Lower-level units
The space under the living floor, on a lot that slopes
Many Oahu houses are built up a hillside, with the living floor above a carport or storage room. That space can become a home, if it has the headroom, stays dry and has a second way out.
Not included unless the scope says so: retaining walls beyond the work area, drainage on neighboring land and furniture.
What a lower-level unit includes
Headroom checked before anything is drawn
Walls, floor and ceiling made for humid, salt-air weather
A bath, kitchenette and entry of its own
A stair or path that works for the people who will use it
Ventilation and a second way out where a bedroom needs one
What changes the cost
What decides the price of a lower level
These units are cheaper than a new building when the space is good, and costlier than they look when it isn't.
Headroom
A low ceiling can't be fixed cheaply. We measure before we talk about the rest.
Moisture
Ground-level walls and floors need a plan for water: drainage, a vapor barrier and materials that don't rot.
Structure above
Opening a wall under a living floor means checking what that wall carries.
Stairs and access
A path that works for an older person may mean a ramp or a landing on a steep lot.
Sewer height
A bath below the street may need a pump to reach the sewer or wastewater system.
What ships
Windows, doors and cabinets carry lead times and are ordered from the plans.
We print no figures here. The written estimate lists each of these for your lot.
How it goes
A sample lower-level build, after the permit
Interior work with some structure, so shorter than a detached unit.
- 01Weeks 1 to 3
Step 1: Structure and drainage
Any beams, new openings and drainage work done first.
- 02Weeks 3 to 6
Step 2: Windows, doors and the entry
New windows and the unit's own door set and flashed.
- 03Weeks 6 to 10
Step 3: Rough work and inspections
Plumbing, electric and ventilation roughed in and inspected.
- 04Weeks 10 to 16
Step 4: Finish and final
Insulation, walls, floor, cabinets and paint, then the final inspection.
Sample content.
Permits and rules
What the city and the house decide
We check these at the lot visit, before drawings.
Habitable height
A room that people live in has a minimum ceiling height. A space under it doesn't count until it meets it.
A second way out
A bedroom needs a window or door that opens to the outside and is big enough to use.
Unpermitted space
Some lower levels were finished years ago without a permit. We tell you what that means before you buy drawings.
Questions
Questions about lower-level units
My lower level is already finished. Do I still need a permit?
If it is to be a separate unit, yes. A space finished without a permit has to be looked at before it can be approved. We tell you what we find at the lot visit.
Is it damp down there?
We check, with a moisture meter and a look at the drainage, before we draw anything. We say plainly if the space isn't worth converting.
Can an older relative manage the stairs?
That's a drawing question. Sometimes a ramp from the driveway, a landing and a rail solve it. Sometimes another option fits the person better.
What if the lot is steep?
Steep lots often have the best lower levels and the hardest access. We look at how a truck and a crew reach the work.
Look at what's under your house
Text a photo of the space and tell us the ceiling height if you know it.