HLU-4 Bill 9 (2025) BILL 9 (2025), AMENDING CHAPTERS 19.12, 19.32, AND 19.37, MAUI COUNTY CODE, RELATING TO TRANSIENT VACATION RENTALS IN APARTMENT DISTRICTS (HLU-4)
Aloha Chair and members of Maui County Council and the HLU committee,
I write in Opposition to Bill 9. Three generations of ny family has owned property on Maui and our short term rental buisness (just one apartment) in Wailea Ekahi) has supported many local owned and yes even native owned business. Cleaning for vacation rentals independently has provided a better income for our cleaners than if they were employed by the hotels. Because cleaning demand is mostly between 89AM and 3 PM, it was a wonderful way for mothers to earn money and still be home when their children were home. Several of our cleanrs have employed young mothers who were abused and in shelters. These young women were given a skill and I know of at leat 4 who now have their own companies, cleaning for vacation rentals. What will they do if the South Maui Minatoya condos in Wailea and Kihei go away? IF 4 companes have grown from my business, how many have grown from the thousands of other condos here?. We employ handimen, window cleanrs, carpet cleaners, A/C repair folk, plumbers, electricians, contractors, etc. We support appliance stores, tile shops, carpet installers, etc. THat money stays on the island and doesnʻt even account for the many restaurants, tour operators of all kinds, and small businesses that I use as an owner and even more that the tourists who stay with us use.
Doing away with vacation rentals will not fill the hotels - it will dramatically reduce the numbers on island. I listen to and read the testimony of some of the native speakers and I wonder what has happened to Maui and Aloha. THe kind and generaous people anre being let to believe tourists are the problem when in fact the lack of affordable housing has been a problem for years.
Maui is not alone in itʻs need of housing and the feeling that neighborhoods and lifestyle are being ruined by over tourism. In fact - no new vacation rentals have been built on Maui since 1980 since Maui banned that use for new construction. Other communities have banned vacation rentals and found that housing costs did not decrease dramatically. They were also not islands. The people had other options to earn a living nearby. Not so on Maui. Please, do not indadvertantly take away the ability for the common person to live and work on Maui.
I beieve the Economic impact study must have excluded Wailea Properties and many in Kapalu and Kaanapalu from their stats when talking aout the average carrying cost of a 1 bedroom condo. being $916/mor. At Wailea Ekahi Association fees alone are over $1900/mo and with water and insurance rate increases and maintenance of 40 year old sewer and water lines inside buidlngs and out there is no hope those fees will do anything but increase. Add to that electricity, property taxes and mortgages and the number goes way up. I fear for Maui - please take the time to thoroughly investigate repercussions before acting. Consider the wisdom of the old codes that tried to isolate tourists to specific areas (ie Wailea and Kapalua are planned RESORTS designed and built to accommodate tourists and non resident communities), giving locals the ability to have community. - Expedite building permits for new affordable housing - Please think first and consider the people - donʻt take the word of high powered interests.
Thank you for your time. I strongly appose Bill 9 and the Elimination of the Minatoya codified right to short term rent.
Bonnie Pauli
Wailea Ekahi
My name is Kathleen Bunter, and I own a short-term rental property in Maui County. I am writing today to express my deep concern and strong opposition to the proposed legislation to phase out more than 7,000 vacation rentals.
I’ve worked hard to be a responsible and community-oriented owner. I employ local service providers — cleaners, maintenance techs, property managers, rental company and landscapers. My guests often leave Maui saying they felt more connected to the island because of the personal experience they had in my condo.
Some of my guests have even said they wouldn’t have come at all if they didn’t have a condo vacation rental option. That matters — not just to me, but to all the small businesses and restaurants 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. 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.
I am lucky if I even break even break even due to increased holding costs and reduced visitors.
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 doesn’t strip the rights of law abiding property owners. I urge you to vote no on this bill. If passed you will only be hurting the people you are trying to help by causing thousands of lost jobs and locals cannot afford the holding costs, let alone rent, of ocean front condos that were specificly built to be vacation rentals.
Mahalo for your time and consideration.
Sincerely,
Kathleen Bunter
831-915-7936
Aloha! O Keoki ko’u inoa a e ku’e au i keia pila! I work for a maintenance company rhat employs close to 14 people and we offer maintenance and repair services to 6 resorts in the south and west side. All the units in these resorts are very very old and very expensive to maintain, yet these places need constant work to keep it updated. The HOA of one bedroom for most of these places are over $1,500, two bedrooms are way higher. So I don’t imagine anyone renting a one bedroom for more than $2,200 which hopefully covers insurance, utilities, taxes and miscellaneous costs!
These people who claim these units are suitable for long term affordable living are absolute lolo. Better to use the property taxes these owners pay to build new and suitable accommodation to locals, and not steal their rights as homeowners!
My family was born and raised on the islands of Maui, Molokai and Oahu.
* My 2 children were both born on Maui
* I was born on Maui
* My mother was born on Molokai
* My grandmother was born on Molokai in 1934
* My great-grandfather was born on Oahu in 1890.
I am here to express my strong opposition to the proposed legislation to ban short terms rental on Maui. I survive entirely on the property management of short term rentals in Kihei. Therefore, this ban would essentially wipe our entire household income.
Most of my family is financially dependent on the short-term rentals and tourism on Maui in some way. Our family members work as property managers, as well as at activity businesses, hospitality services, and as cleaning services.
Like many others on Maui, the Lahaina fire was a disaster for my family. My sister and her husband, who is a firefighter in Lahaina, lost everything, including their home, all their person property, their vehicles, their 3 dogs and 2 cats. As sad as that may sound, we consider ourselves blessed since none of our family members perished in the fire. That being said, we support each other, and we pray for tourism to return to what it once was – for our financial survival.
The passage of the County’s proposed legislation to ban short terms rentals on the Minatoya list, will be financially catastrophic and the final blow to my family. THIS PROPOSED BAN WILL BANKRUPT MY FAMILY
If the County wants to create more housing, the proposed ban is the wrong way. Without question, this ban will leave my family, and the families that we employ, HOMELESS. I urge the council to consider investing in comprehensive affordable housing solutions without harming our local economy. There are better solutions to the housing crisis than this proposed ban. The proposed legislation to ban short term rentals will ultimately lead to bankruptcy for my family, and have a devastating financial impact on our local community.
