Navigating New Codes and Permits with Janyce Myrland

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Interview Transcription

ADRIENNE:
Welcome back. And thanks for listening to the Team Lally real estate show home of the guaranteed sold program. We’ll buy it. I’m Adrienne, and I’m Attilio. And if you have any questions, just give us a call at 7999596. Or check us out online at Team lally.com.

ATTILIO:
You know, a lot of times you hear us on the show and we say hey, trust us, you should do business with us. Well, one of the things we do say is like, Hey, don’t take our word for it. Just

ADRIENNE:
check out our reviews. And we do have a review from Chris. And what Chris has to say is thank you Team Lally, for the great job. All you had done a very excellent performance and helping me and I can’t thank you enough for everything. Keep up the good work. And God bless you all, always. Now from Chris. Chris. Thank you, Chris, for the five stars for our team.

ATTILIO:
All right. So speaking of someone that provides a five star star level of service just like us who do we have Adrienne?

ADRIENNE:
So our guest today is the president and designer at Dream House Drafting. She’s originally from the East Coast and now a longtime resident of a Oahu. Actually, she’s over in Makakilo. She’s up the hill, graduate of New York City College of Technology and holds a degree in design and drafting technology.

ATTILIO:
Her local design projects have included numerous residential remodels and a number of brand new homes. She prides herself in her ability to translate the client’s wishes into construction documents and believes that each person’s should be each person’s home should be their castle. Please welcome back our guest, Janyce Myrland.

ADRIENNE:
Janyce, welcome back. Welcome back.

JANYCE:
Thank you. Yeah,

ADRIENNE:
yeah. So we’re excited. We’re always excited to have you on the show, you have the latest and greatest with a very complex thing that we hadn’t happening here on Oahu, which is building, building and permit permits,

ATTILIO:
permits, yes, permits.

ADRIENNE:
So speaking of which, there’s some, there’s some updates that you want to alert our listeners have?

ATTILIO:
Yeah, what’s what’s one of the updates you’d like to alert our listeners on regarding the applicable codes?

JANYCE:
Okay, so for a very long time, Honolulu County, and the other counties in the state have been having everyone designed to codes that were kind of older. Yes. So they have been promising for years that they were going to update to the latest ones available, but updates always seem to be more incremental. However, at this point, as of March of this year, we are on plumbing code 2021. March of this year, electrical code 2020. And as of August of last year, were energy code 28.

ATTILIO:
Yeah, so put that into context for people. So we will no longer be allowing you to use outhouses for plumbing. We’ve actually skipped past on for a while, you should hope that skills pass water closets, and we’ve actually fast forwarded to indoor plumbing. Yay.

JANYCE:
This does mean in a practical sense, is that if you own one of those older homes, single wall construction, which by the way hasn’t met code for ages. Yes, we’ve know that. If you do in addition, your addition is going to be a lot cooler than the existing house. Some of the practical things that come into play with the newer codes are I’ll just list them off not referencing what code they go with just so people can have an idea because hopefully it’ll help them to understand you know, some of the expenses that they may have to take on. So for quite a while now we have been required to insulate living spaces. So that’s walls if they are stud walls and also the roof cavity. In addition to that, for a couple of years now, we have been required if you have gas To cook with, if you have a fireplace, if you have an enclosed garage, you are required to have carbon monoxide detectors in addition to smoke detectors. Those are just a few of the things that you know, right off the top of the head come to play, the level of insulation in the roof, the R factor has been increased in recent years, as opposed to before, you know, it was not as high. But all of these are benefits to help keep the house down.

ADRIENNE:
And when you Yeah, when you increase that the installation is that helped with the energy with the electric bill and just you know, keeping the house be

JANYCE:
your AC won’t work as hard. If you have a fee, you may not need to use it if you live at higher elevation is frequently because the home will be cooler. And it makes a difference even in noise.

ATTILIO:
So what about the benefit neighbors with really loud and terrible karaoke?

ADRIENNE:
Probably helpful there to

JANYCE:
find out some of those thankfully.

ADRIENNE:
Okay, so Janyce, I know in previous shows, we’ve talked a lot about, like the permitting process. And, you know, that’s been, you know, a hot topic. In here, it’s just these promotions,

ATTILIO:
the big one for residential, how far behind like, if you apply for a permit, you got all your ducks in a row, and nothing gets kicked back.

