I am writing to express my strong opposition to the proposed legislation that seeks to ban short-term rentals in Maui. While I understand and share concerns about housing affordability and community preservation, this bill represents an overreach that will cause significant economic harm, undermine property rights, and offer no guaranteed solution to the underlying housing crisis.
1. Economic Impact:
Short-term rentals contribute substantially to the local economy through tourism-related spending, employment, and tax revenue. Many responsible owners, like myself, maintain properties that employ local cleaners, landscapers, and tradespeople, and generate consistent TOT revenues that fund essential county services.
2. Disproportionate Burden on Responsible Owners:
This proposal unfairly targets law-abiding, permitted owners who have followed every regulation, including zoning requirements, permit fees, and compliance inspections. Punishing this group while failing to crack down effectively on illegal rentals sends the wrong message and undermines trust in the system.
3. Property Rights and Due Process:
Many owners purchased properties based on the county’s longstanding framework that allowed short-term rentals in designated zones. Changing the rules retroactively threatens not just livelihoods but also the fundamental reliability of Maui’s zoning and permitting process.
4. No Clear Path to Long-Term Housing Conversion:
There is no evidence that eliminating short-term rentals will result in these homes being converted to affordable long-term housing. Many STRs are second homes or vacation-oriented units that are not suitable nor intended for permanent rental.
5. Alternative Solutions Exist:
Rather than an outright ban, I urge the Council to pursue targeted, enforceable solutions such as stricter penalties for illegal rentals, incentivizing long-term rental conversion where feasible, and increasing workforce housing development.
Maui can balance tourism, housing, and community values without banning a permitted and productive sector of the economy.
I respectfully request that you vote NO on this bill.
Thank you for undertaking review of Mayor Bissen’s revision to Bill 9 to eliminate transient vacation rentals.
I have been an owner at Maalaea Kai in Ma’alaea Village since 2017 and have been in the transient rental vacation business since 2017. I chose Ma’alaea Village because it is a unique, self-contained visitor-oriented community with some of Maui’s top visitor activities Maui Ocean Center, Pacific Whale Foundation, Ma’alaea Harbor and Harbor Shops, and Maui Sports Park.
Thank you for extending the deadline to July 1, 2030. This Bill will impact me, an owner of a short-term rental, and many others in the community and the small businesses and individuals who depend on our rentals for income.
I agree that housing for Maui’s people is a top priority. It is tragic that the Lahaina fires made the problem on Maui even worse and that many Lahaina families are still struggling to find a comfortable home.
Please reconsider the full effects of this bill. Maui needs more housing and more money to support housing, why would you want to take much needed dollars away from me and the local businesses that depend on transient vacation rentals for our livelihood? In addition, transient vacation rentals contribute millions of tax dollars to the County of Maui and the State of Hawaii.
I am a legal, tax-paying TVR owner. I agree fully that all TVR owners must be legal, and current in payment of taxes, fines, etc.
My condominium was built in 1975. We are included in the Minatoya list and have hosted vacation rentals since then in my building and others on the street. We have a mix of owners as full-time residents, TVR owners, second homeowners who do not rent, long term renters, and visitors.
Facts to bring to your attention:
• $5,000 - $6,000 per month: Average cost to own and maintain an apartment zoned condominium for mortgage, maintenance, and reserves, etc.
• $16,000 - $1,500,000: Owners in Ma’alaea have received Special Assessments for required building upgrades, insurance premiums, elevator upgrades, wastewater plant and security.
• $2,000,000: Owners in Ma’alaea have received Special Assessments for seawall repairs.
• One stall: Parking is designed for apartment zoning, providing only (1) stall per unit. Limited Street parking on Hauoli Street is often used to its fullest potential.
• One bedrooms or studios: The majority of the apartments in Ma’alaea are one bedroom or studio apartments which would not accommodate a typical family.
• Sea levels are rising and predicted to continue: most condominiums have or are in the process of spending millions for shoreline protection and maintenance.
• Emergency Access: Hauoli Street with access only by Ma’alaea Road has no secondary outlet in case of emergency. Next to Lahaina, Ma’alaea is the second most fire prone area on Maui.
For all the points and facts presented I strongly believe Ma’alaea should be excluded from
Bill 9 (2025).
Mahalo for hearing my testimony,
Donald Stevens
3947 West 37th Court
Anchorage, AK 99517
dstevensak@gmail.com
Dear Chair Kama, Vice Chair Uʻu-Hodgins and Members of the Housing and Land Use Committee:
I oppose Bill 9 as drafted and propose that the Council amend Bill 9 to exclude Papakea Oceanfront Resort which the County has historically identified as having A2-H2 zoning.
Background on Papakea
• Papakea was initially marketed and sold as a legal vacation rental property before any zoning restrictions limited transient vacation rentals in apartment zoned properties.
• Papakea owners have been operating legal vacation rentals for almost fifty years.
• Papakea has never been workforce housing so Papakea is not an example of a property that converted from workforce housing to transient vacation rental use.
• The majority of units at Papakea are under 600 square feet and the property has limited parking.
• Papakea is not in a residential neighborhood and is located alongside a long stretch of hotel-zoned properties and directly adjacent to multiple commercially-zoned properties.
Unlike apartment buildings designed for long-term residential use, Papakea has a front desk, an activity concierge, shared activity space, and numerous other common resort amenities.
• Owners purchased condos at Papakea with the reasonable expectation that short-term rentals were legal based on ordinances as far back as 1989, and as recent as 2022.
• In reliance on the Maui County ordinances and published documents, Hawaii state law, and constitutional protections, owners invested in costly renovations, furnishings, and long-term financial commitments such as mortgages that make any phase out of short-term rental right offensive of each buyer’s investment-backed expectations.
Papakea’s Contributions to the Community
• Papakea’s resort operations provide full-time, benefited, employment for 35 local resident employees; some have worked at the property for over 17 years; some started in entry-level positions and worked into supervisory roles.
• Papakea supports a wide variety of local trade professionals including pest control, HVAC, painting, plumbing, electrical, general contracting, masonry, tile and flooring, fitness instructors, entertainers, and tree trimming.
Individual Owner Contributions to the Community
• Many small businesses owned and operated by local residents from the Maui community rely on Papakea short-term rentals including housekeepers, handymen, on-island agents, and contractors. These service providers set their own rates, work hours, select their own clients, work conditions and standard operating procedures. Shutting down short-term rentals at Papakea means telling local entrepreneurs that worked hard to build a small business that they need to just go get a job somewhere else to make less money, have less flexibility, and be subject to oppressive corporate policies.
• Papakea STRs support the State of Hawaii and County of Maui through payment of property taxes (many at the short-term rental rate), Transient Accommodations Tax, General Excise Tax, and Maui County Transient Accommodations Tax.
• Papakea guests support many small businesses on the island including restaurants, food trucks, tour operators, activities, state parks, the national park, and shops.
• Papakea owners and guests regularly participate in community activities including volunteering at beach cleanups, Maui Humane Society, the hospital, and many other local organizations, and contribute to local philanthropic nd cultural efforts.
I would like to thank the committee for the opportunity to comment.
Sincerely,
Dimitra Hnatko
3543 Lower Honoapiilani Road, Apartment G104
Our names are Carol and Michael Hinderstein, and we own property in the Kapalua Resort in Maui County. We are writing to express our strong belief that the proposed legislation is over broad and should be amended to exempt the Kapalua Resort clearly and unambiguously from the proposed short-term rental ban.
The Kapalua Resort is a master planned resort community. The Kapalua Bay, Ridge, and Golf Villas were planned, approved, constructed, and sold for primarily vacation use, including short-term rental. They have been used continuously to include short-term rentals for over 45 years. Their use has never changed. They have never been affordable housing nor have they ever been workforce housing.
Owners in the Kapalua Resort, like us, support the local Maui community. We frequent and recommend many local businesses and employ many local service providers, many of whom have become friends over the years. Unfortunately, the proposed ordinance has already damaged tourism and negatively impacted the local community. Our housekeepers, window washers, handymen, etc etc workload has been drastically cut because rentals have been negatively impacted significantly. Their income has been reduced drastically.
The Kapalua Bay, Ridge, and Golf Villas are not suitable for affordable family housing. The Villas are very expensive to buy. Annual maintenance is hugely expensive. Annual homeowners’ expenses can exceed over $32,000. Insurance and taxes are very expensive. Future building repairs will be very expensive in our over-45-year-old buildings. Kapalua Resort rules ban work vehicles, restrict parking, limit occupancy, prohibit pets, and lack storage space, as just some examples.
Multiple studies have shown that the proposed ordinance will have a very harmful impact on the Maui economy, particularly if a ban is over broad and not carefully tailored to balance the need for affordable housing with the significant damage to tourism and the Maui economy, including its tax base. In balancing these considerations, the clear and obvious public interest requires exempting the Kapalua Resort from any short-term rental ban the County might adopt.
Kindly exclude the Kapalua Resort from any short-term rental ban you might recommend.
