I am writing to express my unwavering support for mandatory rent stabilization measures here in Maui County. As a resident of Maui County, I believe that rent stabilization is not only essential but absolutely necessary in order for families to continue living here & be able to afford to live here, sufficiently, now and forever. Maui needs it. Maui is the most expensive island in all of the state. Enough is enough. Families here have been through too much anyone should have to bare and so rent stabilization would help families, like mine, find the safe space to endure in this community.
My name is Clara and I have been a Maui County resident for all of my 34 years of life. I am a 5th generation resident with my 6th generation children. I have witnessed the challenges that rent instability ensues and I worry like others about how we can approach a better outcome for all of Maui. Will it be possible to stay home? It seems slim to almost impossible. Current rates for rent are outrageous and continually increases with inoppurtunistic realism. Something needs to give. I am voicing my support towards rent stabilization as a necessary and vital step towards a positive outcome for myself and for all.
Since the wildfires last year, rents have more than tripled like many of us already know. When will it be time to draw a fine line? I feel a choke hold every time I pay my rent because most of my income goes solely to this. I have seen and heard many stories of families moving away all my life but hear it roaring the loudest now. Rent stabilization will only get better if we can find a resolution for all in the community. How? By starting here with you in solidarity. Rent stabilization will ensure that families, like mine, can remain on Maui in Maui County for generations to come. It will also preserve the social fabric and diversity of the community we all love.
While some oppose this topic of rent stabilization heavily, evidence has shown that well-designed policies can protect both parties to be beneficial without stifling development and personal gain. Both parties can win. Let’s all try our hardest to boost the livelihood of all!
In conclusion, I urge you to support rent stabilization for the sake of the community. Mahalo nui loa for your time and attention to this critical matter.
Aloha Maui County Council Housing & Land Use Committee,
My name is Jake Francis, and I was born and raised in Lahaina. My family’s home burned down in the Lahaina fire. Thankfully, my parents had homeowner’s insurance, and we’ve been able to find temporary housing on the West Side. However, I want to highlight the ongoing challenges families like mine are facing and why mandatory rent stabilization is urgently needed.
The insurance policy for our home included rent assistance, which covered the costs of our temporary housing for one year. However, this assistance began the day of the disaster, so by August 2024, it was exhausted. During this time, we’ve been living in a house where the rent was in the tens of thousands. Without insurance, there’s no way our family—consisting of four working adults—could have afforded this rent. Even with insurance, it’s a reminder of just how unaffordable housing has become for the people of Maui.
Once the insurance rent assistance was depleted, we were told to apply for FEMA’s rental assistance program. This process was anything but seamless. We were denied several times, had to appeal, and faced long periods of waiting for a decision. While waiting for approval, our insurance policy had already run out, leaving us in a situation of housing instability. During this time, we also applied to several Lahaina survivor housing developments and are still waiting to hear back.
My family had to dip into our savings and rebuild money to cover rent costs, even as we anxiously waited to see if FEMA would step in or if we would be accepted into these new housing projects. This is not a sustainable or just process for families who have already been through so much. If rent increases in Maui County had been controlled, we wouldn't be in this situation. Yes, the rent was being paid by insurance, but what happens when that assistance runs out and families are left to pay these exorbitant rent prices on their own? This is the reality facing so many Lahaina survivors.
Lahaina fire survivors shouldn’t have to experience housing instability, pay ridiculously inflated rent prices, and pay mortgages at the same time. Hawaii residents have been consistently priced out of their own paradise, and it’s time to prioritize local families first by keeping them at home, here in Hawaii.
Mandatory rent stabilization is the only way to ensure that the people of Lahaina and the rest of Maui don’t lose everything, all over again. We need protections in place to keep families in their homes and to prevent landlords from taking advantage of a disaster to further inflate rents. Our community has already suffered enough; we deserve a chance to rebuild without being priced out of our homes.
My name is Arlah Alley, I am a resident of Maui. I am writing to express my strong support for implementing rent control measures on our island.
The rising cost of rent has become a significant challenge for many of us.
The current market conditions are driving up rental prices, making it difficult for families, seniors (I am one) and working individuals (I am one) to afford stable housing. This situation is contributing to an ever growing disparity between income and housing costs, which undermines our community’s well-being and stability.
Rent control is a crucial step toward insuring that housing remains affordable for everyone. By regulating rental increases, we can help prevent displacement, support local residents, and maintain the diversity that makes Maui such a vibrant community.
Moreover, it will provide much needed relief for those who are struggling (I am one) to keep up with the escalating rents.
I urge you to consider the positive impact that rent control could have on our community and to support measures that will help make Maui a place where everyone can thrive.
Thank you for your attention to this important issue.
I am writing to express my exceedingly strong support for mandatory rent stabilization measures in Makawao, HI and the entire county of Maui now. As a resident of this community, I believe that rent stabilization is essential to ensuring that all families have access to safe and affordable housing. Stable housing is not only a basic human right but also a critical determinant of mental health, economic success, and overall well-being.
I have been a resident of Makawao for 7+ years and have witnessed firsthand the challenges of finding affordable housing and the hardship it causes.
I am here to support rent stabilization as an absolute necessary step toward protecting our community and its people and small businesses which contribute to the diversity of our island.
In recent years, I have seen friends and neighbors forced to leave their homes due to unaffordable rent hikes. This instability disrupts families, affects children's education, and creates stress that impacts mental health. My partner and I will most likely also be forced to move off- island at the end of our lease in 2025, due to the lack of affordable housing and the cost of living on Maui.
By stabilizing rent, we can ensure that people can remain in their homes, preserving the social fabric of our neighborhoods.
Rent stabilization would help maintain economic diversity in our city, allowing teachers, first responders, and service workers to live near their places of work.
While some argue that rent control could discourage new construction, evidence shows that well-designed policies can protect tenants without stifling development.
For the sake of our community's future, I urge you to SUPPORT rent stabilization.
Thank you for your attention to this critical issue.
My name is Darren Diga, and I have been a resident of Lahaina since 2013. I have experienced firsthand the struggles of finding affordable housing. I hope this testimony serves as evidence of my support for rent stabilization in Lahaina, as it is the only way to keep Lahaina land in the hands of Lahaina residents.
