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)
My name is Emily Rogers, and my husband Thom and I are fire survivors. We lost our home in the Lahaina fire, like so many others. In the aftermath, we did everything we could just to survive—supporting our employees, helping displaced families, and trying to figure out how to rebuild our own life. Just as we were starting to feel like things were getting back to normal, Bill 9 was introduced, and it brought all that trauma and uncertainty flooding back.
We waited for months before making any decisions. We saved every dollar we received—from our insurance, from generous friends and family, and from the Maui community who helped us when we had nothing. That money was not spent lightly but was saved towards the purchase of a home. It represented hope, support, and the chance to have a home again.
After waiting nine months with no progress on Bill 9, we finally decided we could not keep our lives on hold. We used those savings to purchase a small condo—not a rental, not an investment property—our home. A place to finally feel grounded again.
Now, Bill 9 is back. And with it, all the fear, anxiety, and uncertainty we thought we were starting to leave behind. If this bill passes we could lose everything all over again.
• We will likely lose our jobs, as our work depends on legal timeshare operations.
• We will not be able to afford our mortgage if we lose those jobs.
• Our new home, bought with every bit of support we received, would lose 40% of its value overnight.
• And everything we saved—our insurance settlement, our gifts from friends and family, and the community’s generosity—will be gone.
This is not just about policy. It’s about people. We are not investors. We are not mainland speculators. We are two working residents, doing everything we can to stay on this island and move forward after unimaginable loss.
Please, oppose Bill 9. For our jobs. For our home. For the sake of not forcing fire survivors to start over again—this time with nothing left to fall back on.
Mahalo for your time and consideration,
Emily Rogers
Lahaina, Maui
Hello Maui council
I am a retired person and the revenus from my vacation rental is a big part of my income. Without the revenues I will be unable to keep my rental due to the high cost of upkeep. Kalama terrace has been a vacation rental approved for a long time and based on that I made the decision to purchase
a unit. It is not fair now for us retirees
Aloha Chair, Vice Chair, and Committee Members,
My name is Tammara Billik 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 spend close to 4 months a year in my Kihei condo and rent to tourists (many of whom are locals from Oahu) the rest of the year. My cleaning team, my air/conditioning team, my property rental and management team are all local Kihei residents who would lose all the revenue should this ban go through. Personally, I volunteer for the Kamali'i school when I'm on island and during the aftermath of the fires, I spent countless hours volunteering at the local collection centers. I am committed to the health of our sacred Maui community. My STR is for many, a starting touchpoint that brings back visitors again and again. I recommend a list of local eateries and business for my guests to frequent. My guests often leave Maui saying they felt more connected to the island because of the personal experience they had in my home.
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 Kihei Garden Estates 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.
This legislation feels ill advised and a kind of blanket knee jerk reaction to a real problem that needs targeted solutions instead of some sweeping proclamation that will hurt more than it will help. 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,
Tammy Billik
1299 Uluniu Road D203
Kihei
To: Maui County Planning Commission
From: Gary & Perry, Homeowners at Kaanapali Royal
Reference: Oppose Bill 9, Protect Kaanapali Royal from Proposed Ban on Short Term Rentals (STRs)
As West Maui residents and property owners for over 15 years, we respectfully ask that you protect Kaanapali Royal from the proposed ban on STRs/apartment-zoned condos within Kaanapali Beach Resort, which were master-planned for short term visitor use. These units offer needed resort living for visitors/owners that desire multiple bedrooms and kitchens during their stay on Maui. Kaanapali Royal was built in 1980 with 105 two bedroom/two bath condos zoned as apartment (A2) and is legally part of the famous Kaanapali Beach Resort, which attracts visitors from all over the world. Most owners at Kaanapali Royal use their property as STRs. At a recent BOD meeting at Kaanapali Royal, it was reported that 8 out of 105 units were owner occupied (8%). The remaining 92% of owners rent their units as STRs (52%), a combination of owner occupancy and STR (28%) or long-term rental (12%).
STRs in resort areas should be exempt from Bill 9, like legislation that was passed in Kauai in 2009 (Bill 2298). STRs provide needed visitor accommodations that hotels do not offer and provide needed Transient Accommodations Tax (TAT) revenue that is used for schools, roads and affordable housing. TAT income is vital to restoring Lahaina and West Maui’s infrastructure to continue to attract visitors on a global level.
If Kaanapali Royal units were offered as long-term housing, they would not fit the profile of “affordable” housing needed for displaced Lahaina fire victims as described in Senate Bill 2919 and from messages conveyed by Governor Green and Maui Mayor Bissen. The profile of that person has been described as 87% were renters and paid approximately $1800/month for one-bedroom accommodations. Recent long-term rentals in Kaanapali Royal are at a rate of approximately $6000/month. Further, Kaanapali Royal does not offer assigned parking, does not offer private garages/carports and has limited storage space.
To compound the situation in West Maui further, domestic air travel to Maui is down 50% from last year. This is likely due to the uncertainty and mixed messaging that vacationers are receiving from the Governor of Hawaii and Mayor of Maui regarding the ban on STRs.
Protect Kaanapali Royal and Kaanapali Beach Resort (KBR) as a whole, from the proposed ban on STRs for the following reasons:
1. Protecting Kaanapali is consistent with legislation passed in Kauai in 2009 that zoned Visitor Destination Areas (VDAs) which allow STRs.
2. STRs within VDAs on Maui generate a large percentage of revenue from TAT which is needed to rebuild Lahaina and to build new affordable housing.
3. STRs within the Kaanapali Beach Resort VDA do not meet the Governor’s & Mayor’s objective to provide “affordable” housing to displaced Lahaina fire victims. In a press release & article published by the Star Advertiser on May 2, 2024, Maui Mayor Richard Bissen said, “It is important to note that most, if not all of these, TVRs impacted by this legislation were previously built and designed for workforce housing in West Maui and our goal is to return them to their intended purpose.” Kaanapali Royal was not designed or built as workforce housing.
4. Enforcing the ban on STRs within resort areas will cause a large inventory of condos zoned as A1/A2 (apartment) to be placed on the market. Low demand for these units due to uncertainty over the situation will drive home values lower. Property taxes will decline as a result.
5. Local employees that support STVs such as property management teams, housekeeping, and maintenance personnel will lose their jobs.
6. Original zoning documents for Kaanapali Royal complex dating back to 1978-1980, show that the project was designated as short-term vacation rental.
Protect and preserve the original intent of Kaanapali Beach Resort as it was master planned over 50 years ago. Continue to attract tourists to a world class resort which was never intended to be offered as “affordable” housing for the workforce population of Maui. Per the Maui Economic Development Board (MEDB) website, 70% of Maui County revenue comes from tourism. A “win-win” for both sides of the arguments for and against Bill 9 is to re-zone Maui like what was accomplished with Kauai Bill 2298 where areas such as Kaanapali Beach are zoned as “Visitor Designated Area” (VDA.) This approach will support the tourism industry, provide jobs for local residents and provide TAT taxes to rebuild affordable housing and schools. Housing in VDAs is generally not affordable and was designed for short term needs (no garages, no assigned parking, high HOA fees, limited storage).
All of the uncertainty, risk and proposed ban on STRs has caused the inventory of condos listed for sale in West Maui to increase significantly in comparison to last year. We respectfully ask to stop the uncertainty and take time to re-zone Maui similar to legislation passed in Kauai so that a balance can be reached.