Please vote no on this. It will plummet home values and many will be under water on their mortgages and further depress the economy. Many homes will foreclose and be empty and bank owned. Banks don’t rent - so this won’t fix the housing dilemma. This is a hasty and please stop and reassess. Vote no.
Is "affordable housing" typically ocean front? No intention of being insulting, but...
Can a long term renter cover our
$4000 monthly mortgage (owned by a Hawaiian bank) plus
$1939 monthly HOA dues (which pays the 35 local residents who are employed here) plus
$300-400 utilities (paid to Hawaiian electric) plus
$1600 annual insurance (covered by local insurance brokers)
$15,000 annual property taxes
Our finances are invested in all of the above listed ways which currently support the island of Maui. The above list does not include our current monthly TAT & GET payments, which is a constant source of additional revenue for Maui.
How does taking an asset and making it a liability make sense?
Dear Chair Kama and Members of the Housing and Land Use Committee,
My name is Mateo. I am a Maui resident of the past 10 years and a real estate broker actively working with both local families and property owners. I am writing to express my strong opposition to Bill 9, which proposes phasing out short-term rentals in apartment-zoned districts.
Economic Impact:
Since the proposal's introduction, Maui's real estate market has experienced a significant downturn. Properties previously valued at $800,000 are now struggling to sell at $550,000, reflecting a decline of approximately 30–35%. This devaluation not only affects property owners but also reduces county tax revenues and undermines economic stability.
Unsuitability for Long-Term Housing:
The units targeted by this bill are predominantly designed for short-term occupancy. They often lack essential amenities for long-term living, such as adequate storage, full kitchens, and sufficient parking. High HOA fees and resort-style layouts further render them impractical for local families, particularly those with low incomes.
Accountability for Affordable Housing Funds:
Developers have historically contributed fees in lieu of building affordable housing, with the understanding that these funds would support future affordable housing initiatives. It is imperative to assess how these funds have been utilized before implementing measures that adversely affect current property owners.
Conclusion:
As a long-term resident and real estate professional, I have witnessed firsthand the economic and social impacts of these proposed changes. While addressing Maui's housing crisis is crucial, Bill 9 appears to be a reactionary measure that may cause more harm than good. I urge the committee to consider alternative solutions that do not compromise the financial well-being of residents or the integrity of our real estate market.
Please exclude Papakea Resort from the Bill 9. This resort was built in 1975 and opened in 1976. My parents are original owners. The complex was always built as a resort for short term use. They condos are very small, some are just studios like a hotel room. Papakea never had any long term residents in place. Many of the original owners were part of a large timeshare business. The complex has a front desk, a concierge. The intent of the construction was for hotel use.
Aloha Chair, Vice Chair, and Committee Members,
My name is Lisa Dever. I have been visiting West Maui annually for 23 years and I am the owner for 21 years of a short-term rental property in the Ridge Villa section of the Kapalua Resort area. I am writing to express my opposition to the proposed legislation that would phase out 7,000+ vacation rentals across Maui, including properties like mine that have operated responsibly and in full compliance with County regulations.
I fully support the development of more affordable housing for Maui residents. I have written to the County Council previously urging the Council to address this important issue.
My rental property is not just a business — it is part of a broader local ecosystem. I employ local cleaners, landscapers, and maintenance workers. I refer my guests to locally owned restaurants. These travelers support small businesses, many of which are still struggling after the fires and tourism downturn.
The financial reality of owning at the Ridge in Kapalua is daunting. My annual AOAO fees are high. Upcoming road and roofing projects will drive those costs higher. Insurance premiums have spiked since the fires. These expenses are necessary to maintain a safe environment. But without short-term rental income, they are unmanageable.
It’s also important to note that Kapalua Resort was never intended to serve as permanent or workforce housing. Units are limited in size, lack adequate storage, prohibit pets, and have occupancy restrictions that make them unsuitable for long-term family living. Eliminating STRs here would not increase affordable housing, but it would eliminate jobs, reduce local economic activity, and force property owners and service workers off the island.
I urge you to pursue solutions that boost — not shrink — Maui’s economic resilience. Rather than adopting a blanket ban, please consider a more tailored approach that distinguishes between areas with genuine housing potential and resort-zoned communities like Kapalua.
I respectfully urge the Council to exclude the Kapalua Resort area from any STR phase-out and instead focus on balancing economic stability, visitor management, and community well-being.
Mahalo for your time and thoughtful consideration.
Sincerely, Lisa Dever
REGARDING PAPAKEA RESORT: Papakea should not be rezoned for apartment classification. It should remain as a HOTEL classification. Condos at Papakea are small, provide no storage, and parking is limited. It has operated as a resort for close to 50 years. The entire property has been staffed and run as such, including a full-time Front Desk. The Resort employs several full-time staff, and an elaborate management system. It operates on large budget and provides the State and County a wealth of tax dollars.
Time share property is NOT vacation rental property. Time share units MUST be exempted as they cannot become long-term housing. As a Kuleana Club owner I strongly oppose this Bill.
Aloha Chair, Vice Chair, and Members of the Maui County Council,
I am writing as a concerned property owner in Maui to express my opposition to Bill 9 as proposed by Mayor Bissen. I fully recognize the urgency of Maui’s housing crisis and the desire to find solutions that prioritize local residents. However, I believe Bill 9, as currently drafted, will have significant unintended consequences for our island’s economy, property owners, and the broader community, without delivering the affordable housing outcomes we all seek.
Economic and Community Impacts
Independent analysis by the University of Hawaiʻi Economic Research Organization (UHERO) projects that Bill 9 could result in the loss of nearly 1,900 local jobs, a $900 million annual drop in visitor spending, and a $60 million reduction in property tax revenue by 2029. These losses would directly impact funding for public services and future housing projects, undermining the very goals the bill seeks to achieve.
The real estate market is already reacting to the uncertainty created by this proposal. The median sales price for Maui condos has dropped nearly 25% year-over-year, and listings have surged by almost 70%. This destabilization threatens the financial security of thousands of local families, retirees, and small businesses who depend on rental income or property values.
