Heard someone say a property is “CPR’d” on Maui and wondered what that means? You are not alone. CPR can be a smart way to create separate ownership interests from a larger parcel, but it also adds layers of rules, shared responsibilities, and due diligence. In this guide, you will learn what CPR is, how it works in Maui County, what it does and does not guarantee, and how to protect your goals whether you are buying or selling. Let’s dive in.
What CPR means in Maui real estate
A Condominium Property Regime, or CPR, is a legal structure that turns a single property into multiple separately ownable “units” using Hawaii’s condominium laws. Each unit can be owned, sold, and financed on its own, while owners share responsibility for common elements like private roads, utility easements, or drainage.
In simple terms, a CPR is not a traditional subdivision. It is a recording and governance framework that splits ownership while keeping shared pieces in common under recorded documents.
Why CPRs are used in Hawaii
In Hawaii, CPRs are often used when a full county subdivision is not practical. They can help split rural or agricultural parcels into fee simple interests while creating shared access and infrastructure. This approach can save time and cost compared with a traditional subdivision, yet it still requires careful planning and documentation.
Core CPR documents
When a property is CPR’d, you should expect to see:
- A recorded condo or CPR map or plan prepared by a licensed surveyor or engineer.
- A Declaration or Regime document outlining unit boundaries, common elements, voting entitlements, and maintenance rules.
- Any easements, covenants, conditions and restrictions, bylaws, and maintenance agreements tied to the property.
How CPR is created on Maui
A licensed land surveyor or engineer prepares the CPR map. A title company or real estate attorney typically records the declaration and related instruments with the proper Hawaii recording system. Properties in Hawaii can be recorded in the Bureau of Conveyances or the Land Court. Procedures and document formats can differ between those systems, so you want a title company and an attorney who handle CPRs regularly.
Recording vs. county approvals
A recorded CPR creates separate legal ownership interests, but county approvals are a separate track. Maui County controls building permits, water meter allocation, septic and wastewater requirements, and road standards. Recordation alone does not guarantee that you will get a building permit, a water meter, or county-accepted roads.
Taxes and TMKs
CPRs can affect tax assessments and how Tax Map Keys (TMKs) are assigned. In some cases each CPR unit may have separate tax treatment. Because treatment can vary, you should confirm unit identification and tax status with the Maui County Real Property Assessment Division.
Governance and ongoing obligations
Even small CPRs create shared responsibilities. The declaration and any bylaws usually explain who maintains private roads, drainage features, or shared water systems, how costs are allocated, and how voting works. You should read these carefully before you make an offer.
What CPR does and does not guarantee
A CPR creates separate ownership interests. It does not replace land use rules or county requirements.
What a CPR can provide:
- Separate fee simple ownership for each unit.
- Defined unit boundaries and shared common elements.
- A framework for governance and cost sharing.
What a CPR does not guarantee:
- Buildability. Zoning, minimum lot size, frontage, and other rules still apply.
- Utilities. Water meters, septic approvals, and electrical service must be verified.
- Road acceptance. Private roads may not meet county standards and can affect permits and insurance.
- Financing. Some lenders limit loans on CPR lots or require larger down payments.
Buildability, permits, and utilities
Before you assume you can build, confirm the essentials.
- Zoning and minimums. Check if the unit’s zoning and any minimum lot size or frontage requirements allow your intended use.
- County acceptance. Ask whether the County recognizes the CPR for permit purposes and what standards apply.
- Water. Confirm if a county water meter or private well serves the unit, and whether there is an existing water commitment or meter for your unit.
- Wastewater. For many areas, onsite systems are required. Get clarity on percolation requirements and septic or wastewater permits.
- Access and fire standards. Verify legal access easements, emergency vehicle access, and whether road design meets county standards that may affect permits and insurance.
Access, easements, and road maintenance
CPR properties often share private roads and driveways. You want written clarity on:
- Recorded access easements for each unit.
- Who pays for road and utility maintenance, how the work is managed, and how costs are allocated.
- Whether the road meets standards that impact permits, emergency access, and insurability.
Title and conveyancing details
Each CPR unit should be clearly described in the recorded CPR instruments. A title report or commitment from a reputable title company is essential. You want to confirm boundaries and entitlements, and check for any unresolved easements, liens, or encumbrances that could affect marketability.
If the property is recorded in Land Court rather than the Bureau of Conveyances, procedures will differ. Your title company and a real estate attorney can advise on the specifics for your transaction.
Financing and insurance
Financing can be more complex with CPR lots. Some lenders view CPR units as higher risk. Policies vary by lender and by loan type, including conventional, VA, and FHA.
- Get lender pre-approval early and confirm the lender’s stance on CPR units.
- Ask about down payment requirements and any CPR-specific underwriting conditions.