I am a lifelong resident of Maui, and I write this anonymously out of deep concern—not only for myself, but for my family and for the future of our island community.
As someone who relied on Short-Term Rental (STR) income to survive, the aftermath of the Lahaina fire has been devastating. While I was fortunate that my personal home still stands, over 15 homes in my extended family were lost—a tragedy that echoes through generations of our ʻohana. We are still grieving, still trying to recover, and now we are expected to carry even more.
My property taxes and homeowners insurance have increased dramatically due to the fire. Without the ability to legally rent my home as a STR—without that income stream—I’m being squeezed from all sides. How am I supposed to pay my mortgage? How do I afford basic living expenses when the very way I made ends meet has been stripped away?
I understand the need for housing. I understand the pain and urgency in our community. But placing displaced families into STR units is not a solution—especially for multigenerational households like mine. Our families lived together in shared spaces, caring for kupuna and keiki under one roof. STR units, designed for short stays and vacation use, are not designed for real, long-term living—not physically, emotionally, or financially.
Let’s be honest: this is not just a housing crisis—this is a failure of leadership, planning, and prioritizing local people. The government failed to provide truly affordable, sustainable housing options before this fire, and now, it feels like we’re being punished again.
I urge you: our system is already broken—don’t break it further.
If Bill 9 passes without real exemptions for timeshares and lawful STRs, local people like me—people who have followed every rule—will be forced out. I fear being homeless on the island that belongs to us.
I ask you with aloha and urgency:
❌ Oppose Bill 9 completely.
✅ If it must move forward, preserve the exemption for timeshares in the CD1 draft.
This is more than policy—it’s survival. It’s dignity. It’s justice.
I purchased my condo at Kaanapali Royal in 2010 after it had been on the market for over one year. The previous owner was a local
who purchased the unit for $980,00 to use as a short term rental. I purchased the condo for $525,00. No local offered purchase of this condo at the reduced price. Kaanapali Royal is part of the Kaanapali Resort and I assume locals understood the condo was situated in a resort and was not a good match for long term family life. As a retired Alaskan, I have made my condo a true home and have never rented it. The condo valuation is inflated by the county. I will pay $20,479 in taxes this year and $19,548 in maintenance and reserve fees. With credit for solar uncertain, there may be an additional fee. Many Kaanapali Royal owners rent their condos as "short term" to meet mortgage and other fees. These cost will not decrease in a forty plus year old building. Kaanapali Royal is a resort and not a neighborhood. It should maintain its status as a short term rental resort. It is not affordable for most people, local or others. Thank you.
Aloha Chair and Esteemed Members of the Housing and Land Use Committee,
I am writing to respectfully express my strong opposition to Bill 9, which proposes the termination of short-term vacation rentals (STVRs) in apartment-zoned districts across Maui. As a property owner & frequent visitor who supports local businesses, I believe this bill, while well-intentioned in its aim to address housing affordability, will have significant negative consequences for Maui's economy, its residents, and its overall vibrancy.
I understand and empathize with the critical need for affordable housing on Maui, especially in the wake of recent events. However, the proposed blanket ban on STVRs in apartment districts, particularly those properties on the "Minatoya List" that have legally operated for decades, is a shortsighted solution that will likely exacerbate existing challenges rather than solve them.
My primary concerns regarding Bill 9 include:
Economic Impact and Job Losses: The University of Hawaii Economic Research Organization (UHERO) has projected that phasing out these STVRs could lead to a significant decline in visitor spending (estimated at $900 million annually) and the loss of up to 1,900 local jobs. Many small businesses, from tour operators to restaurants and retail shops, rely heavily on the visitor economy supported by these rentals. Eliminating this segment will undoubtedly cause widespread economic hardship and job displacement, particularly for those already struggling.
Limited Impact on Housing Affordability: While the goal is to convert these units to long-term rentals, studies suggest that a large percentage of STVR owners would either sell their properties or leave them vacant rather than convert them to long-term residential use. Many of these units were not designed for long-term family living, lacking adequate space, storage, or parking. Furthermore, the high carrying costs (mortgage, HOA fees, taxes) often make them financially unfeasible for local families, even if converted. This means the bill may not achieve its desired outcome of significantly increasing affordable housing stock.
Property Rights and Legal Challenges: Many STVR owners purchased their properties with the legal understanding and permits that allowed for vacation rental operation. Retroactively eliminating these rights raises serious concerns about regulatory takings and will undoubtedly lead to extensive and costly legal challenges for the county, diverting resources that could be used for actual housing solutions.
Loss of Visitor Accommodations and Diversity: STVRs often provide a valuable alternative for visitors, particularly families, who prefer accommodations with kitchens and multiple bedrooms, offering a different experience than traditional hotels. Removing these options could deter a significant segment of visitors, impacting the overall tourism industry.
Alternative Solutions Exist: Instead of a sweeping ban, I urge the committee to explore and prioritize alternative solutions that could more effectively address the housing crisis without such detrimental economic and social impacts. These could include:
Strict enforcement of existing regulations against illegal STVRs.
Streamlining permitting and infrastructure approvals for new affordable housing developments.
Targeted rezoning where appropriate and using public-private partnerships.
Implementing higher property taxes specifically for vacant homes or second homes to incentivize their entry into the long-term rental market.
I respectfully request that the Housing and Land Use Committee consider the full scope of potential consequences of Bill 9 and pursue more balanced and effective strategies to address Maui's housing challenges. I urge you to vote against Bill 9 and instead focus on solutions that support both our residents and our economy.
Mahalo for your time and consideration of this critical matter,
Our names are Aboli & Jaydeep Ranade, 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 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.
Please exclude the Kapalua Resort from any short-term rental ban you might recommend.
I’m not adding my name because I was threatened personally by a Lahaina Strong member at a prior hearing. It is really scary and sad to see fellow community members behaving this way. This bill will put me out of business. I used to work as a housekeeper for a hotel. For me it was a horrible experience dealing with long hours, low pay and bad treatment from management. I am blessed I was able to start my own cleaning business eight years ago. I was told I would fail, but here I am still standing even after covid. During that time most of my friends still working at the hotel were laidoff but the STR owners continued to support me then and now. I am a single mother and my STR cleaning business gives me the ability to care for my kids. This is an honest living and it is how I support my life. It has kept me up at night wondering how I am going to make it if you vote for this bill. I beg you to think of the real lives affected.
Units that were built as tourist Accomodation should not be included in this bill. They should be given proper zoning and continued to be used for the purpose they were built for. The monthly costs even without a mortgage would never qualify as affordable housing.
My name is Cindy Chao, 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 recommend local restaurants and tour guides in my welcome guide. I employ local service providers — cleaners, maintenance techs, and landscapers — 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.
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. 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.
As owners of a legal STR at the Kamaole Sands property, we are writing to express our strong OPPOSITION to the proposed bill to remove the use of short-term rentals in A-1 and A-2 Apartment Zoning Districts.
The shortage of affordable housing has existed in Maui long before the devastating Lahaina fire, and I understand that this disaster has increased the need for more immediate results; but, turning all these STRs into long-term housing is not the solution to years and years of the government failing to provide affordable housing to local families. Phasing out short-term rentals will not magically result in an abundance of long-term, affordable housing units.