I am writing in strong opposition to Bill 9 (2025) and the proposed ban on short-term rentals (STRs) in Ma‘alaea Village, which would severely harm homeowners like myself, destabilize our community, and damage Maui’s already fragile economy.
I am a property owner and frequent visitor of Ma‘alaea and have invested significant resources into my property based on clear, lawful use of STRs — a use that has been recognized and regulated for decades. The proposed bill, even with its revised deadline, creates tremendous financial uncertainty and undermines trust in county planning and permitting processes.
Key Concerns:
1. Retroactive Punishment of Law-Abiding Owners
Ma‘alaea condo owners like myself have complied fully with all licensing, tax, and zoning regulations. Penalizing these owners — who relied on legal precedents and county policies — by phasing out their right to operate STRs is fundamentally unfair and likely subject to legal challenge.
2. Economic Damage to Residents and Local Economy
For many owners, STR income is not just supplemental — it is essential for covering mortgage payments, insurance, and rising maintenance fees. These rentals also support local jobs: cleaners, contractors, restaurants, and shops in the area depend on STR guests.
3. Lack of Alternatives and Infrastructure
The idea that displaced STR units will convert to long-term housing is speculative and unproven. Most Ma‘alaea units were not built or zoned for year-round residential living — many lack storage, sufficient parking, and proper insulation. These units serve a different purpose in the housing ecosystem, one that supports tourism without displacing residents.
4. Erosion of Trust in County Leadership
This bill sends the wrong message to current and future property owners: that rules can change arbitrarily, even when owners have complied with all laws. This undermines public trust and threatens investment in Maui at a time when we need thoughtful growth and stability.
Recommendations:
If the Committee proceeds with any policy changes, I urge you to:
Honor existing lawful uses and grandfather in current, compliant STRs
Explore data-based solutions to address real housing shortages without harming communities that were never the source of the problem
Work collaboratively with AOAO groups, owners, and local businesses on long-term, balanced solutions
Thank you for considering my testimony. I respectfully urge you to vote against Bill 9 and to preserve the rights of responsible STR owners in Ma‘alaea and throughout Maui.
Dear Chair Kama, Vice Chair Uʻu-Hodgins and Members of the Housing and Land Use Committee:
I oppose Bill 9 as drafted and propose that the Council amend Bill 9 to exclude Papakea Oceanfront Resort which the County has historically identified as having A2-H2 zoning.
Background on Papakea
• Papakea was initially marketed and sold as a legal vacation rental property before any zoning restrictions limited transient vacation rentals in apartment zoned properties.
• Papakea owners have been operating legal vacation rentals for almost fifty years.
• Papakea has never been workforce housing so Papakea is not an example of a property that converted from workforce housing to transient vacation rental use.
• The majority of units at Papakea are under 600 square feet and the property has limited parking.
• Papakea is not in a residential neighborhood and is located alongside a long stretch of hotel-zoned properties and directly adjacent to multiple commercially-zoned properties.
Unlike apartment buildings designed for long-term residential use, Papakea has a front desk, an activity concierge, shared activity space, and numerous other common resort amenities.
• Owners purchased condos at Papakea with the reasonable expectation that short-term rentals were legal based on ordinances as far back as 1989, and as recent as 2022.
• In reliance on the Maui County ordinances and published documents, Hawaii state law, and constitutional protections, owners invested in costly renovations, furnishings, and long-term financial commitments such as mortgages that make any phase out of short-term rental right offensive of each buyer’s investment-backed expectations.
Papakea’s Contributions to the Community
• Papakea’s resort operations provide full-time, benefited, employment for 35 local resident employees; some have worked at the property for over 17 years; some started in entry-level positions and worked into supervisory roles.
• Papakea supports a wide variety of local trade professionals including pest control, HVAC, painting, plumbing, electrical, general contracting, masonry, tile and flooring, fitness instructors, entertainers, and tree trimming.
Individual Owner Contributions to the Community
• Many small businesses owned and operated by local residents from the Maui community rely on Papakea short-term rentals including housekeepers, handymen, on-island agents, and contractors. These service providers set their own rates, work hours, select their own clients, work conditions and standard operating procedures. Shutting down short-term rentals at Papakea means telling local entrepreneurs that worked hard to build a small business that they need to just go get a job somewhere else to make less money, have less flexibility, and be subject to oppressive corporate policies.
• Papakea STRs support the State of Hawaii and County of Maui through payment of property taxes (many at the short-term rental rate), Transient Accommodations Tax, General Excise Tax, and Maui County Transient Accommodations Tax.
• Papakea guests support many small businesses on the island including restaurants, food trucks, tour operators, activities, state parks, the national park, and shops.
• Papakea owners and guests regularly participate in community activities including volunteering at beach cleanups, Maui Humane Society, the hospital, and many other local organizations, and contribute to local philanthropic nd cultural efforts.
I would like to thank the committee for the opportunity to comment.
Sincerely,
Dimitra Hnatko
3543 Lower Honoapiilani Road, Apartment A204
Dear Chair Kama, Vice Chair Uʻu-Hodgins and Members of the Housing and Land Use Committee:
I oppose Bill 9 as drafted and propose that the Council amend Bill 9 to exclude Papakea Oceanfront Resort which the County has historically identified as having A2-H2 zoning.
Background on Papakea
• Papakea was initially marketed and sold as a legal vacation rental property before any zoning restrictions limited transient vacation rentals in apartment zoned properties.
• Papakea owners have been operating legal vacation rentals for almost fifty years.
• Papakea has never been workforce housing so Papakea is not an example of a property that converted from workforce housing to transient vacation rental use.
• The majority of units at Papakea are under 600 square feet and the property has limited parking.
• Papakea is not in a residential neighborhood and is located alongside a long stretch of hotel-zoned properties and directly adjacent to multiple commercially-zoned properties.
Unlike apartment buildings designed for long-term residential use, Papakea has a front desk, an activity concierge, shared activity space, and numerous other common resort amenities.
• Owners purchased condos at Papakea with the reasonable expectation that short-term rentals were legal based on ordinances as far back as 1989, and as recent as 2022.
• In reliance on the Maui County ordinances and published documents, Hawaii state law, and constitutional protections, owners invested in costly renovations, furnishings, and long-term financial commitments such as mortgages that make any phase out of short-term rental right offensive of each buyer’s investment-backed expectations.
Papakea’s Contributions to the Community
• Papakea’s resort operations provide full-time, benefited, employment for 35 local resident employees; some have worked at the property for over 17 years; some started in entry-level positions and worked into supervisory roles.
• Papakea supports a wide variety of local trade professionals including pest control, HVAC, painting, plumbing, electrical, general contracting, masonry, tile and flooring, fitness instructors, entertainers, and tree trimming.
Individual Owner Contributions to the Community
• Many small businesses owned and operated by local residents from the Maui community rely on Papakea short-term rentals including housekeepers, handymen, on-island agents, and contractors. These service providers set their own rates, work hours, select their own clients, work conditions and standard operating procedures. Shutting down short-term rentals at Papakea means telling local entrepreneurs that worked hard to build a small business that they need to just go get a job somewhere else to make less money, have less flexibility, and be subject to oppressive corporate policies.
• Papakea STRs support the State of Hawaii and County of Maui through payment of property taxes (many at the short-term rental rate), Transient Accommodations Tax, General Excise Tax, and Maui County Transient Accommodations Tax.
• Papakea guests support many small businesses on the island including restaurants, food trucks, tour operators, activities, state parks, the national park, and shops.
• Papakea owners and guests regularly participate in community activities including volunteering at beach cleanups, Maui Humane Society, the hospital, and many other local organizations, and contribute to local philanthropic nd cultural efforts.
I would like to thank the committee for the opportunity to comment.
Sincerely,
Randy Hnatko
3543 Lower Honoapiilani Road, Apartment A204
Testimony Opposing Bill 9 (2024): Phase-Out of Legal Short-Term Rentals
Aloha Chair and Members of the Maui County Council,
My name is Phyo, and I am writing to express my strong opposition to Bill 9, which proposes the phase-out of legal short-term rentals (STRs) in apartment districts. While I recognize and share the community’s concern about the urgent need for long-term housing solutions, I believe this bill is the wrong approach—both legally and practically—and will result in unintended economic and social harm.
1. These STRs Were Legal and Permitted in Good Faith
Many current STR operators made significant life investments—purchasing properties, following all zoning and permit rules, paying GET and TAT taxes, and investing in the local economy—under the assumption that these uses were legal and would remain so. Phasing them out now amounts to retroactive punishment. It undermines trust in the stability of Maui County's land use policy and sends a chilling message to anyone who wants to invest here in good faith.
2. STR Owners Already Contribute Substantially to Maui’s Economy
STRs contribute tens of millions in tax revenues, support hundreds of small businesses—from cleaners and landscapers to restaurants and tour operators—and help diversify Maui’s tourism base. Many visitors prefer STRs for extended family travel, affordability, or cultural immersion, especially in a post-COVID economy that favors private accommodations.