ADRIENNE:
You know what, let’s let’s share a story a very personal story. And we’re not going to like mention the name, but it’s someone who’s very close to us, Janice is helping. And you know, just from hearing the whole from start to finish.

JANYCE:
We’re talking about Yeah. Nightmare to me, unfair

ADRIENNE:
to me. Like when, you know, she’s sharing these things. I’m like, Oh, it feels like we’re like in a communist country. Yeah, with the just the whole process and how long it’s taking and the uncertainty and the cost. It’s just been, you know, like, I mean, thank goodness, this family has the means to be able to to remedy it. But if you’re like paycheck to paycheck and barely scraping by, you could be in these notices of violations and just be piling up and it could just, you know, Snowball. Yeah.

JANYCE:
So what’s most unfortunate about the case that you’re referring to, is that the person who received the notice of violation did not make any alteration to their home or do the work. I’ve

ADRIENNE:
just bought the home that

JANYCE:
probably, yeah, they’re the current homeowner, neighbors, turned them in and gave the building sector all kinds of missing from well, who knows whether it’s misinformation or not. But in any case, there were allegations of an HGTV show having come and redone the entire interior of the house. It shows right on the notice of violation. In addition to that, the building inspector never went in the house. But when they came by, they noted that the driveway work, and I’m talking about not the city’s driveway, apron, or the city sidewalk, walk all the work that they were doing in their yard to make it nicer. Well, that didn’t require a permit. But he felt he couldn’t leave without doing something. So he left and went and compared Google Photos to, you know, you can do a slide bar and look at different years. And that’s how he found something to nail them on. Oh, now this kind of leads to and what he mailed them on, is like from 2009, someone made an alteration without a permit. And so that’s pretty much what I drew for them to take care of the notice of violations. But notice of violations is one of the things that I had on my list. So fees are now tripled. And the building inspectors are no longer dishing out these notices of violations. And if you create a permit application, they’re happy, or at least you’re doing something and they don’t bother you. Now they have deadlines by which fines must start. And they also have, you know, a requirement where they really need to be actively doing something about it. So not only are the building inspector There’s looking at Google Maps. From what I’ve read and heard lately. For people who thinking about doing short term rentals and other types of things, you’ll find that listings are being viewed by the very Yes, they are, and I and to be, is permitted when people come and they asked me for help on a property, I open up and Google the address first thing in COVID, and compare it with what I can see is supposed to be there. And lots of times before I even arrive, for my permit compliance inspection, I have a pretty good idea of what may be problem areas, and I’ve noticed them, and then I can go through the property and look through all of it. So I want

ADRIENNE:
to go and go back to the bag, I want to go back to the client that you’re helping and how long this has actually been taking. They had started this process in May of 2023. And they still haven’t heard back and there’s just been all this, you know?

JANYCE:
Yeah, yes, because I thought things were kind of unfair, I kind of said something. And supposedly, we were had a supervisor looking into it. But that person apparently handed the project off to someone else. We also had an inordinate problem with the wastewater department. Both Board of Water Supply and wastewater departments for the water supply more so when it comes to high rise buildings, but wastewater with everyone, they are asking us to draw the sewer lateral on to the plans. And you know, it’s not like we’re gonna go dig down six feet, and do landscaping and find it. So even though they’re asking for this, they kind of have an in house, idea and information, and it’s our kuleana to go, you know, researching and finding information. And if we don’t put it on correctly, then they take issue with it. So let

ADRIENNE:
me let me put this into perspective for our listeners. And what’s happened. Because of these delays and all the uncertainty. This person could not sell their home, they have to put a tenant in there. Because of the uncertainty it’s cost. Probably, you know, $100,000, with these uncertain fees with the building permit department could come in and like oh, well, you gotta do this, this, this and this on top of just the one thing that we’ve been before. So I

ATTILIO:
did we advise a seller, I did send an email and I advise the seller, I said, you there’s only one or two people that are going to buy this, they’re going to be interested in your home. One is a buyer with mental issues. Two is a tenant because it’s just going to rent it. Yeah. So

ADRIENNE:
so if this prevented them to be able to sell their home.