With our current mortgage, taxes, HOA and insurance, we would need no less than $5,000 per month for a 1BD/2BA, 818 sq ft condo on a long-term rental, in hopes to cover the monthly expenses. And those expenses are rising exponentially with special assessments due to aging buildings, tax increases, HOA increases and insurance increases. This certainly does not fall within the “affordable”, long-term option for a local family.
The purchase of our Kihei condo was based on the fact that we could legally use it as a STR to supplement some of the expenses, mortgage, HOA fees, taxes and insurance when we were not able to use the unit ourselves. This absurd proposal would take away a use of private property that has been legally allowed for well over 35 years. This raises both state and federal constitutional concerns.
These condos are already available as long-term rental properties and have been since they were constructed. There is nothing currently prohibiting them from being owner occupied or from being a long-term rental, so the idea that they need to be "returned to their intended long-term residential use" is an irrational thought process. They were always intended to be used for short-term, vacation rentable spaces and there is nothing that indicates owners of these STRs will automatically turn their unit into a long-term rental. Many of us purchased these units with the intent to use it as place to vacation with family and friends. Renting the unit long-term would eliminate that option.
We host many small families, young couples and senior citizens that would rather have a more “home-like” experience than staying at an expansive, commercialized hotel property. Many are repeat customers bringing their children and grandchildren to visit the island and make generational memories, and while doing that, they are contributing to the local economy. An economy that is solely based on tourism!
Most guests that stay in STRs visit local stores, local food trucks, local restaurants and craft fairs where locals sell their goods, all contributing to the local economy. The state and local financial connection to STRs is far reaching and will be devastating to the Maui community in many ways. The millions of dollars in tax revenue that goes to the state and county from STR owners will not be replaced. Maui tourism has already seen drastic reductions, and this is already affecting areas such as housekeeping, construction, hardware stores, grocery stores, retail stores, tour and activity businesses, restaurants, food trucks, property managers, rental car agencies, airlines and the list goes on. The financial detriment across the island will not discriminate. Small businesses have already and will continue to disappear and thousands of locals will lose jobs, which then creates a greater issue of not being able to afford their own housing. Many will likely be forced to leave the island.
The lack of affordable housing is not exclusive to the State of Hawaii or the County of Maui. There are affordable housing deficiencies all over the entire country. An outrageous amount of tax dollars are already being collected from Maui STRs that are specifically intended to be used for affordable housing. Where is this money and why has there been no progress on building this affordable housing? Taking property from one sector of the population and essentially giving it to another is not fixing the problem, but just kicking the can further down the road. The County of Maui government needs to do better!
We recommend that the County Council OPPOSE the bill to eliminate LEGAL Transient Vacation Rentals in A-1 and A-2 Apartment Zoning Districts.
I am writing as a full-time Maui resident and homeowner to express my strong opposition to the proposed ban on short-term rentals (STRs) in apartment-zoned condominiums. While I may personally benefit from this change due to holding an STR housing permit and living on the property I rent out, I believe this ban is another short-sighted decision that will deeply harm our island’s economy and community.
Like many local homeowners, I pay the elevated property tax rate for STR use—even though I live on-site, manage my guests, and contribute daily to the community. Rather than punishing responsible, community-invested residents, we should be focused on real solutions. If Maui County is serious about fixing the housing crisis, it should begin by taxing the many empty luxury mansions in Wailea and Makena that sit vacant most of the year.
Let’s be honest: the only real beneficiaries of this bill are the large hotel corporations. By eliminating apartment-zoned STRs, you're not creating housing—you’re eliminating options for visitors who support local restaurants, small businesses, and families. Hotels are not mom-and-pop operations. They’re multinational companies that send profits off-island and reduce the flow of money into our community. This bill is not about protecting locals—it’s about handing market share back to corporations.
Maui’s economy depends on tourism, and STRs are a critical piece of that puzzle. They support countless local jobs—cleaners, handymen, landscapers, small business owners, and more. Removing thousands of visitor accommodations will ripple across our economy and hit working people the hardest.
Many of these apartment-zoned condos are simply not suitable for long-term housing. High HOA fees, limited parking, and short-stay layouts make them impractical for families. Eliminating STRs in these buildings doesn’t solve the housing crisis—it just adds to the economic one.
And how many more times will Maui get it wrong when it comes to affordable housing? We’ve seen delay after delay, poor planning, and missed opportunities to build what our community really needs. Now, instead of building, we're dismantling part of the system that’s currently working—one that feeds local families—while leaving the truly vacant homes untouched.
If any changes are to be made, they should be phased in sensibly—such as converting STRs to long-term housing upon sale, giving our economy time to adjust. Not through a sudden and destructive ban.
Thank you for your time and for considering the real impact this will have on everyday working residents like myself.
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.
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-type 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 and cultural efforts.
Thank You, to the committee for the opportunity to comment.
Dear Maui County Council,
My wife and I are the owner of a short term vacation rental in Maui. We have owned this short-term rental property for 15 years. I am writing to express my deep concern and strong opposition to the proposed legislation to phase out more than 7,000 vacation rentals.
We usually come to Maui to stay for a few months and rent it the rest of time to cover the high cost of condo association fee, maintenance/repair fee and property tax. We work really hard to be responsible and community-oriented owners. We employ local service providers including cleaners, maintenance teams, and local contractors.
Eliminating STRs hurts the earning capacity of everyday people and therefore hurts the economy. Also the collection of tax from STRs would no longer be received by the state and Maui county.
I strongly oppose this Bill, which seems like a rushed, one-sided attempt that will cause a lot of collateral damage. I urge the Council to devise a balanced solution — one that protects local jobs and supports the economy while respecting the financial burdens of vacation rental owners.
Thank you for your time and consideration.
I am a Maui resident and do not own a Short term rental unit but completely oppose this bill. The Mayor and Lahaina Strong seem to be doing everything possible to drive Maui's economy down the drain, leading to even greater numbers of Kanaka and Kama'aina being forced to leave the island(s).
1. There is no "conversion" and anyone who uses this term is straight up lying. Most who have bought one of these units only made the investment because it was a LEGAL short term rental and they want to use it for themselves or their families every year. The LEGAL use was codified over 30 years ago! IF Minatoya owners are unable to legally short term rent then a number will be forced to sell - to others with deeper pockets who can afford to leave units empty or do short term rental illegally (which already happens all over the island all day every day).
2. A Zillow search today for Maui showed 446 units available right now for long term rental. 32 of these were priced below $2,000/mo. I can not imagine that even a single unit on the Minatoya list has a monthly carrying cost of under $2,000 - even for those lucky (or hard working) people who don't have a mortgage. After monthly maintenance fees there is insurance, upkeep and utilities - all of which have only been increasing - plus property taxes and property assessments. Passing Bill 9, even in an amended form, might add a few units to the long term rental pool but the prices will not be affordable, so what is the benefit?
3. Minatoya unit owners are being told that the costs they're paying are artificially high and 'amenities' should be closed to bring HOA costs down. Such a suggestion is ludicrous as HOA have a fiduciary responsibility to maintain the complex and owner majority votes are legally REQUIRED for even minor changes, which often don't even pass. The HOA costs are usually high because of the locations and ages of the properties and now have increased even further with huge insurance hikes and tax increases. These won't magically disappear with Bill 9.