Concerns About Housing Outcomes
Many of the affected vacation rental units are in aging complexes without the amenities, parking, or infrastructure needed for long-term residential use. Surveys indicate that only a small fraction of owners would convert their units to long-term rentals; most would be forced to sell or leave them vacant, which does not guarantee an increase in affordable housing.
The bill risks creating vacant properties and deteriorating condo associations, which could lead to further blight and economic hardship in our communities.
Property Rights and Fairness
Property owners have operated under long-standing county approvals and legal frameworks. Abruptly changing the rules threatens property rights and could result in costly legal challenges for the county.
The exemption for timeshares appears arbitrary and unfair, as both timeshares and vacation rentals serve visitors and often exist in the same complexes. This inconsistency further erodes trust in the process and the fairness of the legislation.
A Call for Balanced Solutions
I respectfully urge the Council to consider alternative approaches that address the housing crisis without causing collateral damage to Maui’s economy and property owners. Options such as tiered tax increases on short-term rentals, auctioning limited permits, or incentivizing voluntary conversion to long-term rentals could provide meaningful results while preserving economic stability.
Let’s work together to create policies that expand affordable housing, protect property rights, and sustain Maui’s unique community and economy for generations to come.
Mahalo for your time and consideration.
Aloha kākou,
Eia kaʻu leka iā ʻoukou no kēia kānāwai i mea e hoʻoponopono i ka hewa e hoʻomau. Mau nō ka hewa i kēia mau ʻano hale i kēlā me kēia mau lā. A i hea kākou e haʻi ai: “ua lawa.” Pau nō ka wā o ka poʻe ʻē e koho ana i nā kuleana a ko mākou Hawaiʻi nei. Pau nō paio ma waena o nā kānaka a me ka ʻimi ʻana i kekahi hale. Aia ke kanaka ma mua o ke kālā. Pono ʻoukou e mālama i nā kamaʻāina ma mua o ka ʻālunu ʻē. No ia mea, inā hōʻae i kēia kānāwai, e holomua aʻela ka hewa. E holomua ana ka hōʻole ʻana i nā kānaka mai ka ʻĀina momona, e holomua ana ka loaʻa ka ʻĀina iā ka poʻe ʻē (ʻaʻole noho kekahi i aneʻi), a e holomua pū ana ka mālama ʻole ʻana i nā Hawaiʻi.
E nānā akula i nā inoa i hōʻole i kēia kānāwai! ʻAʻole lākou Hawaiʻi, no laila, ʻo wai la lākou e haʻi aku i nā kuleana o ka ʻāina? Mai ka ʻāina ʻē lākou, no laila pehea lākou e koho ai no nā kānaka? no nā ʻāina? ʻAʻohe pilina i laila me ʻole kekahi hale a i ʻole ke kālā, no laila, ʻaʻohe koho a lākou.
No laila, aia ke kuleana iā ʻoukou i mea e koho me ke aloha o ka ʻāina, me ka manaʻo ʻōiwi, a me ka ʻike kūpuna.
Inā hiki ka ʻĀina ke ʻŌlelo, he aha ia āna e ʻŌlelo ai?
I am opposed to the rezoning of Short Term Rentals (STR) in West Maui and specifically Papakea and Maui Ka’anapali Villas (MKV) for the following reasons:
- I am in favor of affordable housing. Unfortunately, elimination of STRs does not satisfy this need. The condo rooms are small, have minimal storage, provide only 1 parking space, do not allow pets, and are expensive to maintain. The STRs were not designed as long-term family residences let alone multi-generational housing.
- According to HERO study,, the loss of revenue from STRs would hurt the Maui economy and lead to elimination of services for locals throughout the island. GET, TAT, Property taxes would all be diminished significantly.
- In the last decade, at both Papakea and MKF, there have been several multi-million-dollar projects. These projects are not in a competition with other properties for who has the best amenities. They are required to maintain the infra-structure of the buildings and are extremely costly – a cost not affordable by long term rentals.
- The MKV and Papakea are staffed by approximately 70 locals. Conversion to long term rentals would eliminate their jobs.
- Papakea and MKV are both zoned A2/H. Both resorts provide a front desk which is staffed year round. They are both embedded in Hotel zoned areas. It is unclear why they are on the Minatoya List. Both properties should be excluded from the zoning conversion and should be treated as hotels.
I hope you take into consideration all of the above points.
Regards,
Howard Alpert
howarddalpert@gmail.com
My immediate family was born and raised on the islands of Maui, Molokai and Oahu.
* My only child London Kahealani Church was born on Maui
* Her mother was also born on Maui
* Her grandmother, was born on Molokai
* Her great-mother was born on Molokai in 1934
* Her great-great grandfather was born on Oahu in 1890.
As a short-term rental owner with condos at Kihei Bay Vista and Kihei Bay Surf, I am here to express my strong opposition to the proposed legislation to ban short terms rental on Maui.
My wife, my daughter and I survive entirely on the rental income and management of our short term rentals in Kihei.
All of our properties are on the Minatoya list. Therefore, this ban would essentially wipe our entire household income.
Most of our family is financially dependent on the short-term rentals and tourism on Maui in some way.
Our family members work as property managers, as well as at activity businesses, on snorkel boats, at luaus, in hospitality services, and as cleaners.
Like many others on Maui, last year’s Lahaina fire was a disaster for my family. My wife’s sister and her husband, who is a firefighter in Lahaina, lost everything, including their home, all their person property, their vehicles, their 3 dogs and 2 cats.
As sad as that may sound, we consider ourselves blessed since none of our family members perished in the fire. That being said, we support each other, and we pray for tourism to return to what it once was – for our financial survival.
The passage of the County’s proposed legislation to ban short terms rentals on the Minatoya list, will be financially catastrophic and the final blow to my family. THIS PROPOSED BAN WILL BANKRUPT MY FAMILY
We also employ many local residents for maintenance, cleaning, and other activities to run our rental business. This ban will completely eliminate all our employees and the income for their local families.
If the County wants to create more housing, the proposed ban is the wrong way. Without question, this ban will leave my family, and the families that we employ, HOMELESS.
