Hawaii County's New Vacation Rental Rules

Under Hawaii County Ordinance 25-50, a Transient Vacation Rental generally includes a dwelling, unit, room, apartment, suite or similar accommodation that is rented, or offered for rent, for less than 180 consecutive days for compensation. That 180-day threshold is important.

Many property owners associate "short-term rental" with nightly, weekly or sub-30-day rentals. Under the new definition, a 30-, 60- or even 90-day rental may still fall within the TVR framework.

The new system also distinguishes between hosted and un-hosted TVRs. A hosted TVR generally involves a property where the host's principal home is located on the property and the host resides there while guests are staying, where an un-hosted TVR is one where the host does not reside on the property during the rental. Both are brought within the County's broader TVR regulatory structure.

Not quite yet. Hawaii County's existing Short-Term Vacation Rental regulations remain important today, and Ordinance 25-50, which has already been enacted, establishes the new TVR registration framework.

But another piece of legislation, Bill 147, proposes much broader changes to Hawaii County's zoning code. Among other things, it would replace existing provisions governing STVRs and bed-and-breakfast operations with a broader zoning framework for TVRs. As of August 21, 2026, Bill 147 is still pending.

That's why owners should be careful when they hear that "STVR is becoming TVR." The transition involves much more than simply changing the name on a permit.

This has been a moving target, and understandably a source of confusion for owners. The implementation date has already been pushed back more than once.

As of August 21, 2026, the current TVR registration date is September 1, 2026. Whether that date ultimately sticks remains to be seen as the County continues working through implementation and related legislation. For that reason, owners should pay attention to current Hawaii County information rather than relying on a registration date they may have heard several months ago.

This may be the single most important distinction for property owners. Registering a property as a TVR does not automatically give the property the legal right to operate as a vacation rental.

Zoning, land-use approvals, existing STVR registrations, Nonconforming Use Certificates, permits and other requirements can still determine whether a particular property may legally operate. In other words, registration and land-use authorization are two different questions.

Owners who have avoided traditional short-term rentals by requiring 30-, 60- or 90-day minimum stays should pay particular attention here. The new County definition generally looks at rentals of less than 180 consecutive days, which dramatically expands the type of rental activity that may fall within the County's framework.

For properties with vacation-rental income, rental rights can be a significant component of marketability and value. That's why simply advertising a property as a "successful vacation rental" isn't enough: before marketing a property based upon its rental potential, sellers and their real estate brokers should understand its actual legal status, applicable zoning, existing STVR registration or NUC, tax compliance and the requirements that may apply following a transfer of ownership.

Buyers should also be careful about assuming that because the current owner operates a vacation rental, they will automatically be able to do the same thing after closing. Before purchasing a property based upon projected vacation-rental income, determine:

• Is the existing rental operation legal, and what zoning applies?
• Is there an STVR registration or Nonconforming Use Certificate?
• What TVR registration will be required, and are existing approvals transferable to a new owner?
• Are there condominium or community restrictions in addition to County regulations?
• Are the applicable GET, TAT and Hawaii County TAT requirements current?

"Currently operating as a vacation rental" and "legally available for me to operate as a vacation rental after closing" are not necessarily the same thing.

The important thing to remember is that we are in the middle of the transition, not at the end of it. As of August 21, 2026, Ordinance 25-50 is law, Bill 147 is still pending, and the current TVR registration date is September 1, 2026, although that date has previously been moved and could change again.

For Big Island property owners, this isn't just another regulatory acronym to learn. Vacation-rental eligibility can affect income potential, marketability and ultimately property value. If you're considering selling a vacation-rental property, or buying one because of its rental potential, the safest approach is simple: don't assume, verify.