4. Minatoya owners are being told to 'check their privilege' and 'go back' to where they live, but no such demands have been asked of the Lahaina Strong group. Why on earth are one group of people, most who have worked incredibly hard to get what they have, being told they need to subsidize the housing for someone else? I would like those who are testifying today - many who are NOT Kanaka or who are not unhoused - to share with the committee the following information about those unable to find a rental: their credit score, their employment history, any criminal record, their landlord recommendations, their pets, the number of (plus make and model) car(s) and their efforts in finding a home. My guess is that many of those who are unhoused have difficulty finding housing because one or more of these rental requirements cannot be met. THIS is a significant part of the affordable housing challenge, not more expensive condominium units going into the rental pool. And it is NOT the responsibility of Maui property owners - other than through our significant tax payments (short term rental owners paying proportionately more than us residents) - to lose our businesses, our investments, our jobs and, for Minatoya owners, their units, to others just because they haven't followed the same path or made the same choices? (ps. I found it astonishing that teenagers and young 20/30 somethings would stand and lecture senior citizen Minatoya owners in prior hearings. I'd love to have been 'given' subsidized housing when I was 20 or 30!)
5. Shut this nonsense down - respectfully - now. This terrible legislation has been hanging over Maui for almost 2 years now and is already doing terrible damage to our island - both within communities and economically. INVEST all the tax money that STR owners pay into a designated AFFORDABLE housing fund to help subsidize rent and/or purchase when necessary and to build properties designed FOR THIS PURPOSE alone.
6. This nonsense about Minatoya complexes applying for hotel zoning is also ridiculous. That process is next to impossible for most condominium complexes as well as being extremely expensive, with no guarantee of success. Those who suggest it's a quick and easy fix know NOTHING about what is involved. The county has created this whole mess. It is YOUR responsiblity to rezone Minatoya properties so that their property rights as short term rental units are made permanent. Shutting down all the illegal short term rental units (look at Facebook or Nextdoor any day of the week for numerous open, illegal examples) is also the responsibility of the county. Fix THAT before you destroy legal, taxpaying folk's lives.
Planning to live full time in my vacation rental. Live in our rental 5 mos of the year now. Come 3 times a yr., for 8 yrs now. Renting helps us afford HOA fees, taxes, and repairs. Which transients will not be able to afford. They won’t like the HOA rules, like no storage on the lanais, quiet hours, 10pm-8am., etc. So disrepair and downtrodden units will start appearing everywhere. Making all values go down with people not able to afford fees.
Aloha Honorable Chair, Vice Chair, and Esteemed Committee Members,
I am Leila Storey, a property owner at The Ridge Villad in Kapalua, Maui County and an island resident. I am reaching out today to voice my serious concerns regarding the proposed ordinance to eliminate over 7,000 short-term rental units across our island. I respectfully urge you to take a targeted approach when determining which properties should be converted to long-term housing for our local residents.
I got married on Maui, and my three children are Maui-born. As you can imagine, we are embedded in all aspects of Maui life and culture. After the Lahaina fire, we opened up our Kapalua apartment to displaced persons.
Ownership at Kapalua Resort is becoming increasingly overwhelming due to unexpected special assessments and insurance premiums that have skyrocketed following the Lahaina fire. Our current AOAO fees exceed $32,000 per year, with major infrastructure projects on the horizon that will substantially increase these expenses. Our neighbors are selling their units to off-island purchasers, thereby eliminating essential revenue streams and destroying employment opportunities.
I respectfully request that the Council develop a comprehensive solution that preserves local employment, maintains economic stability, and establishes rigorous standards for STR operators, rather than pursuing a complete elimination. Please consider exempting the Kapalua Resort from any short-term rental prohibition.
Thank you for your thoughtful consideration of these important matters.
Dear Chair Kama, Vice Chair Uʻu-Hodgins, and Members of the Housing and Land Use Committee:
My name is Jeffrey Thompson, owner of Papakea L304. I am writing to respectfully oppose Bill 9 as currently drafted and to request that the Council amend Bill 9 to specifically exclude Papakea Oceanfront Resort, which the County has historically identified as having A2-H2 zoning.
Background on Papakea
• Papakea was originally marketed and sold as a legal vacation rental property before zoning restrictions limited transient vacation rentals in apartment-zoned properties.
• Owners at Papakea have been operating legal vacation rentals for nearly fifty years.
• Papakea has never served as workforce housing and did not convert 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 situated in a residential neighborhood; it is located alongside a stretch of hotel-zoned properties and adjacent to multiple commercially-zoned properties.
• Unlike typical apartment buildings designed for long-term residential use, Papakea features a front desk, activity concierge, shared activity space, and numerous resort amenities.
Owners purchased their condos at Papakea with the reasonable expectation that short-term rentals were legal, based on ordinances dating back to 1989 and as recently as 2022. In reliance on Maui County ordinances, published documents, Hawaii state law, and constitutional protections, owners have made significant investments in renovations, furnishings, and long-term financial commitments. Any phase-out of short-term rental rights would undermine these investment-backed expectations.
Papakea’s Contributions to the Community
• Papakea’s resort operations provide full-time, benefited employment for 35 local residents, some of whom have worked at the property for over 17 years and advanced from entry-level to supervisory roles.
• The resort supports a wide range of local trade professionals, including pest control, HVAC, painting, plumbing, electrical, contracting, masonry, tile and flooring, fitness instructors, entertainers, and tree trimmers.
• Individual Owner Contributions to the Community
• Many small businesses owned and operated by Maui residents depend on Papakea short-term rentals, including housekeepers, handymen, on-island agents, and contractors. These service providers set their own rates, work hours, and business practices. Eliminating short-term rentals at Papakea would force these entrepreneurs to seek less flexible, lower-paying employment elsewhere.
• Papakea supports the State of Hawaii and County of Maui through payment of property taxes (often at short-term rental rates), Transient Accommodations Tax, General Excise Tax, and Maui County Transient Accommodations Tax.
• Papakea guests support local businesses such as restaurants, food trucks, tour operators, activities, parks, and shops.
• Owners and guests regularly participate in community service, including volunteering at beach cleanups, the Maui Humane Society, the hospital, and other local organizations, and contribute to local philanthropic and cultural efforts.
•
Thank you for the opportunity to provide testimony.
To the Honorable Members of the Maui County Council:
I am an owner of a studio condominium in an apartment-zoned building on Maui, legally operating as a short-term rental (STR) under the Minatoya List. I strongly oppose Bill 9.
Economic Impact
My STR directly supports local jobs: property managers, cleaners, maintenance workers—along with the restaurants, shops, and tour operators that my guests frequent. According to a 2025 study by the University of Hawaii Economic Research Organization (UHERO), eliminating STRs would result in the loss of nearly 1,900 jobs, $900 million in annual visitor spending, and a $60 million annual decline in property tax revenues—critical funds for the County. UHERO Study – Civil Beat summary
Legal Risks
Communities that rushed to ban STRs have faced costly legal challenges. In South Lake Tahoe, the STR ban was overturned for discriminating against legal owners. In Austin, Texas, the Court of Appeals ruled retroactive STR bans unconstitutional for violating property rights. In both cases, the courts recognized that longstanding, legally permitted short-term rental use—especially when backed by HOA bylaws and local zoning compliance—cannot simply be erased without due process or compensation.
Maui risks similar legal exposure, particularly where owners have relied on county-sanctioned STR operation, paid taxes accordingly, and were never cited for violations.