I have chosen to pursue higher education out of state, which has led me to secure a full-time job elsewhere. Even though I enjoy my current lifestyle outside Hawai’i, no other place gives me the same sense of home as Lahaina does. I wish to give my future children the same childhood I had in Hawai’i, but achieving that wish will be difficult if I cannot afford a home in Lahaina. Homes on Maui are being sold for millions, while the minimum wage in Hawai’i is currently $14.00 an hour. In this economy, with the cost of living increasing every year, when can a regular person afford a home?
Asking for rent stabilization is challenging, but please consider the future of Lahaina and Maui. If rent continues to rise, residents will be forced to move away, and Maui’s community will look very different from what it is now. We will go from knowing all our neighbors to not knowing them at all.
I am grateful for your attention to this important topic.
RE: Rent Stabilization Maui County
Aloha Housing and Land Use Committee Members,
As you are now aware, Maui County possesses the authority to establish and enforce local laws that regulate housing and rental practices, including renting, subletting, and property conditions. This authority allows the county to implement policies such as rent stabilization without needing state approval. Given the escalating rents and affordability challenges faced by residents, Maui County has the power to adopt measures that protect tenants and better manage the housing market.
Although there is no formal rent stabilization policy in place at the moment, the county can introduce various local housing regulations to tackle these issues. This includes rent stabilization, rent control, or a combination of both. However, implementing a rent stabilization program based on inflated market conditions could lead to unintended consequences such as reduced housing supply and market inefficiencies. To mitigate these issues, it is essential that rent stabilization policies be based on accurate, long-term market data and continuously monitored and adjusted as market conditions evolve. This approach will ensure that the policies address housing affordability effectively without distorting the market.
The proposed zoning changes for A-1 and A-2 zoned properties are crucial to managing Maui County’s housing market. These changes could significantly impact rental supply and affordability. If approved, they could lead to increased density and more diverse property uses, potentially increasing the availability of rental units and alleviating some pressure on rental prices. This increase in supply could enhance the effectiveness of any rent stabilization policies implemented following the zoning amendments.
Conversely, if these zoning changes are not approved, the county may continue to face constraints on rental supply, which could worsen existing affordability issues. In this case, rent stabilization may become more urgent to protect tenants from rapidly rising rents and ensure that affordable housing remains accessible to community members. A more aggressive rent control policy might then be necessary.
Rent stabilization is a valuable tool for addressing immediate affordability challenges, but it must be understood within the broader context of the housing landscape. Effective rent stabilization policies should consider current market conditions, including how zoning decisions impact housing supply and rental rates. Without this consideration, rent stabilization alone might not fully address the root causes of high rents. Additionally, the rental market is currently adjusting to FEMA rentals, above-market rates, and the influx of unemployed tenants under the FEMA program.
If zoning changes lead to higher property values, the county will need to adjust real property taxes accordingly. Increased property values from new developments or higher density could result in higher tax revenues, which could support affordable housing initiatives or mitigate potential negative effects of rent stabilization. It is vital that county tax policies align with housing strategies to ensure fair and effective outcomes.
The proposed zoning changes are essential for addressing Maui’s housing crisis. By increasing property flexibility and density, these changes will significantly boost the availability of sustainable housing units, which is crucial for meeting growing demand and alleviating rental market pressures.
Current zoning regulations limit new developments and conversions, contributing to a strained rental market. By approving these zoning amendments, the County Council can facilitate the development of more rental units, helping balance supply and demand and reduce rent pressures.
Given the complexities of these issues, the committee must approach the discussion with a comprehensive perspective. The decision on zoning changes will affect not only rental unit availability but also the effectiveness of any rent stabilization policies. Therefore, a thorough examination of both zoning and rent stabilization, along with potential tax law adjustments, is essential for crafting effective solutions that address the community’s needs.
Additionally, while rent control might be more effective in curbing real estate speculation due to its strict limits on rent increases, it could discourage new construction or property renovations. Rent control can also lead to market distortions, such as property shortages if landlords withdraw units or convert them to other uses.
On the other hand, rent stabilization allows for moderate, predictable rent increases, which helps tenants manage affordability while still providing flexibility for landlords. It balances tenant protection with allowing landlords to adjust rents in response to changing market conditions, preventing extreme market fluctuations.
Given Maui’s high real estate prices and the impact of speculation on affordability, a combination of policies may be needed. Implementing rent stabilization along with measures to curb speculative buying, such as increased property taxes for non-resident investors or additional regulations on property transactions, could offer a more comprehensive solution.
Maui County's authority to regulate housing practices provides a significant opportunity to address pressing affordability issues and market inefficiencies. While the county can implement rent stabilization policies without state approval, it is crucial to approach these measures with careful consideration and evidence-based data. The interplay between proposed zoning amendments and rent stabilization is critical. Zoning changes, particularly those that increase density and diversify property uses, could enhance rent stabilization’s effectiveness by boosting rental supply and easing market pressures.
Thank you for your time.
Sherri Gabin
PO Box 3168
Wailuku, HI 96793
September 14, 2024
Dear Maui County Housing and Land Use Committee,
I am writing to express my strong support for mandatory rent stabilization measures in Maui county now. As a resident of this community, I believe that rent stabilization is essential to ensuring that ALL families have access to safe and affordable housing. Stable housing is not only a basic human right but also a critical determinant of mental health, economic success, and overall well-being.
I have been a resident of Maui county for over 60 years and have witnessed firsthand the challenges of finding affordable housing. I am here to support rent stabilization as a necessary step toward protecting our community.
In this past year, I have seen family, friends and neighbors forced to leave their homes due to unaffordable rent hikes. This instability disrupts families, affects children's education, and creates stress that impacts mental health.
By stabilizing rent, we can ensure that people can remain in their homes for years to come, preserving the social fabric of our neighborhoods. Rent stabilization would help maintain economic diversity in our city, allowing teachers, first responders, and service workers to live near their places of work.
While some argue that rent control could discourage new construction, evidence shows that well-designed policies can protect tenants without stifling development.
