Thinking about repainting, adding a lanai, or installing solar on your Ewa by Gentry home? Before you book a contractor, you need to know how the HOA’s design approvals work. A little planning now can save you from fines, delays, or redoing work later. In this guide, you’ll get a clear step-by-step process, realistic timelines, and resale tips tailored to Ewa by Gentry and Honolulu County. Let’s dive in.
What HOA approval covers in Ewa by Gentry
Your community’s rules for exterior changes live in several documents. The CC&Rs set the broad restrictions, while Design Guidelines or Architectural Standards explain what materials, colors, and placements are allowed. The association also uses an ARC or ACC application form that details submittal requirements, fees, and timelines.
In short, any visible exterior change usually needs written approval before work starts. This can include paint, fences, walls, lanais, decks, hardscape, solar, AC equipment, landscaping, and window or door replacements. Even small updates can be regulated if they change the look from the street.
Keep in mind that City and County of Honolulu permits are separate from HOA approval. Some projects need both. Always check with Honolulu’s Department of Planning and Permitting to confirm if your plan needs a building permit.
Who reviews and how decisions are made
Most communities use an Architectural Review Committee or Architectural Control Committee to evaluate applications. The committee checks your plan against the Design Guidelines and CC&Rs. The community’s management team often handles intake, confirms your packet is complete, and sends it to the committee. The Board of Directors may handle appeals or certain complex cases.
You are responsible for submitting a complete application and getting any required city permits. The HOA review does not replace municipal requirements.
The step-by-step approval process
Step 1: Read the rules first
Start with your CC&Rs and Design Guidelines. Look up standards for colors, materials, height limits, setbacks, screening, and visibility from the street. Check if your project is considered minor or major, and whether it needs notice or full approval.
Step 2: Prepare a complete packet
Gather what the ARC typically requires:
- Completed ARC or ACC application form
- Site or plot plan to scale showing property lines and the proposed work
- Elevation drawings or photos to show visibility from public areas
- Manufacturer spec sheets, color chips, and material samples
- Contractor details, license, and insurance if required
- Photos of current conditions and nearby homes for context
For larger projects, request a quick pre-submittal chat with management or the ARC chair. This early review can catch conflicts and save you time.
Step 3: Submit your application
Turn in the full packet by the method your association requires. Some accept email or a portal. Others need paper copies delivered in person or by certified mail. Pay any listed application fee and save the receipt.
Step 4: Completeness check
Management usually confirms if your packet is complete. If something is missing, they will ask for it before the committee can review. Incomplete applications are the most common cause of delays.
Step 5: ARC/ACC review
The committee evaluates your plan for compliance. They look at materials, color, placement, setbacks, and visibility. They may consider neighbor impacts like noise, shading, or views. If needed, they will ask for more information.
Most HOAs aim to act within 14 to 45 calendar days after receiving a complete submission. Some specify a fixed number of days. Check Ewa by Gentry’s current procedures for exact timing and any meeting schedules.
Step 6: Written decision
You will receive a written approval, conditional approval, request for more information, or denial. Approval letters typically include conditions and an expiration date. Many require you to start within a certain number of months and submit completion photos or final permit documents.
If you receive a denial, the letter should list reasons and explain whether an appeal is available.
Step 7: City permits are separate
Some projects require a Honolulu building permit or other DPP approvals. This includes structural changes, additions, roofing, substantial walls or fences, major electrical or plumbing work, solar PV, and grading or retaining walls. HOA approval does not replace city permits.
Step 8: Start work only after approvals
Do not begin work until you have all required HOA approvals and any needed city permits in hand. Starting early can lead to stop-work directives, fines, or having to remove or replace work at your expense. Make sure your contractors follow community rules for work hours, parking, and cleanup.
Step 9: Close out the project
When the work is done, submit any required completion items. This can include as-built photos, contractor completion forms, and final permit documents. Keep copies for your records and for resale.
Common projects and what to expect
Paint and exterior color
- HOA will check approved color palettes, trim details, and consistency with the community look.
- Samples or on-site test panels may be required.
- Neutral, ARC-approved colors tend to help with resale.
Fences, gates, and walls
- Expect rules on height, materials, and setbacks from lot lines.
- Many areas require permits for taller fences and all retaining walls. Engineering may be needed.
- Confirm property lines before building to avoid disputes.
Lanais, decks, and hardscape
- The HOA will look at visibility from the street, materials, screening, and drainage.
- Structural decks and attached roofs usually need permits and engineered plans.
Solar PV and solar water heating
- The ARC typically reviews placement, visibility, panel angle, conduit routing, and roof penetrations.
- Honolulu permits and licensed contractors are required for solar installations.
- State policy supports solar adoption, but you still must follow reasonable design rules.
Air-conditioning condensers and mechanical equipment
- Placement, screening, and noise are common concerns. Side or rear yards are often preferred.