I urge the council to consider investing in comprehensive affordable housing solutions without harming our local economy. There are better solutions tothe housing crisis than this proposed ban.
There is no way a long-term renter would be able to afford the rent to cover:
* My $3,000 a month mortgage - PLUS
* My $1,200 a month HOA dues payment - PLUS
* My special assessment costs - PLUS
* My utility costs
* The total costs exceed $5000 a month on my small studio at Kihei Bay Surf and my 1-bedroom, 1-bathroom units at Kihei Bay Vista.
As you can see, the proposed legislation to ban short term rentals will ultimately lead to bankruptcy for my family, and have a devastating financial impact on our local community.
With great respect to the Maui County Council, I thank you for your time and consideration.
I would like to offer some historical background on the condominiums built in Maalaea.
My parents, two seperate grand aunts and uncles, and my great grandmother all had single family homes in Maalaea. In the late 1960's or early 1970's, Mayor Elmer Carvalho and the Maui County Council changed the Hauoli Street zoning from single family home to apartment. All of the Maalaea families on Hauoli Street then had to pay property taxes as if they had an apartment built on the property. This forced the families to either develop and build, or sell their properties. The reason given to the Maalaea homeowners for this zoning change at the time by the Mayor and the Council was "to build resort infrastructure for tourism".
Look carefully at the way that these buildings were built. There is only one parking stall per unit and there is zero storage. These Maalaea apartments, mostly one bedroom, are literally hotel rooms with a kitchen. They were built for this intended reason.
Look carefully at the governing documents for these condominiums. Take Hono Kai as an example where my wife has invested in one small 550 square foot apartment for her retirement income. She pays general excise taxes, transient accommodations taxes, and all other State and local taxes. This is her only retirement income. Property values have tanked.
In the Hono Kai governing documents starting with the Declaration of Horizontal Property Regime, Under Use of Project on page 13, the declaration states as follows: "the owners of the respective apartments shall have the absolute right to lease or rent their apartments for transient purposes, subject to all the provisions of this Declaration".
Similarly, the Hono Kay Bylaws at Article 5, section 3a on page 13 specifically says: "All apartments of the project shall be used only as dwelling units or transient living accommodations by the respective owners thereof, their tenants, families, domestic servants and guests".
The Hono Kai condominium has been called the Hono Kai Resort since day one. The permitted and intended uses of the apartments specifically say for transient purposes.
The condominium method of ownership was being invented at the time. The Condominium Property Act, codified as Chapter 514B, Hawaii Revised Statues, had not been written yet. My cousin, attorney Sandy Langa, was the condominium pioneer who wrote the Hono Kai bylaws and the bylaws of most of the condominiums in Maalaea including those of his family. Given the mandate of building infrastructure for tourism from the County, I would expect to see the specific use of transient accommodations in the other Maalaea Condominium governing documents. Maalaea governing documents are likely different from those in other parts of Maui, as condominium law was then later codified.
I concur with the proposed amendments to Bill 9 by Committee Chair Tasha Kama and I thank her for her logical and common sense approach to dealing with this complicated issue.
Leina’ala Riela-Enoka June 7, 2025
Office of the Mayor County of Maui 200 South High Street Wailuku, HI 96793
Subject: Opposition to Short-Term Vacation Rentals (STVRs) in Maui County
Aloha Mayor Richard Bissen and Maui County Council Members,
I am writing as a concerned resident to strongly urge the County to take decisive action to reduce or phase out short-term vacation rentals (STVRs). The unchecked growth of STVRs is contributing significantly to our island's housing crisis and eroding the very fabric of our local communities.
Vacation rentals remove desperately needed housing from the long-term rental market, making it increasingly difficult for local families, essential workers, and young people to find and afford homes. In many cases, entire neighborhoods have been transformed into commercial zones where local culture, community cohesion, and resident well-being are being displaced by transient tourism.
The impacts are real and worsening:
* Housing affordability has plummeted due to the speculative purchase of homes for vacation rental use.
* Longtime residents are being pushed out as landlords convert units to STVRs for higher profits.
* Neighborhoods lose their sense of community when homes sit empty between guest stays or are filled with tourists who have no stake in local life.
* Infrastructure and resources are strained to support visitors rather than residents.
Maui is not just a tourist destination—it is home to families, kūpuna, and future generations who deserve to live with dignity in the place they were born and raised. Prioritizing tourism over community well-being is not sustainable, and it is time for the County to take bold steps to restore balance.
I respectfully urge you to:
1. Phase out non-owner-occupied STVRs
2. Strengthen enforcement of existing vacation rental laws.
3. Invest in affordable housing and long-term rental incentives for local residents.
Mahalo for your leadership and for listening to the voices of your constituents who are asking for a more just and livable Maui.
Sincerely,
Leina’ala Riela-Enoka
I would rather have a long term solution that does not harm jobs. My next vote for council will certainly hinge on how this bill is handled. Covid was horrible for jobs but that was unavoidable and now this? Unforced error. Vote no.
I oppose this bill. Another important point to make.
Even if the bill passed, only very few owners will convert their units to a long-term rental.
One recent survey said that only 500 unit off the 7,000 or so short-term rentals on the list (about 7%) will convert to long term rental.
So even if the bill passed, it would do very little to help with hosing and only severely hurt the local economy.
In addition, off the 500 , many if not all have very expensive maintenance costs and are NOT Affordable.
My 1BR unit at the Papakea for example costs about $5,550/mo to keep it.
1. HOA: $1,630/mo.
2. Insurance: $ 1,250/yr (or $105/mo)
3. Property tax: $9,380/yr (or $781/mo)
4. Upcoming Plumping project: about $80,000 (anticipating that our monthly payment for this plumbing update will be about $750/mo additional)
5. Electric utility bill ~$200
6. Sub total: $3,466 + $2,100 Mortgage.
So in summary: very few units will convert to long term and of the ones that will do , many will not be affordable, while the local economy will severely hurt.