Financial Hardship & Suitability
In the last five years, my HOA fees for a 500-square-foot studio have roughly doubled (from ~$550/month to over $1,000/month), and the property has flooded twice in four years—resulting in costly maintenance and rising insurance premiums. Our association also restricts units to no more than two permanent residents. These units are not viable as long-term workforce housing.
A significant portion of the affected owners will have to choose between loosing their life savings or defaulting on their loans. Maui has significantly benefited financially by allowing and supporting these STR's prior the proposal to force individuals into potential bankruptcy and required retired residents to go back to work.
Timing & Housing Crisis
Phasing out STRs by 2030 does not meaningfully help those displaced by the Lahaina fire today. Meanwhile, the economic harm would begin immediately.
Conclusion
I urge you to reconsider Bill 9 and pursue more balanced, data-driven solutions that respect legal property rights, protect local jobs, and focus on creating truly suitable housing.
Thank you for your consideration.
Sincerely,
Jarrett Boling
Aloha Council Members,
My name is Emily Rogers, and my husband Thom and I are fire survivors. We lost our home in the Lahaina fire, like so many others. In the aftermath, we did everything we could just to survive—supporting our employees, helping displaced families, and trying to figure out how to rebuild our own life. Just as we were starting to feel like things were getting back to normal, Bill 9 was introduced, and it brought all that trauma and uncertainty flooding back.
We waited for months before making any decisions. We saved every dollar we received—from our insurance, from generous friends and family, and from the Maui community who helped us when we had nothing. That money was not spent lightly but was saved towards the purchase of a home. It represented hope, support, and the chance to have a home again.
After waiting nine months with no progress on Bill 9, we finally decided we could not keep our lives on hold. We used those savings to purchase a small condo—not a rental, not an investment property—our home. A place to finally feel grounded again.
Now, Bill 9 is back. And with it, all the fear, anxiety, and uncertainty we thought we were starting to leave behind. If this bill passes we could lose everything all over again.
• We will likely lose our jobs, as our work depends on legal timeshare operations.
• We will not be able to afford our mortgage if we lose those jobs.
• Our new home, bought with every bit of support we received, would lose 40% of its value overnight.
• And everything we saved—our insurance settlement, our gifts from friends and family, and the community’s generosity—will be gone.
This is not just about policy. It’s about people. We are not investors. We are not mainland speculators. We are two working residents, doing everything we can to stay on this island and move forward after unimaginable loss.
Please, oppose Bill 9. For our jobs. For our home. For the sake of not forcing fire survivors to start over again—this time with nothing left to fall back on.
Mahalo for your time and consideration,
Emily Rogers
Lahaina, Maui
Hello Maui council
I am a retired person and the revenus from my vacation rental is a big part of my income. Without the revenues I will be unable to keep my rental due to the high cost of upkeep. Kalama terrace has been a vacation rental approved for a long time and based on that I made the decision to purchase
a unit. It is not fair now for us retirees
Aloha Chair, Vice Chair, and Committee Members,
My name is Tammara Billik 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 spend close to 4 months a year in my Kihei condo and rent to tourists (many of whom are locals from Oahu) the rest of the year. My cleaning team, my air/conditioning team, my property rental and management team are all local Kihei residents who would lose all the revenue should this ban go through. Personally, I volunteer for the Kamali'i school when I'm on island and during the aftermath of the fires, I spent countless hours volunteering at the local collection centers. I am committed to the health of our sacred Maui community. My STR is for many, a starting touchpoint that brings back visitors again and again. I recommend a list of local eateries and business for my guests to frequent. My guests often leave Maui saying they felt more connected to the island because of the personal experience they had in my home.
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 Kihei Garden Estates 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.
This legislation feels ill advised and a kind of blanket knee jerk reaction to a real problem that needs targeted solutions instead of some sweeping proclamation that will hurt more than it will help. 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,
Tammy Billik
1299 Uluniu Road D203
Kihei
To: Maui County Planning Commission
From: Gary & Perry, Homeowners at Kaanapali Royal
Reference: Oppose Bill 9, Protect Kaanapali Royal from Proposed Ban on Short Term Rentals (STRs)
As West Maui residents and property owners for over 15 years, we respectfully ask that you protect Kaanapali Royal from the proposed ban on STRs/apartment-zoned condos within Kaanapali Beach Resort, which were master-planned for short term visitor use. These units offer needed resort living for visitors/owners that desire multiple bedrooms and kitchens during their stay on Maui. Kaanapali Royal was built in 1980 with 105 two bedroom/two bath condos zoned as apartment (A2) and is legally part of the famous Kaanapali Beach Resort, which attracts visitors from all over the world. Most owners at Kaanapali Royal use their property as STRs. At a recent BOD meeting at Kaanapali Royal, it was reported that 8 out of 105 units were owner occupied (8%). The remaining 92% of owners rent their units as STRs (52%), a combination of owner occupancy and STR (28%) or long-term rental (12%).
STRs in resort areas should be exempt from Bill 9, like legislation that was passed in Kauai in 2009 (Bill 2298). STRs provide needed visitor accommodations that hotels do not offer and provide needed Transient Accommodations Tax (TAT) revenue that is used for schools, roads and affordable housing. TAT income is vital to restoring Lahaina and West Maui’s infrastructure to continue to attract visitors on a global level.
If Kaanapali Royal units were offered as long-term housing, they would not fit the profile of “affordable” housing needed for displaced Lahaina fire victims as described in Senate Bill 2919 and from messages conveyed by Governor Green and Maui Mayor Bissen. The profile of that person has been described as 87% were renters and paid approximately $1800/month for one-bedroom accommodations. Recent long-term rentals in Kaanapali Royal are at a rate of approximately $6000/month. Further, Kaanapali Royal does not offer assigned parking, does not offer private garages/carports and has limited storage space.
To compound the situation in West Maui further, domestic air travel to Maui is down 50% from last year. This is likely due to the uncertainty and mixed messaging that vacationers are receiving from the Governor of Hawaii and Mayor of Maui regarding the ban on STRs.
Protect Kaanapali Royal and Kaanapali Beach Resort (KBR) as a whole, from the proposed ban on STRs for the following reasons:
1. Protecting Kaanapali is consistent with legislation passed in Kauai in 2009 that zoned Visitor Destination Areas (VDAs) which allow STRs.
2. STRs within VDAs on Maui generate a large percentage of revenue from TAT which is needed to rebuild Lahaina and to build new affordable housing.
3. STRs within the Kaanapali Beach Resort VDA do not meet the Governor’s & Mayor’s objective to provide “affordable” housing to displaced Lahaina fire victims. In a press release & article published by the Star Advertiser on May 2, 2024, Maui Mayor Richard Bissen said, “It is important to note that most, if not all of these, TVRs impacted by this legislation were previously built and designed for workforce housing in West Maui and our goal is to return them to their intended purpose.” Kaanapali Royal was not designed or built as workforce housing.
4. Enforcing the ban on STRs within resort areas will cause a large inventory of condos zoned as A1/A2 (apartment) to be placed on the market. Low demand for these units due to uncertainty over the situation will drive home values lower. Property taxes will decline as a result.
5. Local employees that support STVs such as property management teams, housekeeping, and maintenance personnel will lose their jobs.
6. Original zoning documents for Kaanapali Royal complex dating back to 1978-1980, show that the project was designated as short-term vacation rental.