- Confirm insurability of any improvements and liability coverage for private roads or shared areas with an insurance professional.
Property taxes and shared fees
CPR status may change how the county assesses your property. Confirm with Maui County whether each unit will be billed separately and how your unit will be identified and taxed. Also review any association or maintenance fees required by the regime. If funding or procedures are unclear, you could face special assessments later.
Resale and disclosures
CPR units are common on Maui, especially in rural areas. They can be good investments when you have clear title, buildability, water, access, and sensible ongoing costs. Marketability can suffer when any of those pieces are uncertain. As a seller, you should disclose all recorded documents, any county correspondence, and known issues. As a buyer, you should request and review them during your due diligence period.
Buyer due diligence checklist
Use this checklist before you write an offer on a CPR unit:
- Recorded CPR map and Declaration or Regime, plus any amendments.
- CC&Rs, bylaws, and any road or common-area maintenance agreements.
- Current title report or commitment, including easements and encumbrances.
- Zoning confirmation and any county correspondence on permits or CPR acceptance.
- Water meter or commitment status, or private well documentation.
- Septic or wastewater requirements and any permits or approvals.
- Road status, including whether it is public or private, and maintenance obligations.
- Current tax bill information and TMK details for the unit.
- Any homeowners association financial statements if a formal association exists.
- Conversations with lenders and insurance agents who handle CPR units.
People and professionals to contact:
- Maui County Planning Department for zoning and permitting guidance.
- Maui County Department of Public Works for road standards and acceptance.
- Maui County Department of Water Supply for meter availability and commitments.
- Maui County Department of Environmental Management or Health for wastewater and septic.
- Maui County Real Property Assessment Division for tax assessment and TMK questions.
- A licensed Hawaii land surveyor or civil engineer to interpret the CPR map.
- A title company and a real estate attorney experienced with Maui CPRs.
- Local mortgage brokers or banks to confirm loan options for CPR units.
- Local insurance agents to review insurability and liability coverage for common areas.
Common Maui CPR scenarios
You will often see CPRs in these situations:
- Rural land splits that create several fee simple interests when a full subdivision is not feasible.
- Family land planning that creates separate ownership units while keeping shared access or irrigation systems.
- Small residential enclaves that rely on private roads and shared infrastructure.
Red flags to watch
Proceed carefully if you see any of the following:
- No recorded access easement or unclear road access.
- No water meter commitment or uncertainty about county water service.
- CPR recorded but the County has not accepted roads or will not issue permits.
- Title exceptions, liens, or unclear unit descriptions on the CPR map.
- Declarations without clear funding or governance for road or system maintenance.
- Lender refusal or substantial restrictions for financing CPR units.
- Unit size, zoning, or frontage limitations that block your intended use.
Seller action steps
If you plan to sell a CPR unit, you can set the stage for a smooth deal:
- Assemble recorded documents, including the CPR map, Declaration or Regime, bylaws, CC&Rs, and maintenance agreements.
- Gather county correspondence related to permits, water meters, or road status.
- Order a preliminary title report to surface issues early.
- Provide current tax bill and TMK details.
- If there is an association, share recent financials and any known special assessments.
Who to call on Maui
Start with these local contacts for project-specific answers:
- Maui County Planning Department
- Maui County Department of Public Works
- Maui County Department of Water Supply
- Maui County Department of Environmental Management or Health
- Maui County Real Property Assessment Division
- Licensed Hawaii land surveyors and civil engineers
- Title companies and real estate attorneys with CPR experience
- Local mortgage lenders and insurance agents
Maui’s CPR framework can be a smart path to ownership, but success depends on clear title, water and wastewater solutions, verified access, and lender support. If you want help evaluating a specific property or preparing a unit for market, we are here as a discreet, knowledgeable resource. Connect with Luxum Group Brokered by eXp Realty for a private consultation tailored to your goals.
FAQs
What is a CPR in Maui real estate?
- A Condominium Property Regime creates multiple separately owned units from one property, with shared common elements governed by recorded documents.
Does a CPR lot automatically allow building on Maui?
- No. Zoning, water availability, wastewater approvals, and road standards still control whether you can get permits to build.
How do financing options work for CPR units in Maui?
- Some lenders finance CPR units, while others limit or decline them. Get CPR-specific pre-approval early to avoid surprises.
Who maintains private roads in a Maui CPR?
- Maintenance responsibilities and cost sharing are set in the recorded Declaration, bylaws, or a separate maintenance agreement.
How are property taxes handled for Maui CPR units?
- Treatment can vary. Confirm TMK assignment and tax billing for your unit with Maui County’s Real Property Assessment Division.
What documents should I review before buying a CPR unit?
- The CPR map and Declaration, CC&Rs, bylaws, maintenance agreements, a title report, water and wastewater information, road status, tax bills, and any county correspondence.