Bill 9 would remove hundreds of units from circulation without any clear plan for converting them into long-term housing, especially as many of them are not suited or priced for local occupancy. Simply banning STRs does not create affordable housing.
3. Bill 9 Creates False Hope About Housing Solutions
The assumption that eliminating STRs will suddenly produce homes for local families is wishful at best. Most of these units are in buildings and areas that will remain unaffordable to the average resident, or were built with tourism in mind. STRs are not the cause of Maui's housing crisis—years of underbuilding, lack of infrastructure investment, and complex permitting processes are.
We need real, systemic solutions: building workforce housing, fast-tracking affordable developments, and incentivizing long-term rentals through tax relief or direct programs—not scapegoating one sector of the economy.
4. Maui Can Regulate, Not Eliminate
Maui already has tools in place to regulate short-term rentals. We should focus on enforcing existing regulations, cracking down on illegal STRs, and balancing the need for tourism with housing availability. Creating better boundaries—through caps, zoning tools, or property taxes—is more effective than outright bans.
A balanced, nuanced policy can preserve neighborhoods while protecting legal operators and the economy.
Conclusion
I urge the Council to reconsider the unintended consequences of Bill 9 and to pursue more constructive and comprehensive housing strategies. Let’s not take away legal livelihoods, destabilize property rights, and hurt local small businesses in the name of a policy that may not deliver the housing relief our community desperately needs.
Mahalo for your time and thoughtful consideration.
Sincerely,
Phyo Kyaw
3200 Wailea Alanui Dr
Kihei 96753
Our names are Peter and Lisa Gannon, and since 2002 we have owned our property in the Kapalua Resort in Maui County. We are writing to express our strong belief that the proposed legislation is overbroad and should be amended to exempt the Kapalua Resort clearly and unambiguously from the proposed short-term rental ban.
The Kapalua Resort is and always has been a Master Planned Resort Community. The Kapalua Bay, Ridge, and Golf Villas were planned, approved, contructed, and sold for primarily vacation use, including short-term rental. They have been used continuously to include short-term rentals for over 45 years. Their use has never changed. They have never been affordable housing. Nor have they ever been workforce housing. In fact, this is precisely why we bought our condo as we wanted to have a vacation rental, as well as use it ourselves (we stay in it every June-October/November). When we bought it, we were told it was zoned Hotel since it was also part of the Kapalua Bay Hotel rental program.
Owners in the Kapalua Resort, like us, support the local Maui community. We frequent and recommend many local businesses and employ many local service providers, many of whom have become valued friends over the years. Sadly, the proposed ordinance has already damaged tourism and negatively impacted the local community.
The Kapalua Bay, Ridge, and Golf Villas are not suitable for affordable family housing. The Villas are very expensive to buy. Annual maintenance is hugely expensive. Annual homeowners' expenses can exceed over $32.000. Insurance and taxes are very expensive. Future building repairs will be very expensive in our over-45-year-old buildings. Kapalua Resort rules ban work vehicles, restrict parking, limit occupancy, prohibit pets, and lack storage space, as just some examples.
Multiple studies have shown that the proposed ordinance will have a very harmful impact on the Maui economy, particularly if a ban is overbroad and not carefully tailored to balance the need for affordable housing with the significant damage to tourism and the Maui economy, including its' tax base. In balancing these considerations, the clear and obvious public interest requires exempting the Kapalua Resort from any short-term rental ban the County might adopt. There are plenty of apartments and single family homes in Maui County that are being run as "illegal" short-term rentals that should be on the banned list and made into affordable housing. Not the Kapalua Resort Community.
Please exclude the Kapalua Resort from any short-term rental ban you might recommend.
I feel eliminating short term rentals in Maui will have a huge negative consequence to most of the population living there. The cleaning companies, handyman, companies, management companies, and all of the other support systems that run the short term rentals, will lose their jobs.
Also, so many restaurant, workers, tourist, operators, basically the majority Maui workers will not have work. Yes housing might become more affordable, but people will not have jobs.
I know people say that tourist can come and stay in hotels, but the average family cannot afford to bring their family and stay in a hotel. The cost is way too expensive and buying three meals a day for a family and not being able to cook your own kitchen is out of most peoples very budget. So the number of tourist to Bali will decline dramatically. The whole thing seems like a huge mistake.
Our complex, The Palms at Wailea, was built SPECIFICALLY for STVR. It is INADEQUATE for long term on several fronts, that are obvious and I won’t state here. You are breaking the public trust to consider such a thing. Knowing this was even a possibility, the Lahaina fire notwithstanding, we would have NEVER purchased this condo back in Jan 2020, let along spend most of our savings to remodel it. We only purchased, at great financial burden, to fulfill my wife’s dream of ownership on Maui, where she has lived for 43 years and has close HANAI CONNECTION! If passed, our unit will remain EMPTY, as our monthly expense, with a moderate mortgage, is $7000/month. You are proposing to STEAL DREAMS. This is NOT the solution to low cost housing!!
UHERO study estimates Maui will loose almost one billion dollars in revenue and thousands of local jobs if the STR ban is implemented. The only reliable, proven way to solve the workforce housing shortage is to start building more housing units now. Please acknowledge the trade offs of implementing this stupid policy. Do the intelligent action: build more workforce housing.
To: Housing and Land Use Committee
Maui County Council
Date: June 7, 2025
Re: Testimony Opposing Bill 9
Submitted by: Honu Hawaii Home LLC
Unit 408, Ma‘alaea Kai Condominium
Ma‘alaea, Maui, HI
Aloha Chair Kama and Honorable Committee Members,
We submit this testimony on behalf of Honu Hawaii Home LLC, a small, family-run business that owns and operates Unit 408 in the Ma‘alaea Kai condominium complex. For the past 12 years, we have operated in full compliance with all tax, regulatory, and community standards. We are part of a broader community of responsible short-term rental (STR) owners who care deeply about Maui’s people, places, and future.
As we expressed in our testimony last June, we extend our deepest sympathies to those still impacted by the devastating Lahaina wildfires. The pain and loss are profound and ongoing. In support, we’ve contributed to Maui Strong, the Maui Humane Society, and Women Helping Women, and continue to back local organizations including the Pacific Whale Foundation the Maui Ocean Center, and the Ma‘alaea Village Association (MVA).
We exclusively hire local service providers — from property managers and housekeepers to maintenance teams, electricians, and plumbers — who rely directly on STR-supported income. We guide our guests to local businesses such as the Ma‘alaea General Store, the Maui Ocean Center, Pacific Whale Foundation, and Ma‘alaea’s restaurants and shops. Many of our responsible and conscientious guests return year after year, sharing how staying in the Ma‘alaea area helps them feel a deeper connection to preserving Maui’s precious beauty and appreciating its vibrant, diverse people.
We respectfully urge you to oppose Bill 9 as written. While we fully support the goal of addressing Maui’s housing crisis, this bill’s broad-based approach is unlikely to deliver its intended benefits and carries a high risk of unintentionally harming the very residents and workers it aims to help.
The recent UHERO economic report projects that phasing out all STRs on the Minatoya List would eliminate thousands of local jobs. It would slash state and county tax revenues by tens of millions annually and remove over $1 billion per year from Maui’s economy. These losses will disproportionately harm local workers — cleaners, landscapers, contractors, and vendors — who depend on STRs for their livelihoods. This would come at a time of immense global economic fragility, thus further compounding the pressures already facing everyday families.
As emphasized in the MVA’s testimony, it is important to note that Ma‘alaea condominiums — including Ma‘alaea Kai — were never designed or priced for long-term residential use. Our understanding is that the first aircraft runway and hotel on Maui were built in Ma‘alaea and that these condominium complexes on Hauoli Street were built to accommodate visitors. Also, high and rising costs related to sanitary treatment facilities, insurance, sea wall maintenance, flood risk, and general infrastructure upkeep make these units ill-suited for affordability-based housing solutions. STR income helps ensure buildings like these are safely maintained and retain their value, while also supporting many small businesses in the Village that rely on local visitor traffic.
We believe a more balanced, data-informed approach is needed — one that targets truly viable pathways to affordable housing; enforces against illegal transient rentals; and upholds responsible STR operations that stabilize Maui’s economy with jobs and revenue streams that benefit all the people of Maui.
We remain committed to being part of the solution and stand ready to collaborate on thoughtful, forward-looking strategies that serve both the housing and economic needs.
With deep respect and sincere gratitude for your public service,
/s/ Sonny Cave & Stefanie Workman
Owners, Honu Hawaii Home LLC
Ma‘alaea Kai Condominium Unit 408, Maui
I respectfully propose that the Councel amend Bill 9 to exclude Papakea Oceanfront Resort. Papakea has always operated as a legal vacation rental property (for almost 50 years!) and has been listed in the AAA Tour Book as an apartment hotel available for sort term rentals. Papakea is located among a long stretch of hotel-zoned properties and has resort amenities include a front desk, smimming pools, putting greens, shuffleboard courts, and tennis/paddleball courts. Papakea's resort operations provide employment with benefits for over 30 full time employees as well as supporting a wide variety of local trade professionals. The setting is not conducive to long-term residential use and is not an example of a property converted from workforce housing to transient vacation rental use. Zoned as A2-H2, Papakea has always been marketed and sold as a vacation rental property and operated as such. For these reasons, I believe Papakea should be excluded from Bill 9.