Aloha Chair and members of Maui County Council and the HLU committee,
I write in Opposition to Bill 9. Three generations of ny family has owned property on Maui and our short term rental buisness (just one apartment) in Wailea Ekahi) has supported many local owned and yes even native owned business. Cleaning for vacation rentals independently has provided a better income for our cleaners than if they were employed by the hotels. Because cleaning demand is mostly between 89AM and 3 PM, it was a wonderful way for mothers to earn money and still be home when their children were home. Several of our cleanrs have employed young mothers who were abused and in shelters. These young women were given a skill and I know of at leat 4 who now have their own companies, cleaning for vacation rentals. What will they do if the South Maui Minatoya condos in Wailea and Kihei go away? IF 4 companes have grown from my business, how many have grown from the thousands of other condos here?. We employ handimen, window cleanrs, carpet cleaners, A/C repair folk, plumbers, electricians, contractors, etc. We support appliance stores, tile shops, carpet installers, etc. THat money stays on the island and doesnʻt even account for the many restaurants, tour operators of all kinds, and small businesses that I use as an owner and even more that the tourists who stay with us use.
Doing away with vacation rentals will not fill the hotels - it will dramatically reduce the numbers on island. I listen to and read the testimony of some of the native speakers and I wonder what has happened to Maui and Aloha. THe kind and generaous people anre being let to believe tourists are the problem when in fact the lack of affordable housing has been a problem for years.
Maui is not alone in itʻs need of housing and the feeling that neighborhoods and lifestyle are being ruined by over tourism. In fact - no new vacation rentals have been built on Maui since 1980 since Maui banned that use for new construction. Other communities have banned vacation rentals and found that housing costs did not decrease dramatically. They were also not islands. The people had other options to earn a living nearby. Not so on Maui. Please, do not indadvertantly take away the ability for the common person to live and work on Maui.
I beieve the Economic impact study must have excluded Wailea Properties and many in Kapalu and Kaanapalu from their stats when talking aout the average carrying cost of a 1 bedroom condo. being $916/mor. At Wailea Ekahi Association fees alone are over $1900/mo and with water and insurance rate increases and maintenance of 40 year old sewer and water lines inside buidlngs and out there is no hope those fees will do anything but increase. Add to that electricity, property taxes and mortgages and the number goes way up. I fear for Maui - please take the time to thoroughly investigate repercussions before acting. Consider the wisdom of the old codes that tried to isolate tourists to specific areas (ie Wailea and Kapalua are planned RESORTS designed and built to accommodate tourists and non resident communities), giving locals the ability to have community. - Expedite building permits for new affordable housing - Please think first and consider the people - donʻt take the word of high powered interests.
Thank you for your time. I strongly appose Bill 9 and the Elimination of the Minatoya codified right to short term rent.
Bonnie Pauli
Wailea Ekahi
My name is Kathleen Bunter, and I own a short-term rental property in Maui County. I am writing today to express my deep concern and strong opposition to the proposed legislation to phase out more than 7,000 vacation rentals.
I’ve worked hard to be a responsible and community-oriented owner. I employ local service providers — cleaners, maintenance techs, property managers, rental company and landscapers. My guests often leave Maui saying they felt more connected to the island because of the personal experience they had in my condo.
Some of my guests have even said they wouldn’t have come at all if they didn’t have a condo vacation rental option. That matters — not just to me, but to all the small businesses and restaurants 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. 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.
I am lucky if I even break even break even due to increased holding costs and reduced visitors.
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 doesn’t strip the rights of law abiding property owners. I urge you to vote no on this bill. If passed you will only be hurting the people you are trying to help by causing thousands of lost jobs and locals cannot afford the holding costs, let alone rent, of ocean front condos that were specificly built to be vacation rentals.
Mahalo for your time and consideration.
Sincerely,
Kathleen Bunter
831-915-7936
Aloha! O Keoki ko’u inoa a e ku’e au i keia pila! I work for a maintenance company rhat employs close to 14 people and we offer maintenance and repair services to 6 resorts in the south and west side. All the units in these resorts are very very old and very expensive to maintain, yet these places need constant work to keep it updated. The HOA of one bedroom for most of these places are over $1,500, two bedrooms are way higher. So I don’t imagine anyone renting a one bedroom for more than $2,200 which hopefully covers insurance, utilities, taxes and miscellaneous costs!
These people who claim these units are suitable for long term affordable living are absolute lolo. Better to use the property taxes these owners pay to build new and suitable accommodation to locals, and not steal their rights as homeowners!
Aloha Maui County Council,
My name is Malia Ashlock and I live on Maui.
My family was born and raised on the islands of Maui, Molokai and Oahu.
* My 2 children were both born on Maui
* I was born on Maui
* My mother was born on Molokai
* My grandmother was born on Molokai in 1934
* My great-grandfather was born on Oahu in 1890.
I am here to express my strong opposition to the proposed legislation to ban short terms rental on Maui. I survive entirely on the property management of short term rentals in Kihei. Therefore, this ban would essentially wipe our entire household income.
Most of my family is financially dependent on the short-term rentals and tourism on Maui in some way. Our family members work as property managers, as well as at activity businesses, hospitality services, and as cleaning services.
Like many others on Maui, the Lahaina fire was a disaster for my family. My sister and her husband, who is a firefighter in Lahaina, lost everything, including their home, all their person property, their vehicles, their 3 dogs and 2 cats. As sad as that may sound, we consider ourselves blessed since none of our family members perished in the fire. That being said, we support each other, and we pray for tourism to return to what it once was – for our financial survival.
The passage of the County’s proposed legislation to ban short terms rentals on the Minatoya list, will be financially catastrophic and the final blow to my family. THIS PROPOSED BAN WILL BANKRUPT MY FAMILY
If the County wants to create more housing, the proposed ban is the wrong way. Without question, this ban will leave my family, and the families that we employ, HOMELESS. I urge the council to consider investing in comprehensive affordable housing solutions without harming our local economy. There are better solutions to the housing crisis than this proposed ban. The proposed legislation to ban short term rentals will ultimately lead to bankruptcy for my family, and have a devastating financial impact on our local community.
I thank you for your time and consideration.
Please vote no on this. It will plummet home values and many will be under water on their mortgages and further depress the economy. Many homes will foreclose and be empty and bank owned. Banks don’t rent - so this won’t fix the housing dilemma. This is a hasty and please stop and reassess. Vote no.
Is "affordable housing" typically ocean front? No intention of being insulting, but...