For the sake of our community's future, I urge you to support rent stabilization now.
Thank you for your time and attention to this critical issue.
September 12. 2024
Councilmember Tasha Kama, Chair
Councilmember Tom Cook, Vice Chair
Members of the Housing and Land Use Committee
RE: HLU-3(20) – RELATING TO RENT STABILIZATION
Hearing Date – September 16, 2024, at 5:30 p.m.
Aloha Chair Kama and members of the Housing and Land Use Committee,
My name is Michael Trotto, and I am a founding member of Na Hale O Maui, serving a second
six year term on its Board of Directors. I am a licensed Realtor in the State of Hawaii. Thank you for
the opportunity to submit testimony and providing comments on HLU-3(20) – Relating to Rent
Stabilization.
As a realtor, I have consistently advocated for the preservation of private property rights. This
proposed Rent Stabilization measure would violate these basic rights of property owners and cause
disruptions in Maui’s rental market.
There are numerous negative consequences that will follow with rent control. Including:
1. A significant financial burden that will be placed upon property owners without due process.
2. The loss of revenue from restricting a property owner’s ability to manage rents will reduce
the owner’s ability to adequately maintain and improve the property.
3. Rent control may be in direct opposition to the County’s goal of providing affordable housing
options for its residents.
4. Rent control measures have a history of being difficult to administer by local governments. If
this proposed measure is passed out, it will be like putting the “cart before the horse,” because
the extensive resources to administer the Rent Control Requirements are not in place.
Members of the Maui County Council it would be in Maui’s best interest for all of you to replace
your “tunnel vision” eyewear with “panoramic eyewear” and see the larger picture of how measures
similar to this will adversely affect the residents of Maui.
Respectfully submitted,
Michael Trotto
mikeyinmaui@aol.com
September 12. 2024
Councilmember Tasha Kama, Chair
Councilmember Tom Cook, Vice Chair
Members of the Housing and Land Use Committee
RE: HLU-3(20) – RELATING TO RENT STABILIZATION
Hearing Date – September 16, 2024, at 5:30 p.m.
Aloha Chair Kama and members of the Housing and Land Use Committee,
My name is Michael Trotto, and I am a founding member of Na Hale O Maui, serving a second six year term on its Board of Directors. I am a licensed Realtor in the State of Hawaii. Thank you for the opportunity to submit testimony and providing comments on HLU-3(20) – Relating to Rent Stabilization.
As a realtor, I have consistently advocated for the preservation of private property rights. This proposed Rent Stabilization measure would violate these basic rights of property owners and cause disruptions in Maui’s rental market.
There are numerous negative consequences that will follow with rent control. Including:
1. A significant financial burden that will be placed upon property owners without due process.
2. The loss of revenue from restricting a property owner’s ability to manage rents will reduce the owner’s ability to adequately maintain and improve the property.
3. Rent control may be in direct opposition to the County’s goal of providing affordable housing options for its residents.
4. Rent control measures have a history of being difficult to administer by local governments. If this proposed measure is passed out, it will be like putting the “cart before the horse,” because the extensive resources to administer the Rent Control Requirements are not in place.
Members of the Maui County Council it would be in Maui’s best interest for all of you to replace your “tunnel vision” eyewear with “panoramic eyewear” and see the larger picture of how measures similar to this will adversely affect the residents of Maui.
I submit this recent opinion piece that was published in the Wall Street Journal for you to consider. Please oppose "rent stabilization" or any other forms of rent control. As is often the case, the goal (increased affordability) is admirable but the vehicle to too blunt and will have severe adverse consequences. -- https://www.wsj.com/opinion/rent-control-is-a-great-destroyer-79336c82?st=NGt4Bh&reflink=desktopwebshare_permalink
Rent Control Is a Great Destroyer
The Democrats’ proposal would wreak havoc. For proof, look at Argentina.
By Amber Gunn
Sept. 9, 2024 5:14 pm ET
Rent control is in vogue among Democrats. President Biden in July proposed capping landlords’ annual increases at 5%, and Kamala Harris vowed to “take on corporate landlords and cap unfair rent increases.” Those ideas are destructive, and Argentina offers the latest proof.
When President Javier Milei assumed office in December 2023, he inherited triple-digit inflation and a flailing economy. His “shock therapy” plan to resuscitate the country included eliminating government jobs, contracts and subsidies. Perhaps the most successful measure, however, was repealing a rent-control law the National Congress had passed in 2020.
In a bid to provide renters more economic security, the statute locked landlords into tenant-controlled leases for a minimum of three years and capped rent. The consequences were swift and brutal: 45% of landlords reportedly elected to sell their properties. Many others either converted their units into Airbnb-type short-term rentals or increased rates prior to the law going into effect. As the Cato Institute relates, the average rent for a two-bedroom apartment in Buenos Aires rose from nearly 18,000 pesos a month at the end of 2019 to 334,000 pesos four years later, well beyond the 210,000 pesos a month if the rate had tracked inflation. Since the law’s repeal, supply has reportedly rebounded and prices have fallen by double digits.
Mr. Milei knew that a host of socialist ideas—from capital controls to rent control—contributed to the problem. “Ideas that have failed in Argentina have failed all over the planet,” he said during a December broadcast.
He wasn’t merely posturing. Nearly a century of case studies by economists such as Friedrich Hayek, Milton Friedman and George Stigler have exposed rent control as destructive. Center-left economists have agreed. Jason Furman, who led President Obama’s Council of Economic Advisers, has said it “has been about as disgraced as any economic policy in the tool kit.”
Opposition to rent control is about protecting people from unintended consequences, be it housing shortages, underinvestment, tenant discrimination or falling property values. It understands that rent ceilings don’t relieve housing shortages; they exacerbate them. Secured tenants in rent-controlled environments may not give up their units for decades, even after their needs have changed. Meanwhile, units fall into disrepair as landlords neglect basic maintenance or upgrades, because they can’t recoup investments through rent increases. Price-controlled units that can’t be converted into owner-occupied units are eventually abandoned, leading to blighted and dilapidated neighborhoods.