I appreciate the opportunity to comment.
David Pasta
3543 Lower Honoapiilani Road, Unit H203
I oppose Bill 9 including Papakea Resort. This Resort is Dual Zoned. If Papakea is forced to have their zoning changed to only "a" zoning rules, we as owners are then protected by the 14th Amendment's the "taking clause".
This Bill all together is a disaster to the Maui Economy and to the locals who live in Maui. It will cause job loss; it will slow the economy and slow all growth for Maui and right now "growth" is what is needed. When locals are losing their jobs due to this disastrous bill, no one will be able to afford housing because there will be no jobs to sustain living on the island.
As a mortgage professional for over 25 years, any complex which has a front desk check in, timeshare units and units that exceed more than 20% of non-occupied living ownership, are deemed as "condo hotels". In the mortgage world, that means you must obtain "condo hotel" financing. You are not allowed to finance your property with any bank and especially not with the lowest rate bank. You pay a premium for a "condo hotel". If fannie mae and freddie mac deem these properties as "non-lendable", then how is it the County can make an owner hold the property as a standard condo?
I have been an STR owner since 2003. I have previously submitted testimony in opposition to the bill however, I’d like to add a couple of other things.
My wife, Linda, and I have always supported the Maui community. When the Lahaina fire occurred, we donated over a $1000 to the community, including the Maui Humane Society and the other help organizations (maybe Lahaina Strong before we realized they were in opposition to us. I don’t remember).
We are also members of the MAAC, going to the concerts, plays and other functions.
We spend approximately 4 months out of the year on Maui and have always considered it to be home until now.
Thank you for your anticipated consideration.
Aloha Chair, Vice Chair, and Committee Members,
My name is Laurie Gray, and my husband and I own a short-term rental property in Maui County. I am writing today to express my deep concern and very strong opposition to the proposed legislation to phase out more than 7,000 vacation rentals.
We’ve worked hard to be a responsible and community-oriented owners. I recommend local restaurants and tour guides in my welcome guide and STR blog. I employ local service providers — cleaners, maintenance techs, and landscapers, and our complex employs dozens of service people and office employees — many of whom have become like family over the years. My guests often leave Maui saying they felt more connected to the island because of the personal experience they had in my home.
A recent comment from one of our guests “We fell in love with Kihei and Maui! Our vacation experience truly exceeded our expectation (which doesn’t always happen when vacationing at a destination for the first time). We engaged in the perfect balance of activities (snorkeling, hiking, shopping, exploring) and relaxation (condo and beach). The scenery was spectacular & amazing – truly a paradise. And every meal we had was delicious and memorable (Kafe O’ Lei, Freds for Taco Tuesday, The Monkey Pod, Black Rock Pizza, etc.). An unexpected attribute that truly elevated our experience and affection for the place was the warmth and friendliness of the locals that we encountered both in the establishments and casually. Thank you so much for your guidance on what to do where. It made all the difference!”
Some of my guests have even said they wouldn’t have come at all if they didn’t have a vacation rental option. That matters — not just to me, but to all the small businesses they supported during their stay.
Owning in this complex has not been easy. We’ve faced huge maintenance costs, special assessments, and massive increases in insurance after the fires (as well as the overwhelming increase in property taxes.) These aren’t luxuries — they’re costs that ensure the property remains safe, functional, and appealing. STR income helps cover those costs while supporting local workers.
This legislation feels rushed and one-sided. I urge the Council to work with owners like me to find a fair and balanced path forward — one that protects local jobs, supports the economy, and holds STR owners to high standards, instead of phasing us out completely.
Mahalo for your time and consideration.
Sincerely, Laurie Gray and Jeff Bounsall
lgbounsall@gmail.com
Thank you for undertaking review of Mayor Bissen’s revision to Bill 9 to eliminate transient vacation rentals.
I have been an owner at Ma’alaea Kai in Ma’alaea Village since 2012, and have been in the transient rental vacation business since 2012. I chose Ma’alaea Village because it is a unique, self-contained visitor-oriented community with some of Maui’s top visitor activities Maui Ocean Center, Pacific Whale Foundation, Ma’alaea Harbor and Harbor Shops, and Maui Sports Park.
Thank you for extending the deadline to July 1, 2030. This Bill will impact me, an owner of a short-term rental, and many others in the community and the small businesses and individuals who depend on our rentals for income.
I agree that housing for Maui’s people is a top priority. It is tragic that the Lahaina fires made the problem on Maui even worse and that many Lahaina families are still struggling to find a comfortable home.
Please reconsider the full effects of this bill. Maui needs more housing and more money to support housing, why would you want to take much needed dollars away from me and the local businesses that depend on transient vacation rentals for our livelihood? In addition, transient vacation rentals contribute millions of tax dollars to the County of Maui and the State of Hawaii.
I am a legal, tax-paying TVR owner. I agree fully that all TVR owners must be legal, and current in payment of taxes, fines, etc.
My condominium was built in 1975. We are included in the Minatoya list and have hosted vacation rentals since then. In my building and others on the street, we have a mix of owners as full-time residents, TVR owners, second homeowners who do not rent, long term renters, and visitors.
These are some pertinent facts to bring to your attention:
• $5,000 - $6,000 per month: This is the average cost to own and maintain an apartment zoned condominium for mortgage, maintenance, and reserves, etc.
• $16,000 - $1,500,000: Owners in Ma’alaea have received Special Assessments for required building upgrades, insurance premiums, elevator upgrades, wastewater plant and security.
• $2,000,000: Owners in Ma’alaea have received Special Assessments for seawall repairs.
• One parking stall: Parking is designed for apartment zoning, providing only one stall per unit. Limited Street parking on Hauoli Street is often used to its fullest potential.
• One bedrooms or studios: The majority of the apartments in Ma’alaea are one bedroom or studio apartments which would not accommodate a typical family. Our condo is a 600 square foot, one bedroom apartment.
• Sea levels are rising and predicted to continue: most condominiums have or are in the process of spending millions for shoreline protection and maintenance.
• Emergency Access: Hauoli Street with access only by Ma’alaea Road has no secondary outlet in case of emergency. Next to Lahaina, Ma’alaea is the second most fire prone area on Maui.
For all the points and facts presented I strongly believe Ma’alaea should be excluded from
Bill 9 (2025).
Mahalo for hearing my testimony,
Danny Lisa
Ma’alaea Kai #204
70 Houoli Street
Wailuku, HI 96793
dlisa@aol.com
Chair Kama, Vice Chair Uʻu-Hodgins, and Members of the Housing and Land Use Committee,
Thank you for your continued work on the critical issue of housing in Maui County. We recognize the difficult task before you—balancing the urgent need for local housing with the realities of long-standing, legally operating properties that also contribute to the island’s economy and community fabric.
We’re writing to respectfully ask that you consider this testimony as part of your deliberations for the June 9 meeting, and to urge you to amend Bill 9 to exclude Mahina Surf from the proposed phase-out.
Mahina Surf is not a recent conversion or a former long-term housing development. It was built in 1969 specifically as a vacation rental property and has operated as such ever since, through decades of zoning changes and development around it. Its intended use has never changed, and owners have consistently followed the law.
Most of the units at Mahina Surf are under 600 square feet, and the property has very limited parking. These features make it impractical for long-term residential use. It has never been part of the workforce housing inventory, nor was it ever designed to be.
As owners of two units, we made our investment in good faith based on decades of county ordinances and planning documents that recognized and permitted short-term rental use. Like many other owners, we’ve made significant long-term commitments based on those rules, including renovations, maintenance, and local service contracts.
Mahina Surf supports not just tourism, but also a network of local independent contractors and small businesses—plumbers, electricians, cleaners, landscapers, pest control providers, and others—who rely on steady, year-round work from legally operating properties like ours.
We understand and support the county’s efforts to address the housing crisis. At the same time, we respectfully ask that the committee take into account that not all short-term rental properties are the same. Mahina Surf has complied with every regulation for over fifty years and does not displace local housing. It is a unique case that deserves thoughtful consideration.
Thank you again for your time, your public service, and for including this input in your discussion on June 9.
Sincerely,
Andrew and Jennie Eckstrom
Owners, Units 119 and 208
Mahina Surf
Mahinasurf208@gmail.com
Dear Council Members,
I am writing to express my strong opposition to the proposed legislation that seeks to ban short-term rentals in Maui. While I understand and share concerns about housing affordability and community preservation, this bill represents an overreach that will cause significant economic harm, undermine property rights, and offer no guaranteed solution to the underlying housing crisis.