ATTILIO:
Yeah. So now is the third I’ve observed that

JANYCE:
sometimes people with issues and meet up with a quote unquote, cash buyer who’s going to lowball them

ADRIENNE:
are bleak. Maybe it could be one of those neighbors that reported them in their gunning for the house at a low price. It’s

ATTILIO:
the point being is that the permits and stuff can cause a lot of challenges. Shakes. Yes. And then it has a ripple effect through everything else that you want to do as a homeowner, whether it’s selling or renting

ADRIENNE:
or even refinancing or refinance. Yes. Yep.

JANYCE:
Well, remodeling where the unpermitted work that needed to be documented and updated and brought to code and permitted actually ended up tanking people’s budget for their planned remodel. Yeah. All into the permitting know that they’re that work existed. So quite the nightmare.

ATTILIO:
We spent $100,000 permitting anywhere. So

ADRIENNE:
we’re talking about like all these challenges. Now, like what could our listeners do to be proactive and avoid these kinds of situations, maybe when they’re looking at homes to buy or when they’re thinking about doing a remodel themselves? Well,

JANYCE:
for the last 11 and a half years, I have been offering a permit compliance inspection service that compares what’s on your lot and how your house is constructed to what the city’s record say, and we’ll identify any areas that the city inspector could say, you need a permit for this. We have no records of it. For Buyers. I would also cautioned them that because of the volume of unpermitted work and because of monster homes, being such a hot issue, that some new ordinances have come in which restricts the way designs are done and which, critically also limit what someone can do with their property. And you guys have in the past come to me and I have done research for you on behalf of buyer or yourselves in terms of what the limits are what one can do with a property and on a basic residential property tends to be a smaller lot. The monster home law really limits what a person can do, because it only takes 60% floor area ratio to trigger what are called Monster home. You know, requirements, there is a maximum that a person can have. But if you hit 60%, then all of a sudden, they want you to have like, a 11 foot, you know, set setbacks and how many people on smaller lots actually have 11 feet between their side yard property line, you know, and their house. You can’t really and then on some of these tiny lots, like I have, I don’t know how much time we have. But two quick anecdotal stories, I had somebody not be able to do what they needed to do to help move their parent in with their family in coplay. Because they there were restrictions by the HOA in terms of how you know what needed to be landscaped and not built on. And then we had this 60% floor area ratio thing. And when you looked at the house, the only possibility was to go up because of the practicals proximity of them to their property line and their neighbors. But then anytime you go up, stairs, take up room and you’re going to lose a room, so it just really wasn’t going to work.

ATTILIO:
And who’s gonna make grandma go up the stairs?

ADRIENNE:
I know. Yeah, that’s not really good. Yeah.

JANYCE:
And then more recently, I’m still waiting to hear back from the realtor for this other family. They purchased the home and just under 2 million, a smaller law in town. And they wanted to do certain alterations, including enclosing a lanai. But when I looked at the way the floor plans for the house, and the lot is miniscule, it’s not even 5000 square feet. And I did the numbers based on what the tax office says that house already is. They already exceed the 60% Oh, and there’s no space for them to have any 11 foot five, or eight, you know, depending on what it

ATTILIO:
saw us up with even if they wanted to do the right thing and apply for permits, they’re gonna decide this is gonna get triggered. Yeah, and no v will be triggered. Yeah, so

JANYCE:
we’re kind of on that one waiting to hear, you know, how far they want me to go with terms of approaching the city, in finding out is

ATTILIO:
like when you go visit a therapist, friend that’s got these big issues with, you know, bridges. So what advice would you give to my friend who has issues with bridges? So

ADRIENNE:
Janyce, I know we’re talking a lot about like remodels and add ons, but you also you know, help with new builds. And you know, what is the timeline someone should plan on because people call us like, oh, I want to build a home from ground up like I found this great lot. And you just need to be realistic. What are we what are we looking at what

ATTILIO:
is what is added into the timeline with waiting for permits, yes, just permits to build.

JANYCE:
So things have improved monstrously down. prescreen is no longer taking eight months to eat. Oh, so what I’m noticing is like this point, whereas before you were waiting to get out of pre screen for like eight months to nine months, maybe almost a year. Now pre screen is is happening a lot faster. And then from there. In most cases the permit is being issued right around the 12 month mark for me. That’s what I’m seeing.

ADRIENNE:
So you get the permit within one year mutual friends

JANYCE:
project on the other hand is has not worked out that way.

