(As I said, I am a 2018 lava refugee.  I am thinking of moving out of lava zone 1.)

What is it like living in Fern Acres?  

What is the climate like?  Wind, rain, general comfort?  (I like coquis music, BTW.)

How safe is it, really?  Property crimes vs violent crime?

How hard, expensive is it to get groceries (other than driving to Keanu)?  Does anybody deliver?

Phones, radio, TV, internet?  Are they really available everywhere there, good quality signal, affordable?

What can you grow there? Avocados and Papayas? Orchids?

Thanks,
 Ccat

There is an older thread talking about cost of drafting services and architect stamp cost, but it is about 10 years old.

So wondering if anyone has some up to date cost.

for example, if you brought in some sketches or CAD drawings of what you want, what would the cost be to come up with a set of drawings ready to be submitted to the Building Dept. 
and what is the cost for an architect stamps on them?

Is Smelker the only one that will stamp plans that he did not draw?

In the Puna rainforest, how long do galvanized metal (corrugated) roofing panels last?

I notice that most ag land work is done by bulldozers with tracs.   

Would a standard wheeled tractor  (used on the mainland for discing, plowing, pto, etc on normal sandy dirt) be realistically useful in puna?

In this weeks’ episode, Last Week Tonight on HBO Max focused on Hawaii.  How rich outsiders are influencing the islands.  Not a new occurrence, but he takes a look at the recent influx of land barons, Zuckerberg, Oprah, Ellison, etc.
https://www.theguardian.com/tv-and-radio...ight-recap?

I planning on building a house on a lot I own that is already  developed with a little cabin on it ( that is permited)

I debating the idea to build without getting permits to save time and money. vs going the permit route.

Mostly it is a time issue, since I hear it currently takes about 9 months to get plans approved once submitted.
then there also there seems to be a hard time getting contractors lined up or to even show up for the other stuff.

For example, you could have your slab ready to pour pretty quicky,( on my garage the guys had the forms, gravel and rebar done in 3 days)  but for a house you have to wait for the elctrical and plumbing to be installed and inspected before you can get the slab inpsection and poured
my concrete guy said he is always waiting to pour becasue he has to wait for that stuff to be done.  He actually did my entire slab job in 2 weeks between waiting for other job inspections to get done.  Would have been 1 week, but we had to wait to get a concrete truck...

I would build the house to code. So I'm thinkning the only real issue would be if somehow the county found out I have a house on the property that is unpermited... Anyone know what the fines or penalties are for that?

It has been said in hushed tones that The Lava Shack has sold and that the purchasers intend to head in a more Whiskey & Wine Bar direction.  I hope they keep the pool tables.  This could just be fake news, so at this point, take it with a grain of margarita salt.  Heard anything?

Japan earthquake: Authorities issue MEGAQUAKE warning for the first time ever after tremors earlier in the same area 'one of the world's deadliest earthquakes' hit nearly 80 years ago

Japan has issued its first ever megaquake warning following tremors earlier today in the same area 'one of the world's deadliest earthquakes' hit almost 80 years ago. 

Aloha all, 

My wife and I are finally moving to Puna.  
We are building a small, permitted, package home, off-grid, near Pahoa.   
(16'x32', two story house, with shed roof and a covered lanai, on slab.  
We are also building a small Shed on skids.) 
Argus Building Supply is providing the plans, materials, drafting and permitting. 
We just got the preliminary plans; final plans will be submitted soon. 

We are going owner-builder, so we are not using a General Contractor.

We are looking for recommendations for a Builder who lives and works in Puna. 
Ideally, someone who specialized in helping owner-builders, 
who is experienced with permitted, off-grid construction, and 
who can help us find reliable subs and contractors  (excavation, septic, concrete, framing, plumbing, electrical, finish, etc). 

Our start date for construction is January or February, 2025.  The land is currently raw.  

Any recommendations you can think of would be greatly appreciated. 

Mahalos.

PS: I have lurked on PunaWeb for a several years.  Our project / design / plan is better for it.

Includes name calling, profanity addressed to other users, doxxing, etc.  The bicker board hasnʻt worked, nor the bump thread, so letʻs try this.  Instead of the same people insulting each other every day on so many different threads, just do it here and let the other threads stay on topic, ok?