Protect and preserve the original intent of Kaanapali Beach Resort as it was master planned over 50 years ago. Continue to attract tourists to a world class resort which was never intended to be offered as “affordable” housing for the workforce population of Maui. Per the Maui Economic Development Board (MEDB) website, 70% of Maui County revenue comes from tourism. A “win-win” for both sides of the arguments for and against Bill 9 is to re-zone Maui like what was accomplished with Kauai Bill 2298 where areas such as Kaanapali Beach are zoned as “Visitor Designated Area” (VDA.) This approach will support the tourism industry, provide jobs for local residents and provide TAT taxes to rebuild affordable housing and schools. Housing in VDAs is generally not affordable and was designed for short term needs (no garages, no assigned parking, high HOA fees, limited storage).
All of the uncertainty, risk and proposed ban on STRs has caused the inventory of condos listed for sale in West Maui to increase significantly in comparison to last year. We respectfully ask to stop the uncertainty and take time to re-zone Maui similar to legislation passed in Kauai so that a balance can be reached.
Aloha Council Members,
I am a lifelong resident of Maui, and I write this anonymously out of deep concern—not only for myself, but for my family and for the future of our island community.
As someone who relied on Short-Term Rental (STR) income to survive, the aftermath of the Lahaina fire has been devastating. While I was fortunate that my personal home still stands, over 15 homes in my extended family were lost—a tragedy that echoes through generations of our ʻohana. We are still grieving, still trying to recover, and now we are expected to carry even more.
My property taxes and homeowners insurance have increased dramatically due to the fire. Without the ability to legally rent my home as a STR—without that income stream—I’m being squeezed from all sides. How am I supposed to pay my mortgage? How do I afford basic living expenses when the very way I made ends meet has been stripped away?
I understand the need for housing. I understand the pain and urgency in our community. But placing displaced families into STR units is not a solution—especially for multigenerational households like mine. Our families lived together in shared spaces, caring for kupuna and keiki under one roof. STR units, designed for short stays and vacation use, are not designed for real, long-term living—not physically, emotionally, or financially.
Let’s be honest: this is not just a housing crisis—this is a failure of leadership, planning, and prioritizing local people. The government failed to provide truly affordable, sustainable housing options before this fire, and now, it feels like we’re being punished again.
I urge you: our system is already broken—don’t break it further.
If Bill 9 passes without real exemptions for timeshares and lawful STRs, local people like me—people who have followed every rule—will be forced out. I fear being homeless on the island that belongs to us.
I ask you with aloha and urgency:
❌ Oppose Bill 9 completely.
✅ If it must move forward, preserve the exemption for timeshares in the CD1 draft.
This is more than policy—it’s survival. It’s dignity. It’s justice.
Mahalo for hearing us—the real people of Maui.
I purchased my condo at Kaanapali Royal in 2010 after it had been on the market for over one year. The previous owner was a local
who purchased the unit for $980,00 to use as a short term rental. I purchased the condo for $525,00. No local offered purchase of this condo at the reduced price. Kaanapali Royal is part of the Kaanapali Resort and I assume locals understood the condo was situated in a resort and was not a good match for long term family life. As a retired Alaskan, I have made my condo a true home and have never rented it. The condo valuation is inflated by the county. I will pay $20,479 in taxes this year and $19,548 in maintenance and reserve fees. With credit for solar uncertain, there may be an additional fee. Many Kaanapali Royal owners rent their condos as "short term" to meet mortgage and other fees. These cost will not decrease in a forty plus year old building. Kaanapali Royal is a resort and not a neighborhood. It should maintain its status as a short term rental resort. It is not affordable for most people, local or others. Thank you.
Aloha Chair and Esteemed Members of the Housing and Land Use Committee,
I am writing to respectfully express my strong opposition to Bill 9, which proposes the termination of short-term vacation rentals (STVRs) in apartment-zoned districts across Maui. As a property owner & frequent visitor who supports local businesses, I believe this bill, while well-intentioned in its aim to address housing affordability, will have significant negative consequences for Maui's economy, its residents, and its overall vibrancy.
I understand and empathize with the critical need for affordable housing on Maui, especially in the wake of recent events. However, the proposed blanket ban on STVRs in apartment districts, particularly those properties on the "Minatoya List" that have legally operated for decades, is a shortsighted solution that will likely exacerbate existing challenges rather than solve them.
My primary concerns regarding Bill 9 include:
Economic Impact and Job Losses: The University of Hawaii Economic Research Organization (UHERO) has projected that phasing out these STVRs could lead to a significant decline in visitor spending (estimated at $900 million annually) and the loss of up to 1,900 local jobs. Many small businesses, from tour operators to restaurants and retail shops, rely heavily on the visitor economy supported by these rentals. Eliminating this segment will undoubtedly cause widespread economic hardship and job displacement, particularly for those already struggling.
Limited Impact on Housing Affordability: While the goal is to convert these units to long-term rentals, studies suggest that a large percentage of STVR owners would either sell their properties or leave them vacant rather than convert them to long-term residential use. Many of these units were not designed for long-term family living, lacking adequate space, storage, or parking. Furthermore, the high carrying costs (mortgage, HOA fees, taxes) often make them financially unfeasible for local families, even if converted. This means the bill may not achieve its desired outcome of significantly increasing affordable housing stock.
Property Rights and Legal Challenges: Many STVR owners purchased their properties with the legal understanding and permits that allowed for vacation rental operation. Retroactively eliminating these rights raises serious concerns about regulatory takings and will undoubtedly lead to extensive and costly legal challenges for the county, diverting resources that could be used for actual housing solutions.
Loss of Visitor Accommodations and Diversity: STVRs often provide a valuable alternative for visitors, particularly families, who prefer accommodations with kitchens and multiple bedrooms, offering a different experience than traditional hotels. Removing these options could deter a significant segment of visitors, impacting the overall tourism industry.
Alternative Solutions Exist: Instead of a sweeping ban, I urge the committee to explore and prioritize alternative solutions that could more effectively address the housing crisis without such detrimental economic and social impacts. These could include:
Strict enforcement of existing regulations against illegal STVRs.
Streamlining permitting and infrastructure approvals for new affordable housing developments.
Targeted rezoning where appropriate and using public-private partnerships.
Implementing higher property taxes specifically for vacant homes or second homes to incentivize their entry into the long-term rental market.
I respectfully request that the Housing and Land Use Committee consider the full scope of potential consequences of Bill 9 and pursue more balanced and effective strategies to address Maui's housing challenges. I urge you to vote against Bill 9 and instead focus on solutions that support both our residents and our economy.
Mahalo for your time and consideration of this critical matter,
William & Valerie Simpson
Aloha Chair, Vice Chair, and Committee Members,
Our names are Aboli & Jaydeep Ranade, 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 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.
Please exclude the Kapalua Resort from any short-term rental ban you might recommend.
Mahalo for your time and careful consideration.
Sincerely,
Aboli & Jaydeep Ranade
Cupertino, CA
I’m not adding my name because I was threatened personally by a Lahaina Strong member at a prior hearing. It is really scary and sad to see fellow community members behaving this way. This bill will put me out of business. I used to work as a housekeeper for a hotel. For me it was a horrible experience dealing with long hours, low pay and bad treatment from management. I am blessed I was able to start my own cleaning business eight years ago. I was told I would fail, but here I am still standing even after covid. During that time most of my friends still working at the hotel were laidoff but the STR owners continued to support me then and now. I am a single mother and my STR cleaning business gives me the ability to care for my kids. This is an honest living and it is how I support my life. It has kept me up at night wondering how I am going to make it if you vote for this bill. I beg you to think of the real lives affected.