Can a long term renter cover our
$4000 monthly mortgage (owned by a Hawaiian bank) plus
$1939 monthly HOA dues (which pays the 35 local residents who are employed here) plus
$300-400 utilities (paid to Hawaiian electric) plus
$1600 annual insurance (covered by local insurance brokers)
$15,000 annual property taxes
Our finances are invested in all of the above listed ways which currently support the island of Maui. The above list does not include our current monthly TAT & GET payments, which is a constant source of additional revenue for Maui.
How does taking an asset and making it a liability make sense?
Dear Chair Kama and Members of the Housing and Land Use Committee,
My name is Mateo. I am a Maui resident of the past 10 years and a real estate broker actively working with both local families and property owners. I am writing to express my strong opposition to Bill 9, which proposes phasing out short-term rentals in apartment-zoned districts.
Economic Impact:
Since the proposal's introduction, Maui's real estate market has experienced a significant downturn. Properties previously valued at $800,000 are now struggling to sell at $550,000, reflecting a decline of approximately 30–35%. This devaluation not only affects property owners but also reduces county tax revenues and undermines economic stability.
Unsuitability for Long-Term Housing:
The units targeted by this bill are predominantly designed for short-term occupancy. They often lack essential amenities for long-term living, such as adequate storage, full kitchens, and sufficient parking. High HOA fees and resort-style layouts further render them impractical for local families, particularly those with low incomes.
Accountability for Affordable Housing Funds:
Developers have historically contributed fees in lieu of building affordable housing, with the understanding that these funds would support future affordable housing initiatives. It is imperative to assess how these funds have been utilized before implementing measures that adversely affect current property owners.
Conclusion:
As a long-term resident and real estate professional, I have witnessed firsthand the economic and social impacts of these proposed changes. While addressing Maui's housing crisis is crucial, Bill 9 appears to be a reactionary measure that may cause more harm than good. I urge the committee to consider alternative solutions that do not compromise the financial well-being of residents or the integrity of our real estate market.
Thank you for your attention to this matter.
Sincerely,
Mateo Manzari
Please exclude Papakea Resort from the Bill 9. This resort was built in 1975 and opened in 1976. My parents are original owners. The complex was always built as a resort for short term use. They condos are very small, some are just studios like a hotel room. Papakea never had any long term residents in place. Many of the original owners were part of a large timeshare business. The complex has a front desk, a concierge. The intent of the construction was for hotel use.
Aloha Chair, Vice Chair, and Committee Members,
My name is Lisa Dever. I have been visiting West Maui annually for 23 years and I am the owner for 21 years of a short-term rental property in the Ridge Villa section of the Kapalua Resort area. I am writing to express my opposition to the proposed legislation that would phase out 7,000+ vacation rentals across Maui, including properties like mine that have operated responsibly and in full compliance with County regulations.
I fully support the development of more affordable housing for Maui residents. I have written to the County Council previously urging the Council to address this important issue.
My rental property is not just a business — it is part of a broader local ecosystem. I employ local cleaners, landscapers, and maintenance workers. I refer my guests to locally owned restaurants. These travelers support small businesses, many of which are still struggling after the fires and tourism downturn.
The financial reality of owning at the Ridge in Kapalua is daunting. My annual AOAO fees are high. Upcoming road and roofing projects will drive those costs higher. Insurance premiums have spiked since the fires. These expenses are necessary to maintain a safe environment. But without short-term rental income, they are unmanageable.
It’s also important to note that Kapalua Resort was never intended to serve as permanent or workforce housing. Units are limited in size, lack adequate storage, prohibit pets, and have occupancy restrictions that make them unsuitable for long-term family living. Eliminating STRs here would not increase affordable housing, but it would eliminate jobs, reduce local economic activity, and force property owners and service workers off the island.
I urge you to pursue solutions that boost — not shrink — Maui’s economic resilience. Rather than adopting a blanket ban, please consider a more tailored approach that distinguishes between areas with genuine housing potential and resort-zoned communities like Kapalua.
I respectfully urge the Council to exclude the Kapalua Resort area from any STR phase-out and instead focus on balancing economic stability, visitor management, and community well-being.
Mahalo for your time and thoughtful consideration.
Sincerely, Lisa Dever
Property taxes from short-term property owners makes up 37% of property tax revenue, and property tax revenue represents 15% of Maui County’s budget.
My property is managed by a locally owned company, employing 100+ Maui residents and keeping profits in the community.
My professional housekeepers are small business owners who may lose contracts and income if STRs are phased out.
Vacation rentals sustain a network of local maintenance vendors, plumbers, electricians, and contractors.
REGARDING PAPAKEA RESORT: Papakea should not be rezoned for apartment classification. It should remain as a HOTEL classification. Condos at Papakea are small, provide no storage, and parking is limited. It has operated as a resort for close to 50 years. The entire property has been staffed and run as such, including a full-time Front Desk. The Resort employs several full-time staff, and an elaborate management system. It operates on large budget and provides the State and County a wealth of tax dollars.
Time share property is NOT vacation rental property. Time share units MUST be exempted as they cannot become long-term housing. As a Kuleana Club owner I strongly oppose this Bill.
Aloha Chair, Vice Chair, and Members of the Maui County Council,
I am writing as a concerned property owner in Maui to express my opposition to Bill 9 as proposed by Mayor Bissen. I fully recognize the urgency of Maui’s housing crisis and the desire to find solutions that prioritize local residents. However, I believe Bill 9, as currently drafted, will have significant unintended consequences for our island’s economy, property owners, and the broader community, without delivering the affordable housing outcomes we all seek.
Economic and Community Impacts
Independent analysis by the University of Hawaiʻi Economic Research Organization (UHERO) projects that Bill 9 could result in the loss of nearly 1,900 local jobs, a $900 million annual drop in visitor spending, and a $60 million reduction in property tax revenue by 2029. These losses would directly impact funding for public services and future housing projects, undermining the very goals the bill seeks to achieve.
The real estate market is already reacting to the uncertainty created by this proposal. The median sales price for Maui condos has dropped nearly 25% year-over-year, and listings have surged by almost 70%. This destabilization threatens the financial security of thousands of local families, retirees, and small businesses who depend on rental income or property values.