Rent-control advocates ignore economic fundamentals. Whenever there is a shortage of any product in a market economy, rationing will occur by price, which consumers determine via bidding. As Friedman and Stigler observed, “Everything that is not as abundant as air or sunlight must, in a sense, be rationed.” If rationing isn’t done by price, it will be done by force in the form of central planning.
Americans lose sight of this and decry steep increases in rent and evictions in the U.S. Yet their complaints ignore the effect of pandemic-era eviction moratoria, under which many landlords went months or years without being able to evict nonpaying tenants. Once those restrictions were lifted, landlords raised prices to recoup costs, hedge against inflation and deter squatters.
Rental markets are complicated. Rent-control proposals come in various forms and inflict various consequences. The more restrictive the policy, the more drastic the effects. In any iteration, though, it is arguably the worst solution for fixing the housing problem.
As Swedish economist Assar Lindbeck observed, “In many cases rent control appears to be the most efficient technique presently known to destroy a city—except for bombing.” No matter how many times we try, we can’t outsmart economic first principles.
Ms. Gunn is a senior policy analyst for the Mountain States Policy Center.
From: Ben and Sharon Bryson
4310 Lower Honoapiilani, Apt 307, Lahaina HI 96761
To: Maui County Council
200 S High St
Wailuku, HI 96793
Dear Members of the Maui County Council,
I am writing to you as a homeowner in Maui County to express my deep concern about the rising
cost of housing in our community, particularly in Lahaina. I truly believe that rent stabilization is
imperative for the health and vitality of our area. The rapid increase in rental prices is creating a
significant hardship for many of my coworkers and neighbors, and it is forcing long-time residents
to leave the island due to financial strain.
As you know, the cost of living on Maui is already high, and the escalating rent prices are adding an
unsustainable burden to many who call this island home. This is especially challenging for the
workforce that keeps our local economy thriving. People who provide essential services in
hospitality, healthcare, education, and other sectors are finding it increasingly difficult to afford to
live here. Without action, we risk losing many valuable members of our community.
Rent stabilization would help alleviate this burden and provide residents with a more secure and
affordable housing situation. This measure would not only benefit individuals and families but also
strengthen our local economy by ensuring that workers can continue to live and contribute to the
island’s vitality. Stabilizing rent would be a powerful step toward creating a more balanced,
sustainable community, and I urge you to prioritize this issue for the good of our island.
Thank you for your time and consideration of this important matter.
Sincerely,
Ben & Sharon Bryson
4310 Lower Honoapiilani, Apt 307, Lahaina HI 96761
benbryson@yahoo.com
Losaline Malafu
Lahaina, HI 96761
September 6, 2024
Dear Maui County Housing and Land Use Committee,
I am writing to express my strong support for rent stabilization measures in Lahaina, Hawaii. As a
resident of this community, I believe that rent stabilization is essential to ensuring that all families have
access to safe and affordable housing. Stable housing is not only a basic human right but also a critical
determinant of mental health, economic success and overall well-being.
I have been a resident of Lahaina all of my 37 years of life and have witnessed firsthand the struggles and
the challenges of not finding affordable housing.
I am here to support rent stabilization as a necessary step toward protecting our community.
In the recent years, I have seen family, friends and neighbors forced to leave their homes due to
unaffordable rent hikes. Especially after the wildfires of Lahaina. This instability disrupts families, affects
children's education, and creates stress that impacts mental health. I have grown up and watched my
parents worked 2 jobs & also did side jobs struggling to pay rent. Everything around us prices going up not
only rent but gas & food as well.
By stabilizing rent, we can ensure that people can remain in their homes, preserving the social fabric of
our neighborhoods.
Rent stabilization would help maintain economic diversity for the in our town, allowing teachers, first
responders, and service workers to live near their places of work. While some argue that rent control
could discourage new construction, evidence shows well-designed policies can protect tenants without
stifling development.
For the sake of our community's future, I urge you to support rent stabilization.
Thank you for your attention to this critical issue.
Sincerely
Losaline Malafu of Lahaina.
lowsah96761@gmail.com
Written Testimony in Support of Rent Stabilization
September 11, 2024
Sharon Lund
Kihei, HI 96753
Dear Maui County Housing and Land Use Committee,
Please accept this letter as a petition from me to support the mandatory rent stabilization measures in Maui,
Hawaii. I’ve been a renter of the Kihei community for the past ten years, and nine years in the 70’s. I believe
that rent stabilization is critical to ensuring all families have access to safe and affordable housing. Stable
housing is critical for economic success, determinant of mental health and wellness.
Living on Maui I have witnessed friends and loved ones who have had to move off island (locals and haloes)
because the cost of housing has gone up so high and so fast, since the wildfires. People from the mainland are
rushing in to purchase homes which leaves us locals to stress attempting to find something. We don’t want to
move off island. This is our home and our community. Please bring in rent control so we can protect our
people and our community and land.
In the past ten years I’ve lived in two places. The first one I had to move out of because they sold the home.
The one I’m living in now (for the past eight years) once again raised the rent $350 a month, even though we
are in a moratorium. Therefore, I’m forced to move out and find another home, which I’ve been searching for
the past three weeks. It seems every week the rents go up and up higher.
With rent stabilization we can be assured that people can remain in their homes, that perhaps many have lived
in for decades or their entire life and they are now being forced out because of large price increases on their
rent.
Rent stabilization will allow workers of all kinds to live near their place of work and allow for diversity in our
community to survive and thrive.
For our community at large now and in the future, I urge you to support rent stabilization, for the betterment
of all.
You don't often get email from sharon@sacredlife.com. Learn why this is important
2
Thank you in advance for taking immediate steps to solve this problem and help to bring Maui back into
balance.
With Deep Appreciation,
Sharon Lund
Sharon
--
Sharon Lund
Sacred Life Publishers
From Your Heart . . . To Print . . . To Humanity!
www.SacredLife.com
808-868-1760
sharon@sacredlife.com
Clara-Leen Kailihou
Kahului, HI 96732
09/15/24
Aloha Maui County Housing and Land Use Community,
I am writing to express my unwavering support for mandatory rent stabilization measures here in Maui County. As a resident of Maui County, I believe that rent stabilization is not only essential but absolutely necessary in order for families to continue living here & be able to afford to live here, sufficiently, now and forever. Maui needs it. Maui is the most expensive island in all of the state. Enough is enough. Families here have been through too much anyone should have to bare and so rent stabilization would help families, like mine, find the safe space to endure in this community.