1. Economic Impact:
Short-term rentals contribute substantially to the local economy through tourism-related spending, employment, and tax revenue. Many responsible owners, like myself, maintain properties that employ local cleaners, landscapers, and tradespeople, and generate consistent TOT revenues that fund essential county services.
2. Disproportionate Burden on Responsible Owners:
This proposal unfairly targets law-abiding, permitted owners who have followed every regulation, including zoning requirements, permit fees, and compliance inspections. Punishing this group while failing to crack down effectively on illegal rentals sends the wrong message and undermines trust in the system.
3. Property Rights and Due Process:
Many owners purchased properties based on the county’s longstanding framework that allowed short-term rentals in designated zones. Changing the rules retroactively threatens not just livelihoods but also the fundamental reliability of Maui’s zoning and permitting process.
4. No Clear Path to Long-Term Housing Conversion:
There is no evidence that eliminating short-term rentals will result in these homes being converted to affordable long-term housing. Many STRs are second homes or vacation-oriented units that are not suitable nor intended for permanent rental.
5. Alternative Solutions Exist:
Rather than an outright ban, I urge the Council to pursue targeted, enforceable solutions such as stricter penalties for illegal rentals, incentivizing long-term rental conversion where feasible, and increasing workforce housing development.
Maui can balance tourism, housing, and community values without banning a permitted and productive sector of the economy.
I respectfully request that you vote NO on this bill.
Sincerely,
Dr. Mahmoud Labib
Property Owner, Maui
Aloha Chair Kama and Council Members,
Thank you for undertaking review of Mayor Bissen’s revision to Bill 9 to eliminate transient vacation rentals.
I have been an owner at Maalaea Kai in Ma’alaea Village since 2017 and have been in the transient rental vacation business since 2017. I chose Ma’alaea Village because it is a unique, self-contained visitor-oriented community with some of Maui’s top visitor activities Maui Ocean Center, Pacific Whale Foundation, Ma’alaea Harbor and Harbor Shops, and Maui Sports Park.
Thank you for extending the deadline to July 1, 2030. This Bill will impact me, an owner of a short-term rental, and many others in the community and the small businesses and individuals who depend on our rentals for income.
I agree that housing for Maui’s people is a top priority. It is tragic that the Lahaina fires made the problem on Maui even worse and that many Lahaina families are still struggling to find a comfortable home.
Please reconsider the full effects of this bill. Maui needs more housing and more money to support housing, why would you want to take much needed dollars away from me and the local businesses that depend on transient vacation rentals for our livelihood? In addition, transient vacation rentals contribute millions of tax dollars to the County of Maui and the State of Hawaii.
I am a legal, tax-paying TVR owner. I agree fully that all TVR owners must be legal, and current in payment of taxes, fines, etc.
My condominium was built in 1975. We are included in the Minatoya list and have hosted vacation rentals since then in my building and others on the street. We have a mix of owners as full-time residents, TVR owners, second homeowners who do not rent, long term renters, and visitors.
Facts to bring to your attention:
• $5,000 - $6,000 per month: Average cost to own and maintain an apartment zoned condominium for mortgage, maintenance, and reserves, etc.
• $16,000 - $1,500,000: Owners in Ma’alaea have received Special Assessments for required building upgrades, insurance premiums, elevator upgrades, wastewater plant and security.
• $2,000,000: Owners in Ma’alaea have received Special Assessments for seawall repairs.
• One stall: Parking is designed for apartment zoning, providing only (1) stall per unit. Limited Street parking on Hauoli Street is often used to its fullest potential.
• One bedrooms or studios: The majority of the apartments in Ma’alaea are one bedroom or studio apartments which would not accommodate a typical family.
• Sea levels are rising and predicted to continue: most condominiums have or are in the process of spending millions for shoreline protection and maintenance.
• Emergency Access: Hauoli Street with access only by Ma’alaea Road has no secondary outlet in case of emergency. Next to Lahaina, Ma’alaea is the second most fire prone area on Maui.
For all the points and facts presented I strongly believe Ma’alaea should be excluded from
Bill 9 (2025).
Mahalo for hearing my testimony,
Donald Stevens
3947 West 37th Court
Anchorage, AK 99517
dstevensak@gmail.com
Dear Chair Kama, Vice Chair Uʻu-Hodgins and Members of the Housing and Land Use Committee:
I oppose Bill 9 as drafted and propose that the Council amend Bill 9 to exclude Papakea Oceanfront Resort which the County has historically identified as having A2-H2 zoning.
Background on Papakea
• Papakea was initially marketed and sold as a legal vacation rental property before any zoning restrictions limited transient vacation rentals in apartment zoned properties.
• Papakea owners have been operating legal vacation rentals for almost fifty years.
• Papakea has never been workforce housing so Papakea is not an example of a property that converted from workforce housing to transient vacation rental use.
• The majority of units at Papakea are under 600 square feet and the property has limited parking.
• Papakea is not in a residential neighborhood and is located alongside a long stretch of hotel-zoned properties and directly adjacent to multiple commercially-zoned properties.
Unlike apartment buildings designed for long-term residential use, Papakea has a front desk, an activity concierge, shared activity space, and numerous other common resort amenities.
• Owners purchased condos at Papakea with the reasonable expectation that short-term rentals were legal based on ordinances as far back as 1989, and as recent as 2022.
• In reliance on the Maui County ordinances and published documents, Hawaii state law, and constitutional protections, owners invested in costly renovations, furnishings, and long-term financial commitments such as mortgages that make any phase out of short-term rental right offensive of each buyer’s investment-backed expectations.
Papakea’s Contributions to the Community
• Papakea’s resort operations provide full-time, benefited, employment for 35 local resident employees; some have worked at the property for over 17 years; some started in entry-level positions and worked into supervisory roles.
• Papakea supports a wide variety of local trade professionals including pest control, HVAC, painting, plumbing, electrical, general contracting, masonry, tile and flooring, fitness instructors, entertainers, and tree trimming.
Individual Owner Contributions to the Community
• Many small businesses owned and operated by local residents from the Maui community rely on Papakea short-term rentals including housekeepers, handymen, on-island agents, and contractors. These service providers set their own rates, work hours, select their own clients, work conditions and standard operating procedures. Shutting down short-term rentals at Papakea means telling local entrepreneurs that worked hard to build a small business that they need to just go get a job somewhere else to make less money, have less flexibility, and be subject to oppressive corporate policies.
• Papakea STRs support the State of Hawaii and County of Maui through payment of property taxes (many at the short-term rental rate), Transient Accommodations Tax, General Excise Tax, and Maui County Transient Accommodations Tax.
• Papakea guests support many small businesses on the island including restaurants, food trucks, tour operators, activities, state parks, the national park, and shops.
• Papakea owners and guests regularly participate in community activities including volunteering at beach cleanups, Maui Humane Society, the hospital, and many other local organizations, and contribute to local philanthropic nd cultural efforts.
I would like to thank the committee for the opportunity to comment.
Sincerely,
Dimitra Hnatko
3543 Lower Honoapiilani Road, Apartment G104
Aloha Chair, Vice Chair, and Committee Members,
Our names are Carol and Michael Hinderstein, and we own property in the Kapalua Resort in Maui County. We are writing to express our strong belief that the proposed legislation is over broad and should be amended to exempt the Kapalua Resort clearly and unambiguously from the proposed short-term rental ban.
The Kapalua Resort is a master planned resort community. The Kapalua Bay, Ridge, and Golf Villas were planned, approved, constructed, and sold for primarily vacation use, including short-term rental. They have been used continuously to include short-term rentals for over 45 years. Their use has never changed. They have never been affordable housing nor have they ever been workforce housing.
Owners in the Kapalua Resort, like us, support the local Maui community. We frequent and recommend many local businesses and employ many local service providers, many of whom have become friends over the years. Unfortunately, the proposed ordinance has already damaged tourism and negatively impacted the local community. Our housekeepers, window washers, handymen, etc etc workload has been drastically cut because rentals have been negatively impacted significantly. Their income has been reduced drastically.
The Kapalua Bay, Ridge, and Golf Villas are not suitable for affordable family housing. The Villas are very expensive to buy. Annual maintenance is hugely expensive. Annual homeowners’ expenses can exceed over $32,000. Insurance and taxes are very expensive. Future building repairs will be very expensive in our over-45-year-old buildings. Kapalua Resort rules ban work vehicles, restrict parking, limit occupancy, prohibit pets, and lack storage space, as just some examples.
Multiple studies have shown that the proposed ordinance will have a very harmful impact on the Maui economy, particularly if a ban is over broad and not carefully tailored to balance the need for affordable housing with the significant damage to tourism and the Maui economy, including its tax base. In balancing these considerations, the clear and obvious public interest requires exempting the Kapalua Resort from any short-term rental ban the County might adopt.
Kindly exclude the Kapalua Resort from any short-term rental ban you might recommend.
Mahalo for your time and careful consideration.
