Archaeological Inventory Survey, monitoring plan, and SHPD determination letter. See SHPD process FAQs: SHPD guidance.
- Any conservation instruments, agricultural leaseholds, or public access easements recorded against the lot.
F) Financial, tax, insurance, and operating details
- Recent property tax statements, assessed value history, and any agricultural‑use dedication status or requirements: Maui County FAQs.
- Current insurance quotes for property, wildfire, and flood, including any conditions such as defensible space.
- Utility bills if available, HOA dues ledger, and projected road or common‑area costs.
G) Inter‑party agreements and key contacts
- Seller disclosure packet and any developer warranties for roads or shared systems, plus operating budgets and reserves if systems are shared.
- Contact list for HOA board or manager and the consultants who prepared the SMA file, geotech, survey, and environmental reports.
Common North Shore risks to verify early
- SMA and shoreline conditions can add cost and time. Confirm the exact building envelope, conditions, and monitoring in the official file: Hawaii SMA guidance.
- Water access and quality drive feasibility. Confirm County meter status or private‑well agreements, and test water for potability with current labs: Maui County FAQs.
- Bluff stability determines setbacks, foundation design, and insurability. Require a site‑specific geotechnical study.
- Cultural resources can trigger surveys and monitoring. Start SHPD consultation early: SHPD guidance.
- Legacy agricultural chemicals may require testing and mitigation. Follow state best practices: HDOH HEER guidance.
- Flood and sea‑level rise exposure can affect design and insurance. Verify both FEMA and state hazard layers: FEMA Hawaii and Sea Level Rise Viewer.
Who to contact and where to get documents
- Maui County Planning Department for SMA, shoreline, zoning, and permit history: Hawaii SMA guidance.
- Bureau of Conveyances for deeds, CC&Rs, and recorded maps: Land records overview.
- Maui County Real Property Tax and Department of Water Supply for assessments, agricultural dedication, and meter status: Maui County FAQs.
- Hawaiian Electric for service availability and interconnection requirements: HECO interconnection.
- State Historic Preservation Division for TMK searches and AIS guidance: SHPD guidance.
- Hawaiʻi Department of Health, HEER Office for environmental testing guidance: HEER guidance.
- Title company or Hawaiʻi real estate attorney for title review and contract contingencies: Title terms explained.
Smart contingencies and a simple timeline
Ask your attorney to tailor language, but include contingencies for: title review and insurance; CC&Rs and HOA financials; SMA and shoreline condition review; survey acceptance; Phase I ESA with the option to conduct Phase II; geotechnical report acceptance; water supply confirmation and water quality; SHPD determination or an agreed cultural plan; and insurance availability at reasonable rates.
Build time into escrow for agency reviews and specialist reports. SHPD’s initial consultation window is typically about 30 days, and technical studies like geotechnical work or Phase II testing can take weeks. Contact agencies early and run environmental, geotechnical, and water reviews in parallel when possible: SHPD process FAQs.
Ready to move forward?
A complete, well‑organized due‑diligence pack helps you close with confidence and build responsibly at Peʻahi Farms. If you want a local, systems‑driven team to coordinate documents, line up specialists, and keep the process on schedule, connect with Josh Jerman.
FAQs
What makes due diligence at Peʻahi Farms different?
- You are buying coastal, bluff‑top acreage in an agricultural zone, so SMA, shoreline setbacks, geotechnical stability, water source, and cultural reviews all play a bigger role than on typical residential lots.
Which permits come first for a Peʻahi Farms build?
- The SMA review and any shoreline setback assessment usually come before building and grading permits, so verify approvals and conditions with Maui County Planning: Hawaii SMA guidance.
How do you confirm water service for a Peʻahi Farms lot?
- Request a County meter status letter or private well documents, including permits and recent water quality tests, and verify details with Maui County departments: Maui County FAQs.
Do you need a geotechnical study on bluff‑top parcels?
- Yes. A site‑specific geotechnical report informs safe setbacks, foundation design, and long‑term stability for structures near the cliff edge.
What environmental tests are recommended on former agricultural land in Haʻikū?
- Start with a Phase I ESA; if indicated, conduct targeted soil or groundwater testing for legacy pesticides and related contaminants under state guidance: HDOH HEER guidance.
How long does SHPD cultural review usually take in Maui?
- Initial SHPD consultation is commonly around 30 days, but allow extra time if an Archaeological Inventory Survey or monitoring is required: SHPD guidance.