Concerns About Housing Outcomes
Many of the affected vacation rental units are in aging complexes without the amenities, parking, or infrastructure needed for long-term residential use. Surveys indicate that only a small fraction of owners would convert their units to long-term rentals; most would be forced to sell or leave them vacant, which does not guarantee an increase in affordable housing.
The bill risks creating vacant properties and deteriorating condo associations, which could lead to further blight and economic hardship in our communities.
Property Rights and Fairness
Property owners have operated under long-standing county approvals and legal frameworks. Abruptly changing the rules threatens property rights and could result in costly legal challenges for the county.
The exemption for timeshares appears arbitrary and unfair, as both timeshares and vacation rentals serve visitors and often exist in the same complexes. This inconsistency further erodes trust in the process and the fairness of the legislation.
A Call for Balanced Solutions
I respectfully urge the Council to consider alternative approaches that address the housing crisis without causing collateral damage to Maui’s economy and property owners. Options such as tiered tax increases on short-term rentals, auctioning limited permits, or incentivizing voluntary conversion to long-term rentals could provide meaningful results while preserving economic stability.
Let’s work together to create policies that expand affordable housing, protect property rights, and sustain Maui’s unique community and economy for generations to come.
Mahalo for your time and consideration.
Aloha kākou,
Eia kaʻu leka iā ʻoukou no kēia kānāwai i mea e hoʻoponopono i ka hewa e hoʻomau. Mau nō ka hewa i kēia mau ʻano hale i kēlā me kēia mau lā. A i hea kākou e haʻi ai: “ua lawa.” Pau nō ka wā o ka poʻe ʻē e koho ana i nā kuleana a ko mākou Hawaiʻi nei. Pau nō paio ma waena o nā kānaka a me ka ʻimi ʻana i kekahi hale. Aia ke kanaka ma mua o ke kālā. Pono ʻoukou e mālama i nā kamaʻāina ma mua o ka ʻālunu ʻē. No ia mea, inā hōʻae i kēia kānāwai, e holomua aʻela ka hewa. E holomua ana ka hōʻole ʻana i nā kānaka mai ka ʻĀina momona, e holomua ana ka loaʻa ka ʻĀina iā ka poʻe ʻē (ʻaʻole noho kekahi i aneʻi), a e holomua pū ana ka mālama ʻole ʻana i nā Hawaiʻi.
E nānā akula i nā inoa i hōʻole i kēia kānāwai! ʻAʻole lākou Hawaiʻi, no laila, ʻo wai la lākou e haʻi aku i nā kuleana o ka ʻāina? Mai ka ʻāina ʻē lākou, no laila pehea lākou e koho ai no nā kānaka? no nā ʻāina? ʻAʻohe pilina i laila me ʻole kekahi hale a i ʻole ke kālā, no laila, ʻaʻohe koho a lākou.
No laila, aia ke kuleana iā ʻoukou i mea e koho me ke aloha o ka ʻāina, me ka manaʻo ʻōiwi, a me ka ʻike kūpuna.
Inā hiki ka ʻĀina ke ʻŌlelo, he aha ia āna e ʻŌlelo ai?
Mahalo,
Kahauolopua V.
Dear Maui County Housing and Land Use Committee,
I am opposed to the rezoning of Short Term Rentals (STR) in West Maui and specifically Papakea and Maui Ka’anapali Villas (MKV) for the following reasons:
- I am in favor of affordable housing. Unfortunately, elimination of STRs does not satisfy this need. The condo rooms are small, have minimal storage, provide only 1 parking space, do not allow pets, and are expensive to maintain. The STRs were not designed as long-term family residences let alone multi-generational housing.
- According to HERO study,, the loss of revenue from STRs would hurt the Maui economy and lead to elimination of services for locals throughout the island. GET, TAT, Property taxes would all be diminished significantly.
- In the last decade, at both Papakea and MKF, there have been several multi-million-dollar projects. These projects are not in a competition with other properties for who has the best amenities. They are required to maintain the infra-structure of the buildings and are extremely costly – a cost not affordable by long term rentals.
- The MKV and Papakea are staffed by approximately 70 locals. Conversion to long term rentals would eliminate their jobs.
- Papakea and MKV are both zoned A2/H. Both resorts provide a front desk which is staffed year round. They are both embedded in Hotel zoned areas. It is unclear why they are on the Minatoya List. Both properties should be excluded from the zoning conversion and should be treated as hotels.
I hope you take into consideration all of the above points.
Regards,
Howard Alpert
howarddalpert@gmail.com
Aloha Maui County Council,
My name is Andy Church and I live on Maui.
My immediate family was born and raised on the islands of Maui, Molokai and Oahu.
* My only child London Kahealani Church was born on Maui
* Her mother was also born on Maui
* Her grandmother, was born on Molokai
* Her great-mother was born on Molokai in 1934
* Her great-great grandfather was born on Oahu in 1890.
As a short-term rental owner with condos at Kihei Bay Vista and Kihei Bay Surf, I am here to express my strong opposition to the proposed legislation to ban short terms rental on Maui.
My wife, my daughter and I survive entirely on the rental income and management of our short term rentals in Kihei.
All of our properties are on the Minatoya list. Therefore, this ban would essentially wipe our entire household income.
Most of our family is financially dependent on the short-term rentals and tourism on Maui in some way.
Our family members work as property managers, as well as at activity businesses, on snorkel boats, at luaus, in hospitality services, and as cleaners.
Like many others on Maui, last year’s Lahaina fire was a disaster for my family. My wife’s sister and her husband, who is a firefighter in Lahaina, lost everything, including their home, all their person property, their vehicles, their 3 dogs and 2 cats.
As sad as that may sound, we consider ourselves blessed since none of our family members perished in the fire. That being said, we support each other, and we pray for tourism to return to what it once was – for our financial survival.
The passage of the County’s proposed legislation to ban short terms rentals on the Minatoya list, will be financially catastrophic and the final blow to my family. THIS PROPOSED BAN WILL BANKRUPT MY FAMILY
We also employ many local residents for maintenance, cleaning, and other activities to run our rental business. This ban will completely eliminate all our employees and the income for their local families.