Sincerely,
Carol and Michael Hinderstein
Dear Chair Kama and Committee Members,
I am writing in strong opposition to Bill 9 (2025) and the proposed ban on short-term rentals (STRs) in Ma‘alaea Village, which would severely harm homeowners like myself, destabilize our community, and damage Maui’s already fragile economy.
I am a property owner and frequent visitor of Ma‘alaea and have invested significant resources into my property based on clear, lawful use of STRs — a use that has been recognized and regulated for decades. The proposed bill, even with its revised deadline, creates tremendous financial uncertainty and undermines trust in county planning and permitting processes.
Key Concerns:
1. Retroactive Punishment of Law-Abiding Owners
Ma‘alaea condo owners like myself have complied fully with all licensing, tax, and zoning regulations. Penalizing these owners — who relied on legal precedents and county policies — by phasing out their right to operate STRs is fundamentally unfair and likely subject to legal challenge.
2. Economic Damage to Residents and Local Economy
For many owners, STR income is not just supplemental — it is essential for covering mortgage payments, insurance, and rising maintenance fees. These rentals also support local jobs: cleaners, contractors, restaurants, and shops in the area depend on STR guests.
3. Lack of Alternatives and Infrastructure
The idea that displaced STR units will convert to long-term housing is speculative and unproven. Most Ma‘alaea units were not built or zoned for year-round residential living — many lack storage, sufficient parking, and proper insulation. These units serve a different purpose in the housing ecosystem, one that supports tourism without displacing residents.
4. Erosion of Trust in County Leadership
This bill sends the wrong message to current and future property owners: that rules can change arbitrarily, even when owners have complied with all laws. This undermines public trust and threatens investment in Maui at a time when we need thoughtful growth and stability.
Recommendations:
If the Committee proceeds with any policy changes, I urge you to:
Honor existing lawful uses and grandfather in current, compliant STRs
Explore data-based solutions to address real housing shortages without harming communities that were never the source of the problem
Work collaboratively with AOAO groups, owners, and local businesses on long-term, balanced solutions
Thank you for considering my testimony. I respectfully urge you to vote against Bill 9 and to preserve the rights of responsible STR owners in Ma‘alaea and throughout Maui.
Sincerely,
Steve Uhl
Dear Chair Kama, Vice Chair Uʻu-Hodgins and Members of the Housing and Land Use Committee:
I oppose Bill 9 as drafted and propose that the Council amend Bill 9 to exclude Papakea Oceanfront Resort which the County has historically identified as having A2-H2 zoning.
Background on Papakea
• Papakea was initially marketed and sold as a legal vacation rental property before any zoning restrictions limited transient vacation rentals in apartment zoned properties.
• Papakea owners have been operating legal vacation rentals for almost fifty years.
• Papakea has never been workforce housing so Papakea is not an example of a property that converted from workforce housing to transient vacation rental use.
• The majority of units at Papakea are under 600 square feet and the property has limited parking.
• Papakea is not in a residential neighborhood and is located alongside a long stretch of hotel-zoned properties and directly adjacent to multiple commercially-zoned properties.
Unlike apartment buildings designed for long-term residential use, Papakea has a front desk, an activity concierge, shared activity space, and numerous other common resort amenities.
• Owners purchased condos at Papakea with the reasonable expectation that short-term rentals were legal based on ordinances as far back as 1989, and as recent as 2022.
• In reliance on the Maui County ordinances and published documents, Hawaii state law, and constitutional protections, owners invested in costly renovations, furnishings, and long-term financial commitments such as mortgages that make any phase out of short-term rental right offensive of each buyer’s investment-backed expectations.
Papakea’s Contributions to the Community
• Papakea’s resort operations provide full-time, benefited, employment for 35 local resident employees; some have worked at the property for over 17 years; some started in entry-level positions and worked into supervisory roles.
• Papakea supports a wide variety of local trade professionals including pest control, HVAC, painting, plumbing, electrical, general contracting, masonry, tile and flooring, fitness instructors, entertainers, and tree trimming.
Individual Owner Contributions to the Community
• Many small businesses owned and operated by local residents from the Maui community rely on Papakea short-term rentals including housekeepers, handymen, on-island agents, and contractors. These service providers set their own rates, work hours, select their own clients, work conditions and standard operating procedures. Shutting down short-term rentals at Papakea means telling local entrepreneurs that worked hard to build a small business that they need to just go get a job somewhere else to make less money, have less flexibility, and be subject to oppressive corporate policies.
• Papakea STRs support the State of Hawaii and County of Maui through payment of property taxes (many at the short-term rental rate), Transient Accommodations Tax, General Excise Tax, and Maui County Transient Accommodations Tax.
• Papakea guests support many small businesses on the island including restaurants, food trucks, tour operators, activities, state parks, the national park, and shops.
• Papakea owners and guests regularly participate in community activities including volunteering at beach cleanups, Maui Humane Society, the hospital, and many other local organizations, and contribute to local philanthropic nd cultural efforts.
I would like to thank the committee for the opportunity to comment.
Sincerely,
Dimitra Hnatko
3543 Lower Honoapiilani Road, Apartment A204
Dear Chair Kama, Vice Chair Uʻu-Hodgins and Members of the Housing and Land Use Committee:
I oppose Bill 9 as drafted and propose that the Council amend Bill 9 to exclude Papakea Oceanfront Resort which the County has historically identified as having A2-H2 zoning.
Background on Papakea
• Papakea was initially marketed and sold as a legal vacation rental property before any zoning restrictions limited transient vacation rentals in apartment zoned properties.
• Papakea owners have been operating legal vacation rentals for almost fifty years.
• Papakea has never been workforce housing so Papakea is not an example of a property that converted from workforce housing to transient vacation rental use.
• The majority of units at Papakea are under 600 square feet and the property has limited parking.
• Papakea is not in a residential neighborhood and is located alongside a long stretch of hotel-zoned properties and directly adjacent to multiple commercially-zoned properties.
Unlike apartment buildings designed for long-term residential use, Papakea has a front desk, an activity concierge, shared activity space, and numerous other common resort amenities.
• Owners purchased condos at Papakea with the reasonable expectation that short-term rentals were legal based on ordinances as far back as 1989, and as recent as 2022.
• In reliance on the Maui County ordinances and published documents, Hawaii state law, and constitutional protections, owners invested in costly renovations, furnishings, and long-term financial commitments such as mortgages that make any phase out of short-term rental right offensive of each buyer’s investment-backed expectations.
Papakea’s Contributions to the Community
• Papakea’s resort operations provide full-time, benefited, employment for 35 local resident employees; some have worked at the property for over 17 years; some started in entry-level positions and worked into supervisory roles.
• Papakea supports a wide variety of local trade professionals including pest control, HVAC, painting, plumbing, electrical, general contracting, masonry, tile and flooring, fitness instructors, entertainers, and tree trimming.
Individual Owner Contributions to the Community
• Many small businesses owned and operated by local residents from the Maui community rely on Papakea short-term rentals including housekeepers, handymen, on-island agents, and contractors. These service providers set their own rates, work hours, select their own clients, work conditions and standard operating procedures. Shutting down short-term rentals at Papakea means telling local entrepreneurs that worked hard to build a small business that they need to just go get a job somewhere else to make less money, have less flexibility, and be subject to oppressive corporate policies.
• Papakea STRs support the State of Hawaii and County of Maui through payment of property taxes (many at the short-term rental rate), Transient Accommodations Tax, General Excise Tax, and Maui County Transient Accommodations Tax.
• Papakea guests support many small businesses on the island including restaurants, food trucks, tour operators, activities, state parks, the national park, and shops.
• Papakea owners and guests regularly participate in community activities including volunteering at beach cleanups, Maui Humane Society, the hospital, and many other local organizations, and contribute to local philanthropic nd cultural efforts.
I would like to thank the committee for the opportunity to comment.
Sincerely,
Randy Hnatko
3543 Lower Honoapiilani Road, Apartment A204
Testimony Opposing Bill 9 (2024): Phase-Out of Legal Short-Term Rentals
Aloha Chair and Members of the Maui County Council,
My name is Phyo, and I am writing to express my strong opposition to Bill 9, which proposes the phase-out of legal short-term rentals (STRs) in apartment districts. While I recognize and share the community’s concern about the urgent need for long-term housing solutions, I believe this bill is the wrong approach—both legally and practically—and will result in unintended economic and social harm.
1. These STRs Were Legal and Permitted in Good Faith
Many current STR operators made significant life investments—purchasing properties, following all zoning and permit rules, paying GET and TAT taxes, and investing in the local economy—under the assumption that these uses were legal and would remain so. Phasing them out now amounts to retroactive punishment. It undermines trust in the stability of Maui County's land use policy and sends a chilling message to anyone who wants to invest here in good faith.
2. STR Owners Already Contribute Substantially to Maui’s Economy
STRs contribute tens of millions in tax revenues, support hundreds of small businesses—from cleaners and landscapers to restaurants and tour operators—and help diversify Maui’s tourism base. Many visitors prefer STRs for extended family travel, affordability, or cultural immersion, especially in a post-COVID economy that favors private accommodations.