My name is Clara and I have been a Maui County resident for all of my 34 years of life. I am a 5th generation resident with my 6th generation children. I have witnessed the challenges that rent instability ensues and I worry like others about how we can approach a better outcome for all of Maui. Will it be possible to stay home? It seems slim to almost impossible. Current rates for rent are outrageous and continually increases with inoppurtunistic realism. Something needs to give. I am voicing my support towards rent stabilization as a necessary and vital step towards a positive outcome for myself and for all.
Since the wildfires last year, rents have more than tripled like many of us already know. When will it be time to draw a fine line? I feel a choke hold every time I pay my rent because most of my income goes solely to this. I have seen and heard many stories of families moving away all my life but hear it roaring the loudest now. Rent stabilization will only get better if we can find a resolution for all in the community. How? By starting here with you in solidarity. Rent stabilization will ensure that families, like mine, can remain on Maui in Maui County for generations to come. It will also preserve the social fabric and diversity of the community we all love.
While some oppose this topic of rent stabilization heavily, evidence has shown that well-designed policies can protect both parties to be beneficial without stifling development and personal gain. Both parties can win. Let’s all try our hardest to boost the livelihood of all!
In conclusion, I urge you to support rent stabilization for the sake of the community. Mahalo nui loa for your time and attention to this critical matter.
A Hui Hou,
Clara-Leen Kailihou
Aloha Maui County Council Housing & Land Use Committee,
My name is Jake Francis, and I was born and raised in Lahaina. My family’s home burned down in the Lahaina fire. Thankfully, my parents had homeowner’s insurance, and we’ve been able to find temporary housing on the West Side. However, I want to highlight the ongoing challenges families like mine are facing and why mandatory rent stabilization is urgently needed.
The insurance policy for our home included rent assistance, which covered the costs of our temporary housing for one year. However, this assistance began the day of the disaster, so by August 2024, it was exhausted. During this time, we’ve been living in a house where the rent was in the tens of thousands. Without insurance, there’s no way our family—consisting of four working adults—could have afforded this rent. Even with insurance, it’s a reminder of just how unaffordable housing has become for the people of Maui.
Once the insurance rent assistance was depleted, we were told to apply for FEMA’s rental assistance program. This process was anything but seamless. We were denied several times, had to appeal, and faced long periods of waiting for a decision. While waiting for approval, our insurance policy had already run out, leaving us in a situation of housing instability. During this time, we also applied to several Lahaina survivor housing developments and are still waiting to hear back.
My family had to dip into our savings and rebuild money to cover rent costs, even as we anxiously waited to see if FEMA would step in or if we would be accepted into these new housing projects. This is not a sustainable or just process for families who have already been through so much. If rent increases in Maui County had been controlled, we wouldn't be in this situation. Yes, the rent was being paid by insurance, but what happens when that assistance runs out and families are left to pay these exorbitant rent prices on their own? This is the reality facing so many Lahaina survivors.
Lahaina fire survivors shouldn’t have to experience housing instability, pay ridiculously inflated rent prices, and pay mortgages at the same time. Hawaii residents have been consistently priced out of their own paradise, and it’s time to prioritize local families first by keeping them at home, here in Hawaii.
Mandatory rent stabilization is the only way to ensure that the people of Lahaina and the rest of Maui don’t lose everything, all over again. We need protections in place to keep families in their homes and to prevent landlords from taking advantage of a disaster to further inflate rents. Our community has already suffered enough; we deserve a chance to rebuild without being priced out of our homes.
Thank you for your time and consideration.
Mahalo,
Jake Francis
My name is Arlah Alley, I am a resident of Maui. I am writing to express my strong support for implementing rent control measures on our island.
The rising cost of rent has become a significant challenge for many of us.
The current market conditions are driving up rental prices, making it difficult for families, seniors (I am one) and working individuals (I am one) to afford stable housing. This situation is contributing to an ever growing disparity between income and housing costs, which undermines our community’s well-being and stability.
Rent control is a crucial step toward insuring that housing remains affordable for everyone. By regulating rental increases, we can help prevent displacement, support local residents, and maintain the diversity that makes Maui such a vibrant community.
Moreover, it will provide much needed relief for those who are struggling (I am one) to keep up with the escalating rents.
I urge you to consider the positive impact that rent control could have on our community and to support measures that will help make Maui a place where everyone can thrive.
Thank you for your attention to this important issue.
Mahalo,
Arlah Alley
808.280.2857
arlahalley49@aol.com
Dear Maui County Housing and Land Use Committee,
I am writing to express my exceedingly strong support for mandatory rent stabilization measures in Makawao, HI and the entire county of Maui now. As a resident of this community, I believe that rent stabilization is essential to ensuring that all families have access to safe and affordable housing. Stable housing is not only a basic human right but also a critical determinant of mental health, economic success, and overall well-being.
I have been a resident of Makawao for 7+ years and have witnessed firsthand the challenges of finding affordable housing and the hardship it causes.
I am here to support rent stabilization as an absolute necessary step toward protecting our community and its people and small businesses which contribute to the diversity of our island.
In recent years, I have seen friends and neighbors forced to leave their homes due to unaffordable rent hikes. This instability disrupts families, affects children's education, and creates stress that impacts mental health. My partner and I will most likely also be forced to move off- island at the end of our lease in 2025, due to the lack of affordable housing and the cost of living on Maui.
By stabilizing rent, we can ensure that people can remain in their homes, preserving the social fabric of our neighborhoods.
Rent stabilization would help maintain economic diversity in our city, allowing teachers, first responders, and service workers to live near their places of work.
While some argue that rent control could discourage new construction, evidence shows that well-designed policies can protect tenants without stifling development.
For the sake of our community's future, I urge you to SUPPORT rent stabilization.
Thank you for your attention to this critical issue.