If the County wants to create more housing, the proposed ban is the wrong way. Without question, this ban will leave my family, and the families that we employ, HOMELESS.
I urge the council to consider investing in comprehensive affordable housing solutions without harming our local economy. There are better solutions tothe housing crisis than this proposed ban.
There is no way a long-term renter would be able to afford the rent to cover:
* My $3,000 a month mortgage - PLUS
* My $1,200 a month HOA dues payment - PLUS
* My special assessment costs - PLUS
* My utility costs
* The total costs exceed $5000 a month on my small studio at Kihei Bay Surf and my 1-bedroom, 1-bathroom units at Kihei Bay Vista.
As you can see, the proposed legislation to ban short term rentals will ultimately lead to bankruptcy for my family, and have a devastating financial impact on our local community.
With great respect to the Maui County Council, I thank you for your time and consideration.
Dear Chair, Vice Chair and Council members,
I would like to offer some historical background on the condominiums built in Maalaea.
My parents, two seperate grand aunts and uncles, and my great grandmother all had single family homes in Maalaea. In the late 1960's or early 1970's, Mayor Elmer Carvalho and the Maui County Council changed the Hauoli Street zoning from single family home to apartment. All of the Maalaea families on Hauoli Street then had to pay property taxes as if they had an apartment built on the property. This forced the families to either develop and build, or sell their properties. The reason given to the Maalaea homeowners for this zoning change at the time by the Mayor and the Council was "to build resort infrastructure for tourism".
Look carefully at the way that these buildings were built. There is only one parking stall per unit and there is zero storage. These Maalaea apartments, mostly one bedroom, are literally hotel rooms with a kitchen. They were built for this intended reason.
Look carefully at the governing documents for these condominiums. Take Hono Kai as an example where my wife has invested in one small 550 square foot apartment for her retirement income. She pays general excise taxes, transient accommodations taxes, and all other State and local taxes. This is her only retirement income. Property values have tanked.
In the Hono Kai governing documents starting with the Declaration of Horizontal Property Regime, Under Use of Project on page 13, the declaration states as follows: "the owners of the respective apartments shall have the absolute right to lease or rent their apartments for transient purposes, subject to all the provisions of this Declaration".
Similarly, the Hono Kay Bylaws at Article 5, section 3a on page 13 specifically says: "All apartments of the project shall be used only as dwelling units or transient living accommodations by the respective owners thereof, their tenants, families, domestic servants and guests".
The Hono Kai condominium has been called the Hono Kai Resort since day one. The permitted and intended uses of the apartments specifically say for transient purposes.
The condominium method of ownership was being invented at the time. The Condominium Property Act, codified as Chapter 514B, Hawaii Revised Statues, had not been written yet. My cousin, attorney Sandy Langa, was the condominium pioneer who wrote the Hono Kai bylaws and the bylaws of most of the condominiums in Maalaea including those of his family. Given the mandate of building infrastructure for tourism from the County, I would expect to see the specific use of transient accommodations in the other Maalaea Condominium governing documents. Maalaea governing documents are likely different from those in other parts of Maui, as condominium law was then later codified.
I concur with the proposed amendments to Bill 9 by Committee Chair Tasha Kama and I thank her for her logical and common sense approach to dealing with this complicated issue.
With aloha,
Peter W. Cannon
June 7, 2025
Leina’ala Riela-Enoka June 7, 2025
Office of the Mayor County of Maui 200 South High Street Wailuku, HI 96793
Subject: Opposition to Short-Term Vacation Rentals (STVRs) in Maui County
Aloha Mayor Richard Bissen and Maui County Council Members,
I am writing as a concerned resident to strongly urge the County to take decisive action to reduce or phase out short-term vacation rentals (STVRs). The unchecked growth of STVRs is contributing significantly to our island's housing crisis and eroding the very fabric of our local communities.
Vacation rentals remove desperately needed housing from the long-term rental market, making it increasingly difficult for local families, essential workers, and young people to find and afford homes. In many cases, entire neighborhoods have been transformed into commercial zones where local culture, community cohesion, and resident well-being are being displaced by transient tourism.
The impacts are real and worsening:
* Housing affordability has plummeted due to the speculative purchase of homes for vacation rental use.
* Longtime residents are being pushed out as landlords convert units to STVRs for higher profits.
* Neighborhoods lose their sense of community when homes sit empty between guest stays or are filled with tourists who have no stake in local life.
* Infrastructure and resources are strained to support visitors rather than residents.
Maui is not just a tourist destination—it is home to families, kūpuna, and future generations who deserve to live with dignity in the place they were born and raised. Prioritizing tourism over community well-being is not sustainable, and it is time for the County to take bold steps to restore balance.
I respectfully urge you to:
1. Phase out non-owner-occupied STVRs
2. Strengthen enforcement of existing vacation rental laws.
3. Invest in affordable housing and long-term rental incentives for local residents.
Mahalo for your leadership and for listening to the voices of your constituents who are asking for a more just and livable Maui.
Sincerely,
Leina’ala Riela-Enoka
I would rather have a long term solution that does not harm jobs. My next vote for council will certainly hinge on how this bill is handled. Covid was horrible for jobs but that was unavoidable and now this? Unforced error. Vote no.
I oppose this bill. Another important point to make.
Even if the bill passed, only very few owners will convert their units to a long-term rental.
One recent survey said that only 500 unit off the 7,000 or so short-term rentals on the list (about 7%) will convert to long term rental.
So even if the bill passed, it would do very little to help with hosing and only severely hurt the local economy.
In addition, off the 500 , many if not all have very expensive maintenance costs and are NOT Affordable.
My 1BR unit at the Papakea for example costs about $5,550/mo to keep it.
1. HOA: $1,630/mo.
2. Insurance: $ 1,250/yr (or $105/mo)
3. Property tax: $9,380/yr (or $781/mo)
4. Upcoming Plumping project: about $80,000 (anticipating that our monthly payment for this plumbing update will be about $750/mo additional)
5. Electric utility bill ~$200
6. Sub total: $3,466 + $2,100 Mortgage.
So in summary: very few units will convert to long term and of the ones that will do , many will not be affordable, while the local economy will severely hurt.