- Electrical work may require permits.
Landscaping and tree removal
- Look for approved plant lists, irrigation standards, and guidance on turf versus drought-tolerant choices.
- Some trees, especially street trees or large specimens, may require permits to remove.
Satellite dishes and antennas
- Placement should minimize street visibility while maintaining signal. Federal rules limit unreasonable restrictions.
- Electrical safety and clean routing of wires still matter.
Windows and doors
- Style, frame color, and grille patterns should match community standards.
- Some window changes or egress updates need city permits.
Avoid violations and delays
Common issues are easy to prevent if you plan ahead.
- Beginning work before approval. This can trigger stop-work orders, fines, or forced removal. Wait for written HOA approval and required permits.
- Incomplete submissions. Missing plans, samples, or contractor credentials cause delays. Use the association checklist.
- Misjudging what is “minor.” Many visible changes still need approval. When in doubt, ask management in writing and save the response.
- Skipping neighbor notice. If your guidelines require notifications or signatures, collect them before you submit.
- Changing plans mid-build. Field changes without amended approval often lead to violations. Get revised approval first.
- Contractor rule violations. Make sure your contract requires compliance with community rules for hours, parking, and cleanup.
- Missing final inspections. Close out city permits and turn in final approvals. Missing documentation is a recurring problem at resale.
Timeline and planning tips
For routine projects, plan for about 2 to 6 weeks for HOA review after a complete submission. Complex projects or appeals can take longer. City permit timelines vary. Simple electrical or plumbing permits might take days to weeks. Structural projects and plan reviews can take several weeks to months, depending on workload and whether engineering is required.
Consider submitting to the HOA and Honolulu DPP at the same time to run approvals in parallel. Build buffer time into contracts and avoid hard start dates until approvals are in hand.
Why approvals matter for resale
Documented, compliant improvements help you sell with confidence. Buyers and lenders often ask for evidence that exterior changes followed HOA rules and city permit requirements. During escrow, the association’s estoppel certificate can disclose violations or unpaid fees. Unpermitted or unapproved work can slow a closing or lead to lower offers.
Approved upgrades that fit the neighborhood style usually support value. Neutral paint colors, quality lanai additions, and well-planned landscaping tend to have broad buyer appeal. Overly unique designs can limit your buyer pool.
Quick owner checklist
Before you submit:
- Read the CC&Rs and Design Guidelines for your Ewa by Gentry neighborhood.
- Get the current ARC/ACC form from the association or management.
- Prepare a scaled site plan, elevations or photos, material and color samples, and product specs.
- Include contractor license and insurance documents if required.
- Verify neighbor notification or signatures if applicable.
- Confirm fees and your association’s accepted submission method.
- Ask about the ARC meeting schedule and review timelines.
During the project:
- Confirm city permit requirements and apply early if needed.
- Keep approvals handy. Store digital copies and paper backups.
- Follow rules for work hours, parking, and debris.
- If something must change, request an amended approval before proceeding.
At completion and resale:
- Submit required completion photos and permit finals to the association.
- Keep all approvals and permits in one file for escrow.
- Resolve any violations or fines early to avoid delays.
Final thoughts
The fastest path to a yes is a complete, compliant application that shows how your project fits the community standards. Respect the sequence, confirm city permits, and keep clean records. You will avoid stress now and protect your resale later.
If you want help prioritizing improvements with strong buyer appeal or timing upgrades around a sale, let’s talk. Schedule a Consultation with Unknown Company.
FAQs
Do I need HOA approval to paint my Ewa by Gentry home?
- Most exterior color changes require prior written approval and must follow the community’s approved palettes and trim standards. Always submit before painting.
Can I start construction after submitting my Ewa by Gentry ARC application?
- No. Wait for written HOA approval and any required Honolulu permits. Starting early can lead to stop-work orders, fines, or forced removal.
How long does Ewa by Gentry’s ARC review typically take?
- Many HOAs act within 14 to 45 days after a complete submission. Check your association’s current procedures and meeting schedule for exact timing.
Do I still need a Honolulu building permit if the HOA approves my project?
- Possibly. HOA approval is separate from city permits. Additions, structural work, roofing, solar PV, substantial fences or walls, and major electrical or plumbing changes often require permits.
What should I include in an Ewa by Gentry ARC application packet?
- A completed form, scaled site plan, elevations or photos, material and color samples, manufacturer specs, contractor license and insurance if required, and photos of current conditions.
How do HOA approvals affect resale in Ewa by Gentry?
- Buyers, lenders, and title often ask for proof that exterior work was approved and permitted. Clean documentation helps avoid escrow delays and protects your sale price.
Are solar panels allowed on Ewa by Gentry homes?
- Solar is generally supported by state policy, but you must follow the community’s design rules for placement, visibility, and routing. Honolulu permits and licensed contractors are required.