Units that were built as tourist Accomodation should not be included in this bill. They should be given proper zoning and continued to be used for the purpose they were built for. The monthly costs even without a mortgage would never qualify as affordable housing.
Aloha Chair, Vice Chair, and Committee Members,
My name is Cindy Chao, 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 recommend local restaurants and tour guides in my welcome guide. I employ local service providers — cleaners, maintenance techs, and landscapers — 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.
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. 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,
Cindy Chao
Maui Vista Owner
Aloha Chair, Vice Chair and Committee Members,
As owners of a legal STR at the Kamaole Sands property, we are writing to express our strong OPPOSITION to the proposed bill to remove the use of short-term rentals in A-1 and A-2 Apartment Zoning Districts.
The shortage of affordable housing has existed in Maui long before the devastating Lahaina fire, and I understand that this disaster has increased the need for more immediate results; but, turning all these STRs into long-term housing is not the solution to years and years of the government failing to provide affordable housing to local families. Phasing out short-term rentals will not magically result in an abundance of long-term, affordable housing units.
With our current mortgage, taxes, HOA and insurance, we would need no less than $5,000 per month for a 1BD/2BA, 818 sq ft condo on a long-term rental, in hopes to cover the monthly expenses. And those expenses are rising exponentially with special assessments due to aging buildings, tax increases, HOA increases and insurance increases. This certainly does not fall within the “affordable”, long-term option for a local family.
The purchase of our Kihei condo was based on the fact that we could legally use it as a STR to supplement some of the expenses, mortgage, HOA fees, taxes and insurance when we were not able to use the unit ourselves. This absurd proposal would take away a use of private property that has been legally allowed for well over 35 years. This raises both state and federal constitutional concerns.
These condos are already available as long-term rental properties and have been since they were constructed. There is nothing currently prohibiting them from being owner occupied or from being a long-term rental, so the idea that they need to be "returned to their intended long-term residential use" is an irrational thought process. They were always intended to be used for short-term, vacation rentable spaces and there is nothing that indicates owners of these STRs will automatically turn their unit into a long-term rental. Many of us purchased these units with the intent to use it as place to vacation with family and friends. Renting the unit long-term would eliminate that option.
We host many small families, young couples and senior citizens that would rather have a more “home-like” experience than staying at an expansive, commercialized hotel property. Many are repeat customers bringing their children and grandchildren to visit the island and make generational memories, and while doing that, they are contributing to the local economy. An economy that is solely based on tourism!
Most guests that stay in STRs visit local stores, local food trucks, local restaurants and craft fairs where locals sell their goods, all contributing to the local economy. The state and local financial connection to STRs is far reaching and will be devastating to the Maui community in many ways. The millions of dollars in tax revenue that goes to the state and county from STR owners will not be replaced. Maui tourism has already seen drastic reductions, and this is already affecting areas such as housekeeping, construction, hardware stores, grocery stores, retail stores, tour and activity businesses, restaurants, food trucks, property managers, rental car agencies, airlines and the list goes on. The financial detriment across the island will not discriminate. Small businesses have already and will continue to disappear and thousands of locals will lose jobs, which then creates a greater issue of not being able to afford their own housing. Many will likely be forced to leave the island.
The lack of affordable housing is not exclusive to the State of Hawaii or the County of Maui. There are affordable housing deficiencies all over the entire country. An outrageous amount of tax dollars are already being collected from Maui STRs that are specifically intended to be used for affordable housing. Where is this money and why has there been no progress on building this affordable housing? Taking property from one sector of the population and essentially giving it to another is not fixing the problem, but just kicking the can further down the road. The County of Maui government needs to do better!
We recommend that the County Council OPPOSE the bill to eliminate LEGAL Transient Vacation Rentals in A-1 and A-2 Apartment Zoning Districts.
Mahalo for your time and consideration,
Greg & Melissa Prentice
I am writing as a full-time Maui resident and homeowner to express my strong opposition to the proposed ban on short-term rentals (STRs) in apartment-zoned condominiums. While I may personally benefit from this change due to holding an STR housing permit and living on the property I rent out, I believe this ban is another short-sighted decision that will deeply harm our island’s economy and community.
Like many local homeowners, I pay the elevated property tax rate for STR use—even though I live on-site, manage my guests, and contribute daily to the community. Rather than punishing responsible, community-invested residents, we should be focused on real solutions. If Maui County is serious about fixing the housing crisis, it should begin by taxing the many empty luxury mansions in Wailea and Makena that sit vacant most of the year.
Let’s be honest: the only real beneficiaries of this bill are the large hotel corporations. By eliminating apartment-zoned STRs, you're not creating housing—you’re eliminating options for visitors who support local restaurants, small businesses, and families. Hotels are not mom-and-pop operations. They’re multinational companies that send profits off-island and reduce the flow of money into our community. This bill is not about protecting locals—it’s about handing market share back to corporations.
Maui’s economy depends on tourism, and STRs are a critical piece of that puzzle. They support countless local jobs—cleaners, handymen, landscapers, small business owners, and more. Removing thousands of visitor accommodations will ripple across our economy and hit working people the hardest.
Many of these apartment-zoned condos are simply not suitable for long-term housing. High HOA fees, limited parking, and short-stay layouts make them impractical for families. Eliminating STRs in these buildings doesn’t solve the housing crisis—it just adds to the economic one.
And how many more times will Maui get it wrong when it comes to affordable housing? We’ve seen delay after delay, poor planning, and missed opportunities to build what our community really needs. Now, instead of building, we're dismantling part of the system that’s currently working—one that feeds local families—while leaving the truly vacant homes untouched.
If any changes are to be made, they should be phased in sensibly—such as converting STRs to long-term housing upon sale, giving our economy time to adjust. Not through a sudden and destructive ban.
Thank you for your time and for considering the real impact this will have on everyday working residents like myself.
Katie Stark
Alahele Pl, Kihei
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.
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-type 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 and cultural efforts.
Thank You, to the committee for the opportunity to comment.
Sincerely,
Jeffrey M Smith, a co-owner of
3543 Lower Honoapiilani Road, Apartment D-402
Dear Maui County Council,
My wife and I are the owner of a short term vacation rental in Maui. We have owned this short-term rental property for 15 years. I am writing to express my deep concern and strong opposition to the proposed legislation to phase out more than 7,000 vacation rentals.
We usually come to Maui to stay for a few months and rent it the rest of time to cover the high cost of condo association fee, maintenance/repair fee and property tax. We work really hard to be responsible and community-oriented owners. We employ local service providers including cleaners, maintenance teams, and local contractors.
Eliminating STRs hurts the earning capacity of everyday people and therefore hurts the economy. Also the collection of tax from STRs would no longer be received by the state and Maui county.
I strongly oppose this Bill, which seems like a rushed, one-sided attempt that will cause a lot of collateral damage. I urge the Council to devise a balanced solution — one that protects local jobs and supports the economy while respecting the financial burdens of vacation rental owners.
Thank you for your time and consideration.
I am a Maui resident and do not own a Short term rental unit but completely oppose this bill. The Mayor and Lahaina Strong seem to be doing everything possible to drive Maui's economy down the drain, leading to even greater numbers of Kanaka and Kama'aina being forced to leave the island(s).