Sincerely,
Christina L. Felty
Hello,
My name is Darren Diga, and I have been a resident of Lahaina since 2013. I have experienced firsthand the struggles of finding affordable housing. I hope this testimony serves as evidence of my support for rent stabilization in Lahaina, as it is the only way to keep Lahaina land in the hands of Lahaina residents.
I have chosen to pursue higher education out of state, which has led me to secure a full-time job elsewhere. Even though I enjoy my current lifestyle outside Hawai’i, no other place gives me the same sense of home as Lahaina does. I wish to give my future children the same childhood I had in Hawai’i, but achieving that wish will be difficult if I cannot afford a home in Lahaina. Homes on Maui are being sold for millions, while the minimum wage in Hawai’i is currently $14.00 an hour. In this economy, with the cost of living increasing every year, when can a regular person afford a home?
Asking for rent stabilization is challenging, but please consider the future of Lahaina and Maui. If rent continues to rise, residents will be forced to move away, and Maui’s community will look very different from what it is now. We will go from knowing all our neighbors to not knowing them at all.
I am grateful for your attention to this important topic.
Sincerely,
Darren Diga
RE: Rent Stabilization Maui County
Aloha Housing and Land Use Committee Members,
As you are now aware, Maui County possesses the authority to establish and enforce local laws that regulate housing and rental practices, including renting, subletting, and property conditions. This authority allows the county to implement policies such as rent stabilization without needing state approval. Given the escalating rents and affordability challenges faced by residents, Maui County has the power to adopt measures that protect tenants and better manage the housing market.
Although there is no formal rent stabilization policy in place at the moment, the county can introduce various local housing regulations to tackle these issues. This includes rent stabilization, rent control, or a combination of both. However, implementing a rent stabilization program based on inflated market conditions could lead to unintended consequences such as reduced housing supply and market inefficiencies. To mitigate these issues, it is essential that rent stabilization policies be based on accurate, long-term market data and continuously monitored and adjusted as market conditions evolve. This approach will ensure that the policies address housing affordability effectively without distorting the market.
The proposed zoning changes for A-1 and A-2 zoned properties are crucial to managing Maui County’s housing market. These changes could significantly impact rental supply and affordability. If approved, they could lead to increased density and more diverse property uses, potentially increasing the availability of rental units and alleviating some pressure on rental prices. This increase in supply could enhance the effectiveness of any rent stabilization policies implemented following the zoning amendments.
Conversely, if these zoning changes are not approved, the county may continue to face constraints on rental supply, which could worsen existing affordability issues. In this case, rent stabilization may become more urgent to protect tenants from rapidly rising rents and ensure that affordable housing remains accessible to community members. A more aggressive rent control policy might then be necessary.
Rent stabilization is a valuable tool for addressing immediate affordability challenges, but it must be understood within the broader context of the housing landscape. Effective rent stabilization policies should consider current market conditions, including how zoning decisions impact housing supply and rental rates. Without this consideration, rent stabilization alone might not fully address the root causes of high rents. Additionally, the rental market is currently adjusting to FEMA rentals, above-market rates, and the influx of unemployed tenants under the FEMA program.
If zoning changes lead to higher property values, the county will need to adjust real property taxes accordingly. Increased property values from new developments or higher density could result in higher tax revenues, which could support affordable housing initiatives or mitigate potential negative effects of rent stabilization. It is vital that county tax policies align with housing strategies to ensure fair and effective outcomes.
The proposed zoning changes are essential for addressing Maui’s housing crisis. By increasing property flexibility and density, these changes will significantly boost the availability of sustainable housing units, which is crucial for meeting growing demand and alleviating rental market pressures.
Current zoning regulations limit new developments and conversions, contributing to a strained rental market. By approving these zoning amendments, the County Council can facilitate the development of more rental units, helping balance supply and demand and reduce rent pressures.
Given the complexities of these issues, the committee must approach the discussion with a comprehensive perspective. The decision on zoning changes will affect not only rental unit availability but also the effectiveness of any rent stabilization policies. Therefore, a thorough examination of both zoning and rent stabilization, along with potential tax law adjustments, is essential for crafting effective solutions that address the community’s needs.
Additionally, while rent control might be more effective in curbing real estate speculation due to its strict limits on rent increases, it could discourage new construction or property renovations. Rent control can also lead to market distortions, such as property shortages if landlords withdraw units or convert them to other uses.
On the other hand, rent stabilization allows for moderate, predictable rent increases, which helps tenants manage affordability while still providing flexibility for landlords. It balances tenant protection with allowing landlords to adjust rents in response to changing market conditions, preventing extreme market fluctuations.
Given Maui’s high real estate prices and the impact of speculation on affordability, a combination of policies may be needed. Implementing rent stabilization along with measures to curb speculative buying, such as increased property taxes for non-resident investors or additional regulations on property transactions, could offer a more comprehensive solution.
Maui County's authority to regulate housing practices provides a significant opportunity to address pressing affordability issues and market inefficiencies. While the county can implement rent stabilization policies without state approval, it is crucial to approach these measures with careful consideration and evidence-based data. The interplay between proposed zoning amendments and rent stabilization is critical. Zoning changes, particularly those that increase density and diversify property uses, could enhance rent stabilization’s effectiveness by boosting rental supply and easing market pressures.
Thank you for your time.
Edward Codelia
Sherri Gabin
PO Box 3168
Wailuku, HI 96793
September 14, 2024
Dear Maui County Housing and Land Use Committee,
I am writing to express my strong support for mandatory rent stabilization measures in Maui county now. As a resident of this community, I believe that rent stabilization is essential to ensuring that ALL families have access to safe and affordable housing. Stable housing is not only a basic human right but also a critical determinant of mental health, economic success, and overall well-being.
I have been a resident of Maui county for over 60 years and have witnessed firsthand the challenges of finding affordable housing. I am here to support rent stabilization as a necessary step toward protecting our community.
In this past year, I have seen family, friends and neighbors forced to leave their homes due to unaffordable rent hikes. This instability disrupts families, affects children's education, and creates stress that impacts mental health.