Bill 9 would remove hundreds of units from circulation without any clear plan for converting them into long-term housing, especially as many of them are not suited or priced for local occupancy. Simply banning STRs does not create affordable housing.
3. Bill 9 Creates False Hope About Housing Solutions
The assumption that eliminating STRs will suddenly produce homes for local families is wishful at best. Most of these units are in buildings and areas that will remain unaffordable to the average resident, or were built with tourism in mind. STRs are not the cause of Maui's housing crisis—years of underbuilding, lack of infrastructure investment, and complex permitting processes are.
We need real, systemic solutions: building workforce housing, fast-tracking affordable developments, and incentivizing long-term rentals through tax relief or direct programs—not scapegoating one sector of the economy.
4. Maui Can Regulate, Not Eliminate
Maui already has tools in place to regulate short-term rentals. We should focus on enforcing existing regulations, cracking down on illegal STRs, and balancing the need for tourism with housing availability. Creating better boundaries—through caps, zoning tools, or property taxes—is more effective than outright bans.
A balanced, nuanced policy can preserve neighborhoods while protecting legal operators and the economy.
Conclusion
I urge the Council to reconsider the unintended consequences of Bill 9 and to pursue more constructive and comprehensive housing strategies. Let’s not take away legal livelihoods, destabilize property rights, and hurt local small businesses in the name of a policy that may not deliver the housing relief our community desperately needs.
Mahalo for your time and thoughtful consideration.
Sincerely,
Phyo Kyaw
3200 Wailea Alanui Dr
Kihei 96753
Aloha Chair, Vice Chair, and Committee Members,
Our names are Peter and Lisa Gannon, and since 2002 we have owned our property in the Kapalua Resort in Maui County. We are writing to express our strong belief that the proposed legislation is overbroad and should be amended to exempt the Kapalua Resort clearly and unambiguously from the proposed short-term rental ban.
The Kapalua Resort is and always has been a Master Planned Resort Community. The Kapalua Bay, Ridge, and Golf Villas were planned, approved, contructed, and sold for primarily vacation use, including short-term rental. They have been used continuously to include short-term rentals for over 45 years. Their use has never changed. They have never been affordable housing. Nor have they ever been workforce housing. In fact, this is precisely why we bought our condo as we wanted to have a vacation rental, as well as use it ourselves (we stay in it every June-October/November). When we bought it, we were told it was zoned Hotel since it was also part of the Kapalua Bay Hotel rental program.
Owners in the Kapalua Resort, like us, support the local Maui community. We frequent and recommend many local businesses and employ many local service providers, many of whom have become valued friends over the years. Sadly, the proposed ordinance has already damaged tourism and negatively impacted the local community.
The Kapalua Bay, Ridge, and Golf Villas are not suitable for affordable family housing. The Villas are very expensive to buy. Annual maintenance is hugely expensive. Annual homeowners' expenses can exceed over $32.000. Insurance and taxes are very expensive. Future building repairs will be very expensive in our over-45-year-old buildings. Kapalua Resort rules ban work vehicles, restrict parking, limit occupancy, prohibit pets, and lack storage space, as just some examples.
Multiple studies have shown that the proposed ordinance will have a very harmful impact on the Maui economy, particularly if a ban is overbroad and not carefully tailored to balance the need for affordable housing with the significant damage to tourism and the Maui economy, including its' tax base. In balancing these considerations, the clear and obvious public interest requires exempting the Kapalua Resort from any short-term rental ban the County might adopt. There are plenty of apartments and single family homes in Maui County that are being run as "illegal" short-term rentals that should be on the banned list and made into affordable housing. Not the Kapalua Resort Community.
Please exclude the Kapalua Resort from any short-term rental ban you might recommend.
Mahalo for your time and careful consideration.
Sincerely,
Peter and Lisa Gannon
480-225-7021
I feel eliminating short term rentals in Maui will have a huge negative consequence to most of the population living there. The cleaning companies, handyman, companies, management companies, and all of the other support systems that run the short term rentals, will lose their jobs.
Also, so many restaurant, workers, tourist, operators, basically the majority Maui workers will not have work. Yes housing might become more affordable, but people will not have jobs.
I know people say that tourist can come and stay in hotels, but the average family cannot afford to bring their family and stay in a hotel. The cost is way too expensive and buying three meals a day for a family and not being able to cook your own kitchen is out of most peoples very budget. So the number of tourist to Bali will decline dramatically. The whole thing seems like a huge mistake.
How much is Mayor Bissen getting paid by "Big Hotel"? If this bill is passed, he needs to be AUDITED!!!
Sincerely,
STR Owner
Our complex, The Palms at Wailea, was built SPECIFICALLY for STVR. It is INADEQUATE for long term on several fronts, that are obvious and I won’t state here. You are breaking the public trust to consider such a thing. Knowing this was even a possibility, the Lahaina fire notwithstanding, we would have NEVER purchased this condo back in Jan 2020, let along spend most of our savings to remodel it. We only purchased, at great financial burden, to fulfill my wife’s dream of ownership on Maui, where she has lived for 43 years and has close HANAI CONNECTION! If passed, our unit will remain EMPTY, as our monthly expense, with a moderate mortgage, is $7000/month. You are proposing to STEAL DREAMS. This is NOT the solution to low cost housing!!
UHERO study estimates Maui will loose almost one billion dollars in revenue and thousands of local jobs if the STR ban is implemented. The only reliable, proven way to solve the workforce housing shortage is to start building more housing units now. Please acknowledge the trade offs of implementing this stupid policy. Do the intelligent action: build more workforce housing.
To: Housing and Land Use Committee
Maui County Council
Date: June 7, 2025
Re: Testimony Opposing Bill 9
Submitted by: Honu Hawaii Home LLC
Unit 408, Ma‘alaea Kai Condominium
Ma‘alaea, Maui, HI
Aloha Chair Kama and Honorable Committee Members,
We submit this testimony on behalf of Honu Hawaii Home LLC, a small, family-run business that owns and operates Unit 408 in the Ma‘alaea Kai condominium complex. For the past 12 years, we have operated in full compliance with all tax, regulatory, and community standards. We are part of a broader community of responsible short-term rental (STR) owners who care deeply about Maui’s people, places, and future.
As we expressed in our testimony last June, we extend our deepest sympathies to those still impacted by the devastating Lahaina wildfires. The pain and loss are profound and ongoing. In support, we’ve contributed to Maui Strong, the Maui Humane Society, and Women Helping Women, and continue to back local organizations including the Pacific Whale Foundation the Maui Ocean Center, and the Ma‘alaea Village Association (MVA).
We exclusively hire local service providers — from property managers and housekeepers to maintenance teams, electricians, and plumbers — who rely directly on STR-supported income. We guide our guests to local businesses such as the Ma‘alaea General Store, the Maui Ocean Center, Pacific Whale Foundation, and Ma‘alaea’s restaurants and shops. Many of our responsible and conscientious guests return year after year, sharing how staying in the Ma‘alaea area helps them feel a deeper connection to preserving Maui’s precious beauty and appreciating its vibrant, diverse people.
We respectfully urge you to oppose Bill 9 as written. While we fully support the goal of addressing Maui’s housing crisis, this bill’s broad-based approach is unlikely to deliver its intended benefits and carries a high risk of unintentionally harming the very residents and workers it aims to help.
The recent UHERO economic report projects that phasing out all STRs on the Minatoya List would eliminate thousands of local jobs. It would slash state and county tax revenues by tens of millions annually and remove over $1 billion per year from Maui’s economy. These losses will disproportionately harm local workers — cleaners, landscapers, contractors, and vendors — who depend on STRs for their livelihoods. This would come at a time of immense global economic fragility, thus further compounding the pressures already facing everyday families.
As emphasized in the MVA’s testimony, it is important to note that Ma‘alaea condominiums — including Ma‘alaea Kai — were never designed or priced for long-term residential use. Our understanding is that the first aircraft runway and hotel on Maui were built in Ma‘alaea and that these condominium complexes on Hauoli Street were built to accommodate visitors. Also, high and rising costs related to sanitary treatment facilities, insurance, sea wall maintenance, flood risk, and general infrastructure upkeep make these units ill-suited for affordability-based housing solutions. STR income helps ensure buildings like these are safely maintained and retain their value, while also supporting many small businesses in the Village that rely on local visitor traffic.
We believe a more balanced, data-informed approach is needed — one that targets truly viable pathways to affordable housing; enforces against illegal transient rentals; and upholds responsible STR operations that stabilize Maui’s economy with jobs and revenue streams that benefit all the people of Maui.
We remain committed to being part of the solution and stand ready to collaborate on thoughtful, forward-looking strategies that serve both the housing and economic needs.