ADRIENNE:
Well, as long

ATTILIO:
as you do it right, you’ll get along in a year that’s a lot shorter before it was a year now it’s only 12 months

JANYCE:
we green baby Pre screened when you finish pre screen, that means okay now the basic proofreading of how you formatted your documents and what you gave us when we now like it enough, this is what the city is saying that will accept the plan review fee from you and we will pass it on to a real examiner, and also to the other departments that might apply like Board of Water Supply wastewater zoning, and whoever else may shoreline may have to view it. Even historic. So, prescreen was monumental, because so long as you’re in pre screen, yeah, really doing a real review. Lane really move anywhere. So now the whole thing is lately been like around the 12 month mark,

ADRIENNE:
just to get the permits and then to build is, you know,

ATTILIO:
when you call down there, and they put you on hold? Are they playing Jeopardy music by any chance?

JANYCE:
I don’t know. But I do know that calling down there seems to be a waste of time. Yeah. I personally used to have my favorite set of people to call if I had questions. But they have changed all the direct line numbers. I haven’t been successful in getting anybody’s new one.

ATTILIO:
So it’s easier getting the main office Taylor Swift concert tickets, then a hold of somebody down a DPP? Taylor Swift tickets is pretty tough. Yeah.

ADRIENNE:
But I would say that Janyce really understands the ins and outs of the building codes, the permitting process,

ATTILIO:
for aspirin for the big headache, trying to trying

ADRIENNE:
to figure it out, you save yourself a bunch of time and headache and give her a call. She will help you with all sorts of different projects. She’s such versatile in her her knowledge and skills.

ATTILIO:
Yes, I know. And people ask us all the time, what requires a permit? And I said, there it’s, it’s to the point where if you change your light switch, or your mind, you need a permit for that?

JANYCE:
are you advocating for those of us who don’t

ATTILIO:
know, it’s just just short of that changing the light switch or your mind you need a permit for that? And?

JANYCE:
Well, there’s been a lot of there’s been a few new bills that have been passed, they kind of have raised the value. But realistically speaking in today’s world with the cost of things, it really doesn’t, you know, do anything for you. But they have made some things that previously would have had to go through the whole review, with drawings, now able to go through what’s called the instant online process, right.

ADRIENNE:
So they’re streamlining some of

JANYCE: 
this, like, you follow this flowchart. And if you keep, if you can stay on the right track, then you can do an instant online permit. However, one should note that realistically speaking, there are things that can automatically throw you out of that too, such as being in the flood zones being in a high rise building. Also being in places that have like preservation designations and stuff like that,

ATTILIO: 
I heard one other category that slows things down. I’m trying to build a home on Oahu

ADRIENNE: 
unless, unless you have Janyce on your side, she knows she knows the shortcuts and how to get you know, get through and navigate quickly and not waste time. Yeah,

ATTILIO: 
so call Janyce. Thanks.

JANYCE: 
You know, you get bogged down like with certain things yes. And there’s just no way around. You have to work through the process and satisfy what is being demanded of you. But if you’d like a quick list of what you can do for an instant online permit, a person can get a charging station for their evey battery storage for an existing PV. PV systems with or without batteries also go through that need replacements and upgrades. See that can also be done but I had to send me a set of plans for somebody recently because they were in a flood zone or at least part of their property was What else solar hot water. And your split AC system. And also fence and fence wall combinations. Window Replacement. These are things that can now be done. Instant online permits.

ADRIENNE: 
That is, that is great news. I’m so happy to hear all right DPP

ATTILIO: 
getting an easy button. Yeah. So easy button on the on the website over there. And,

ADRIENNE: 
and Janyce, we are coming to the towards the end of our show. But we just want to thank you for coming in giving us these updates. And this is no problem. Yeah,

ATTILIO: 
that’s a good number for people to reach you at

JANYCE: 
208082067107 is the office number. They have the option to leave a message and I also have it set to forward to my mobile phone. Sometimes I’m out at the building department or measuring property. Gotcha.

ADRIENNE: 
And then of course, our listeners can always go to the experts we trust and just click on the Dream House Drafting tab. And you can find everything out there as

ATTILIO: 
a news you won’t have to apply for a permit to get a hold of Janice just call her on the phone. Yeah, she’ll answer. Yes. Really stand up like what she answered the phone.

ADRIENNE: 
Thank you. Janyce, thank you so much for being on the show, giving us the updates.

JANYCE: 
Thank you so much for inviting me.

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