By stabilizing rent, we can ensure that people can remain in their homes for years to come, preserving the social fabric of our neighborhoods. Rent stabilization would help maintain economic diversity in our city, allowing teachers, first responders, and service workers to live near their places of work.
While some argue that rent control could discourage new construction, evidence shows that well-designed policies can protect tenants without stifling development.
For the sake of our community's future, I urge you to support rent stabilization now.
Thank you for your time and attention to this critical issue.
Sincerely,
Sherri Gabin
September 12. 2024
Councilmember Tasha Kama, Chair
Councilmember Tom Cook, Vice Chair
Members of the Housing and Land Use Committee
RE: HLU-3(20) – RELATING TO RENT STABILIZATION
Hearing Date – September 16, 2024, at 5:30 p.m.
Aloha Chair Kama and members of the Housing and Land Use Committee,
My name is Michael Trotto, and I am a founding member of Na Hale O Maui, serving a second
six year term on its Board of Directors. I am a licensed Realtor in the State of Hawaii. Thank you for
the opportunity to submit testimony and providing comments on HLU-3(20) – Relating to Rent
Stabilization.
As a realtor, I have consistently advocated for the preservation of private property rights. This
proposed Rent Stabilization measure would violate these basic rights of property owners and cause
disruptions in Maui’s rental market.
There are numerous negative consequences that will follow with rent control. Including:
1. A significant financial burden that will be placed upon property owners without due process.
2. The loss of revenue from restricting a property owner’s ability to manage rents will reduce
the owner’s ability to adequately maintain and improve the property.
3. Rent control may be in direct opposition to the County’s goal of providing affordable housing
options for its residents.
4. Rent control measures have a history of being difficult to administer by local governments. If
this proposed measure is passed out, it will be like putting the “cart before the horse,” because
the extensive resources to administer the Rent Control Requirements are not in place.
Members of the Maui County Council it would be in Maui’s best interest for all of you to replace
your “tunnel vision” eyewear with “panoramic eyewear” and see the larger picture of how measures
similar to this will adversely affect the residents of Maui.
Respectfully submitted,
Michael Trotto
mikeyinmaui@aol.com
September 12. 2024
Councilmember Tasha Kama, Chair
Councilmember Tom Cook, Vice Chair
Members of the Housing and Land Use Committee
RE: HLU-3(20) – RELATING TO RENT STABILIZATION
Hearing Date – September 16, 2024, at 5:30 p.m.
Aloha Chair Kama and members of the Housing and Land Use Committee,
My name is Michael Trotto, and I am a founding member of Na Hale O Maui, serving a second six year term on its Board of Directors. I am a licensed Realtor in the State of Hawaii. Thank you for the opportunity to submit testimony and providing comments on HLU-3(20) – Relating to Rent Stabilization.
As a realtor, I have consistently advocated for the preservation of private property rights. This proposed Rent Stabilization measure would violate these basic rights of property owners and cause disruptions in Maui’s rental market.
There are numerous negative consequences that will follow with rent control. Including:
1. A significant financial burden that will be placed upon property owners without due process.
2. The loss of revenue from restricting a property owner’s ability to manage rents will reduce the owner’s ability to adequately maintain and improve the property.
3. Rent control may be in direct opposition to the County’s goal of providing affordable housing options for its residents.
4. Rent control measures have a history of being difficult to administer by local governments. If this proposed measure is passed out, it will be like putting the “cart before the horse,” because the extensive resources to administer the Rent Control Requirements are not in place.
Members of the Maui County Council it would be in Maui’s best interest for all of you to replace your “tunnel vision” eyewear with “panoramic eyewear” and see the larger picture of how measures similar to this will adversely affect the residents of Maui.
Respectfully submitted,
Michael Trotto
Chair Kama and Members of the HLU committee,
I submit this recent opinion piece that was published in the Wall Street Journal for you to consider. Please oppose "rent stabilization" or any other forms of rent control. As is often the case, the goal (increased affordability) is admirable but the vehicle to too blunt and will have severe adverse consequences. -- https://www.wsj.com/opinion/rent-control-is-a-great-destroyer-79336c82?st=NGt4Bh&reflink=desktopwebshare_permalink
Rent Control Is a Great Destroyer
The Democrats’ proposal would wreak havoc. For proof, look at Argentina.
By Amber Gunn
Sept. 9, 2024 5:14 pm ET
Rent control is in vogue among Democrats. President Biden in July proposed capping landlords’ annual increases at 5%, and Kamala Harris vowed to “take on corporate landlords and cap unfair rent increases.” Those ideas are destructive, and Argentina offers the latest proof.
When President Javier Milei assumed office in December 2023, he inherited triple-digit inflation and a flailing economy. His “shock therapy” plan to resuscitate the country included eliminating government jobs, contracts and subsidies. Perhaps the most successful measure, however, was repealing a rent-control law the National Congress had passed in 2020.
In a bid to provide renters more economic security, the statute locked landlords into tenant-controlled leases for a minimum of three years and capped rent. The consequences were swift and brutal: 45% of landlords reportedly elected to sell their properties. Many others either converted their units into Airbnb-type short-term rentals or increased rates prior to the law going into effect. As the Cato Institute relates, the average rent for a two-bedroom apartment in Buenos Aires rose from nearly 18,000 pesos a month at the end of 2019 to 334,000 pesos four years later, well beyond the 210,000 pesos a month if the rate had tracked inflation. Since the law’s repeal, supply has reportedly rebounded and prices have fallen by double digits.
Mr. Milei knew that a host of socialist ideas—from capital controls to rent control—contributed to the problem. “Ideas that have failed in Argentina have failed all over the planet,” he said during a December broadcast.
He wasn’t merely posturing. Nearly a century of case studies by economists such as Friedrich Hayek, Milton Friedman and George Stigler have exposed rent control as destructive. Center-left economists have agreed. Jason Furman, who led President Obama’s Council of Economic Advisers, has said it “has been about as disgraced as any economic policy in the tool kit.”