With deep respect and sincere gratitude for your public service,
/s/ Sonny Cave & Stefanie Workman
Owners, Honu Hawaii Home LLC
Ma‘alaea Kai Condominium Unit 408, Maui
I respectfully propose that the Councel amend Bill 9 to exclude Papakea Oceanfront Resort. Papakea has always operated as a legal vacation rental property (for almost 50 years!) and has been listed in the AAA Tour Book as an apartment hotel available for sort term rentals. Papakea is located among a long stretch of hotel-zoned properties and has resort amenities include a front desk, smimming pools, putting greens, shuffleboard courts, and tennis/paddleball courts. Papakea's resort operations provide employment with benefits for over 30 full time employees as well as supporting a wide variety of local trade professionals. The setting is not conducive to long-term residential use and is not an example of a property converted from workforce housing to transient vacation rental use. Zoned as A2-H2, Papakea has always been marketed and sold as a vacation rental property and operated as such. For these reasons, I believe Papakea should be excluded from Bill 9.
I appreciate the opportunity to comment.
David Pasta
3543 Lower Honoapiilani Road, Unit H203
I oppose Bill 9 including Papakea Resort. This Resort is Dual Zoned. If Papakea is forced to have their zoning changed to only "a" zoning rules, we as owners are then protected by the 14th Amendment's the "taking clause".
This Bill all together is a disaster to the Maui Economy and to the locals who live in Maui. It will cause job loss; it will slow the economy and slow all growth for Maui and right now "growth" is what is needed. When locals are losing their jobs due to this disastrous bill, no one will be able to afford housing because there will be no jobs to sustain living on the island.
As a mortgage professional for over 25 years, any complex which has a front desk check in, timeshare units and units that exceed more than 20% of non-occupied living ownership, are deemed as "condo hotels". In the mortgage world, that means you must obtain "condo hotel" financing. You are not allowed to finance your property with any bank and especially not with the lowest rate bank. You pay a premium for a "condo hotel". If fannie mae and freddie mac deem these properties as "non-lendable", then how is it the County can make an owner hold the property as a standard condo?
I have been an STR owner since 2003. I have previously submitted testimony in opposition to the bill however, I’d like to add a couple of other things.
My wife, Linda, and I have always supported the Maui community. When the Lahaina fire occurred, we donated over a $1000 to the community, including the Maui Humane Society and the other help organizations (maybe Lahaina Strong before we realized they were in opposition to us. I don’t remember).
We are also members of the MAAC, going to the concerts, plays and other functions.
We spend approximately 4 months out of the year on Maui and have always considered it to be home until now.
Thank you for your anticipated consideration.
Aloha Chair, Vice Chair, and Committee Members,
My name is Laurie Gray, and my husband and I own a short-term rental property in Maui County. I am writing today to express my deep concern and very strong opposition to the proposed legislation to phase out more than 7,000 vacation rentals.
We’ve worked hard to be a responsible and community-oriented owners. I recommend local restaurants and tour guides in my welcome guide and STR blog. I employ local service providers — cleaners, maintenance techs, and landscapers, and our complex employs dozens of service people and office employees — many of whom have become like family over the years. My guests often leave Maui saying they felt more connected to the island because of the personal experience they had in my home.
A recent comment from one of our guests “We fell in love with Kihei and Maui! Our vacation experience truly exceeded our expectation (which doesn’t always happen when vacationing at a destination for the first time). We engaged in the perfect balance of activities (snorkeling, hiking, shopping, exploring) and relaxation (condo and beach). The scenery was spectacular & amazing – truly a paradise. And every meal we had was delicious and memorable (Kafe O’ Lei, Freds for Taco Tuesday, The Monkey Pod, Black Rock Pizza, etc.). An unexpected attribute that truly elevated our experience and affection for the place was the warmth and friendliness of the locals that we encountered both in the establishments and casually. Thank you so much for your guidance on what to do where. It made all the difference!”
Some of my guests have even said they wouldn’t have come at all if they didn’t have a vacation rental option. That matters — not just to me, but to all the small businesses they supported during their stay.
Owning in this complex has not been easy. We’ve faced huge maintenance costs, special assessments, and massive increases in insurance after the fires (as well as the overwhelming increase in property taxes.) These aren’t luxuries — they’re costs that ensure the property remains safe, functional, and appealing. STR income helps cover those costs while supporting local workers.
This legislation feels rushed and one-sided. I urge the Council to work with owners like me to find a fair and balanced path forward — one that protects local jobs, supports the economy, and holds STR owners to high standards, instead of phasing us out completely.
Mahalo for your time and consideration.
Sincerely, Laurie Gray and Jeff Bounsall
lgbounsall@gmail.com
Aloha Chair Kama and Council Members,
Thank you for undertaking review of Mayor Bissen’s revision to Bill 9 to eliminate transient vacation rentals.
I have been an owner at Ma’alaea Kai in Ma’alaea Village since 2012, and have been in the transient rental vacation business since 2012. I chose Ma’alaea Village because it is a unique, self-contained visitor-oriented community with some of Maui’s top visitor activities Maui Ocean Center, Pacific Whale Foundation, Ma’alaea Harbor and Harbor Shops, and Maui Sports Park.
Thank you for extending the deadline to July 1, 2030. This Bill will impact me, an owner of a short-term rental, and many others in the community and the small businesses and individuals who depend on our rentals for income.
I agree that housing for Maui’s people is a top priority. It is tragic that the Lahaina fires made the problem on Maui even worse and that many Lahaina families are still struggling to find a comfortable home.
Please reconsider the full effects of this bill. Maui needs more housing and more money to support housing, why would you want to take much needed dollars away from me and the local businesses that depend on transient vacation rentals for our livelihood? In addition, transient vacation rentals contribute millions of tax dollars to the County of Maui and the State of Hawaii.
I am a legal, tax-paying TVR owner. I agree fully that all TVR owners must be legal, and current in payment of taxes, fines, etc.
My condominium was built in 1975. We are included in the Minatoya list and have hosted vacation rentals since then. In my building and others on the street, we have a mix of owners as full-time residents, TVR owners, second homeowners who do not rent, long term renters, and visitors.
These are some pertinent facts to bring to your attention:
• $5,000 - $6,000 per month: This is the average cost to own and maintain an apartment zoned condominium for mortgage, maintenance, and reserves, etc.
• $16,000 - $1,500,000: Owners in Ma’alaea have received Special Assessments for required building upgrades, insurance premiums, elevator upgrades, wastewater plant and security.
• $2,000,000: Owners in Ma’alaea have received Special Assessments for seawall repairs.
• One parking stall: Parking is designed for apartment zoning, providing only one stall per unit. Limited Street parking on Hauoli Street is often used to its fullest potential.
• One bedrooms or studios: The majority of the apartments in Ma’alaea are one bedroom or studio apartments which would not accommodate a typical family. Our condo is a 600 square foot, one bedroom apartment.
• Sea levels are rising and predicted to continue: most condominiums have or are in the process of spending millions for shoreline protection and maintenance.
• Emergency Access: Hauoli Street with access only by Ma’alaea Road has no secondary outlet in case of emergency. Next to Lahaina, Ma’alaea is the second most fire prone area on Maui.
For all the points and facts presented I strongly believe Ma’alaea should be excluded from
Bill 9 (2025).
Mahalo for hearing my testimony,
Danny Lisa
Ma’alaea Kai #204
70 Houoli Street
Wailuku, HI 96793
dlisa@aol.com
Chair Kama, Vice Chair Uʻu-Hodgins, and Members of the Housing and Land Use Committee,
Thank you for your continued work on the critical issue of housing in Maui County. We recognize the difficult task before you—balancing the urgent need for local housing with the realities of long-standing, legally operating properties that also contribute to the island’s economy and community fabric.
We’re writing to respectfully ask that you consider this testimony as part of your deliberations for the June 9 meeting, and to urge you to amend Bill 9 to exclude Mahina Surf from the proposed phase-out.
Mahina Surf is not a recent conversion or a former long-term housing development. It was built in 1969 specifically as a vacation rental property and has operated as such ever since, through decades of zoning changes and development around it. Its intended use has never changed, and owners have consistently followed the law.
Most of the units at Mahina Surf are under 600 square feet, and the property has very limited parking. These features make it impractical for long-term residential use. It has never been part of the workforce housing inventory, nor was it ever designed to be.
As owners of two units, we made our investment in good faith based on decades of county ordinances and planning documents that recognized and permitted short-term rental use. Like many other owners, we’ve made significant long-term commitments based on those rules, including renovations, maintenance, and local service contracts.
Mahina Surf supports not just tourism, but also a network of local independent contractors and small businesses—plumbers, electricians, cleaners, landscapers, pest control providers, and others—who rely on steady, year-round work from legally operating properties like ours.
We understand and support the county’s efforts to address the housing crisis. At the same time, we respectfully ask that the committee take into account that not all short-term rental properties are the same. Mahina Surf has complied with every regulation for over fifty years and does not displace local housing. It is a unique case that deserves thoughtful consideration.
Thank you again for your time, your public service, and for including this input in your discussion on June 9.
Sincerely,
Andrew and Jennie Eckstrom
Owners, Units 119 and 208
Mahina Surf
Mahinasurf208@gmail.com