Opposition to rent control is about protecting people from unintended consequences, be it housing shortages, underinvestment, tenant discrimination or falling property values. It understands that rent ceilings don’t relieve housing shortages; they exacerbate them. Secured tenants in rent-controlled environments may not give up their units for decades, even after their needs have changed. Meanwhile, units fall into disrepair as landlords neglect basic maintenance or upgrades, because they can’t recoup investments through rent increases. Price-controlled units that can’t be converted into owner-occupied units are eventually abandoned, leading to blighted and dilapidated neighborhoods.
Rent-control advocates ignore economic fundamentals. Whenever there is a shortage of any product in a market economy, rationing will occur by price, which consumers determine via bidding. As Friedman and Stigler observed, “Everything that is not as abundant as air or sunlight must, in a sense, be rationed.” If rationing isn’t done by price, it will be done by force in the form of central planning.
Americans lose sight of this and decry steep increases in rent and evictions in the U.S. Yet their complaints ignore the effect of pandemic-era eviction moratoria, under which many landlords went months or years without being able to evict nonpaying tenants. Once those restrictions were lifted, landlords raised prices to recoup costs, hedge against inflation and deter squatters.
Rental markets are complicated. Rent-control proposals come in various forms and inflict various consequences. The more restrictive the policy, the more drastic the effects. In any iteration, though, it is arguably the worst solution for fixing the housing problem.
As Swedish economist Assar Lindbeck observed, “In many cases rent control appears to be the most efficient technique presently known to destroy a city—except for bombing.” No matter how many times we try, we can’t outsmart economic first principles.
Ms. Gunn is a senior policy analyst for the Mountain States Policy Center.
From: Ben and Sharon Bryson
4310 Lower Honoapiilani, Apt 307, Lahaina HI 96761
To: Maui County Council
200 S High St
Wailuku, HI 96793
Dear Members of the Maui County Council,
I am writing to you as a homeowner in Maui County to express my deep concern about the rising
cost of housing in our community, particularly in Lahaina. I truly believe that rent stabilization is
imperative for the health and vitality of our area. The rapid increase in rental prices is creating a
significant hardship for many of my coworkers and neighbors, and it is forcing long-time residents
to leave the island due to financial strain.
As you know, the cost of living on Maui is already high, and the escalating rent prices are adding an
unsustainable burden to many who call this island home. This is especially challenging for the
workforce that keeps our local economy thriving. People who provide essential services in
hospitality, healthcare, education, and other sectors are finding it increasingly difficult to afford to
live here. Without action, we risk losing many valuable members of our community.
Rent stabilization would help alleviate this burden and provide residents with a more secure and
affordable housing situation. This measure would not only benefit individuals and families but also
strengthen our local economy by ensuring that workers can continue to live and contribute to the
island’s vitality. Stabilizing rent would be a powerful step toward creating a more balanced,
sustainable community, and I urge you to prioritize this issue for the good of our island.
Thank you for your time and consideration of this important matter.
Sincerely,
Ben & Sharon Bryson
4310 Lower Honoapiilani, Apt 307, Lahaina HI 96761
benbryson@yahoo.com
Losaline Malafu
Lahaina, HI 96761
September 6, 2024
Dear Maui County Housing and Land Use Committee,
I am writing to express my strong support for rent stabilization measures in Lahaina, Hawaii. As a
resident of this community, I believe that rent stabilization is essential to ensuring that all families have
access to safe and affordable housing. Stable housing is not only a basic human right but also a critical
determinant of mental health, economic success and overall well-being.
I have been a resident of Lahaina all of my 37 years of life and have witnessed firsthand the struggles and
the challenges of not finding affordable housing.
I am here to support rent stabilization as a necessary step toward protecting our community.
In the recent years, I have seen family, friends and neighbors forced to leave their homes due to
unaffordable rent hikes. Especially after the wildfires of Lahaina. This instability disrupts families, affects
children's education, and creates stress that impacts mental health. I have grown up and watched my
parents worked 2 jobs & also did side jobs struggling to pay rent. Everything around us prices going up not
only rent but gas & food as well.
By stabilizing rent, we can ensure that people can remain in their homes, preserving the social fabric of
our neighborhoods.
Rent stabilization would help maintain economic diversity for the in our town, allowing teachers, first
responders, and service workers to live near their places of work. While some argue that rent control
could discourage new construction, evidence shows well-designed policies can protect tenants without
stifling development.
For the sake of our community's future, I urge you to support rent stabilization.
Thank you for your attention to this critical issue.
Sincerely
Losaline Malafu of Lahaina.
lowsah96761@gmail.com
Written Testimony in Support of Rent Stabilization
September 11, 2024
Sharon Lund
Kihei, HI 96753
Dear Maui County Housing and Land Use Committee,
Please accept this letter as a petition from me to support the mandatory rent stabilization measures in Maui,
Hawaii. I’ve been a renter of the Kihei community for the past ten years, and nine years in the 70’s. I believe
that rent stabilization is critical to ensuring all families have access to safe and affordable housing. Stable
housing is critical for economic success, determinant of mental health and wellness.
Living on Maui I have witnessed friends and loved ones who have had to move off island (locals and haloes)
because the cost of housing has gone up so high and so fast, since the wildfires. People from the mainland are
rushing in to purchase homes which leaves us locals to stress attempting to find something. We don’t want to
move off island. This is our home and our community. Please bring in rent control so we can protect our
people and our community and land.
In the past ten years I’ve lived in two places. The first one I had to move out of because they sold the home.
The one I’m living in now (for the past eight years) once again raised the rent $350 a month, even though we
are in a moratorium. Therefore, I’m forced to move out and find another home, which I’ve been searching for
the past three weeks. It seems every week the rents go up and up higher.
With rent stabilization we can be assured that people can remain in their homes, that perhaps many have lived
in for decades or their entire life and they are now being forced out because of large price increases on their
rent.
Rent stabilization will allow workers of all kinds to live near their place of work and allow for diversity in our
community to survive and thrive.
For our community at large now and in the future, I urge you to support rent stabilization, for the betterment
of all.
You don't often get email from sharon@sacredlife.com. Learn why this is important
2
Thank you in advance for taking immediate steps to solve this problem and help to bring Maui back into
balance.
With Deep Appreciation,
Sharon Lund
Sharon
--
Sharon Lund
Sacred Life Publishers
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808-868-1760
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