1. There is no "conversion" and anyone who uses this term is straight up lying. Most who have bought one of these units only made the investment because it was a LEGAL short term rental and they want to use it for themselves or their families every year. The LEGAL use was codified over 30 years ago! IF Minatoya owners are unable to legally short term rent then a number will be forced to sell - to others with deeper pockets who can afford to leave units empty or do short term rental illegally (which already happens all over the island all day every day).
2. A Zillow search today for Maui showed 446 units available right now for long term rental. 32 of these were priced below $2,000/mo. I can not imagine that even a single unit on the Minatoya list has a monthly carrying cost of under $2,000 - even for those lucky (or hard working) people who don't have a mortgage. After monthly maintenance fees there is insurance, upkeep and utilities - all of which have only been increasing - plus property taxes and property assessments. Passing Bill 9, even in an amended form, might add a few units to the long term rental pool but the prices will not be affordable, so what is the benefit?
3. Minatoya unit owners are being told that the costs they're paying are artificially high and 'amenities' should be closed to bring HOA costs down. Such a suggestion is ludicrous as HOA have a fiduciary responsibility to maintain the complex and owner majority votes are legally REQUIRED for even minor changes, which often don't even pass. The HOA costs are usually high because of the locations and ages of the properties and now have increased even further with huge insurance hikes and tax increases. These won't magically disappear with Bill 9.
4. Minatoya owners are being told to 'check their privilege' and 'go back' to where they live, but no such demands have been asked of the Lahaina Strong group. Why on earth are one group of people, most who have worked incredibly hard to get what they have, being told they need to subsidize the housing for someone else? I would like those who are testifying today - many who are NOT Kanaka or who are not unhoused - to share with the committee the following information about those unable to find a rental: their credit score, their employment history, any criminal record, their landlord recommendations, their pets, the number of (plus make and model) car(s) and their efforts in finding a home. My guess is that many of those who are unhoused have difficulty finding housing because one or more of these rental requirements cannot be met. THIS is a significant part of the affordable housing challenge, not more expensive condominium units going into the rental pool. And it is NOT the responsibility of Maui property owners - other than through our significant tax payments (short term rental owners paying proportionately more than us residents) - to lose our businesses, our investments, our jobs and, for Minatoya owners, their units, to others just because they haven't followed the same path or made the same choices? (ps. I found it astonishing that teenagers and young 20/30 somethings would stand and lecture senior citizen Minatoya owners in prior hearings. I'd love to have been 'given' subsidized housing when I was 20 or 30!)
5. Shut this nonsense down - respectfully - now. This terrible legislation has been hanging over Maui for almost 2 years now and is already doing terrible damage to our island - both within communities and economically. INVEST all the tax money that STR owners pay into a designated AFFORDABLE housing fund to help subsidize rent and/or purchase when necessary and to build properties designed FOR THIS PURPOSE alone.
6. This nonsense about Minatoya complexes applying for hotel zoning is also ridiculous. That process is next to impossible for most condominium complexes as well as being extremely expensive, with no guarantee of success. Those who suggest it's a quick and easy fix know NOTHING about what is involved. The county has created this whole mess. It is YOUR responsiblity to rezone Minatoya properties so that their property rights as short term rental units are made permanent. Shutting down all the illegal short term rental units (look at Facebook or Nextdoor any day of the week for numerous open, illegal examples) is also the responsibility of the county. Fix THAT before you destroy legal, taxpaying folk's lives.
Vote NO on Bill 9.
K Fitzgerald
Halama St, Kihei 96753
Planning to live full time in my vacation rental. Live in our rental 5 mos of the year now. Come 3 times a yr., for 8 yrs now. Renting helps us afford HOA fees, taxes, and repairs. Which transients will not be able to afford. They won’t like the HOA rules, like no storage on the lanais, quiet hours, 10pm-8am., etc. So disrepair and downtrodden units will start appearing everywhere. Making all values go down with people not able to afford fees.
Aloha Honorable Chair, Vice Chair, and Esteemed Committee Members,
I am Leila Storey, a property owner at The Ridge Villad in Kapalua, Maui County and an island resident. I am reaching out today to voice my serious concerns regarding the proposed ordinance to eliminate over 7,000 short-term rental units across our island. I respectfully urge you to take a targeted approach when determining which properties should be converted to long-term housing for our local residents.
I got married on Maui, and my three children are Maui-born. As you can imagine, we are embedded in all aspects of Maui life and culture. After the Lahaina fire, we opened up our Kapalua apartment to displaced persons.
Ownership at Kapalua Resort is becoming increasingly overwhelming due to unexpected special assessments and insurance premiums that have skyrocketed following the Lahaina fire. Our current AOAO fees exceed $32,000 per year, with major infrastructure projects on the horizon that will substantially increase these expenses. Our neighbors are selling their units to off-island purchasers, thereby eliminating essential revenue streams and destroying employment opportunities.
I respectfully request that the Council develop a comprehensive solution that preserves local employment, maintains economic stability, and establishes rigorous standards for STR operators, rather than pursuing a complete elimination. Please consider exempting the Kapalua Resort from any short-term rental prohibition.
Thank you for your thoughtful consideration of these important matters.
With warm regards,
Leila Storey
Dear Chair Kama, Vice Chair Uʻu-Hodgins, and Members of the Housing and Land Use Committee:
My name is Jeffrey Thompson, owner of Papakea L304. I am writing to respectfully oppose Bill 9 as currently drafted and to request that the Council amend Bill 9 to specifically exclude Papakea Oceanfront Resort, which the County has historically identified as having A2-H2 zoning.
Background on Papakea
• Papakea was originally marketed and sold as a legal vacation rental property before zoning restrictions limited transient vacation rentals in apartment-zoned properties.
• Owners at Papakea have been operating legal vacation rentals for nearly fifty years.
• Papakea has never served as workforce housing and did not convert 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 situated in a residential neighborhood; it is located alongside a stretch of hotel-zoned properties and adjacent to multiple commercially-zoned properties.
• Unlike typical apartment buildings designed for long-term residential use, Papakea features a front desk, activity concierge, shared activity space, and numerous resort amenities.
Owners purchased their condos at Papakea with the reasonable expectation that short-term rentals were legal, based on ordinances dating back to 1989 and as recently as 2022. In reliance on Maui County ordinances, published documents, Hawaii state law, and constitutional protections, owners have made significant investments in renovations, furnishings, and long-term financial commitments. Any phase-out of short-term rental rights would undermine these investment-backed expectations.
Papakea’s Contributions to the Community
• Papakea’s resort operations provide full-time, benefited employment for 35 local residents, some of whom have worked at the property for over 17 years and advanced from entry-level to supervisory roles.
• The resort supports a wide range of local trade professionals, including pest control, HVAC, painting, plumbing, electrical, contracting, masonry, tile and flooring, fitness instructors, entertainers, and tree trimmers.
• Individual Owner Contributions to the Community
• Many small businesses owned and operated by Maui residents depend on Papakea short-term rentals, including housekeepers, handymen, on-island agents, and contractors. These service providers set their own rates, work hours, and business practices. Eliminating short-term rentals at Papakea would force these entrepreneurs to seek less flexible, lower-paying employment elsewhere.
• Papakea supports the State of Hawaii and County of Maui through payment of property taxes (often at short-term rental rates), Transient Accommodations Tax, General Excise Tax, and Maui County Transient Accommodations Tax.
• Papakea guests support local businesses such as restaurants, food trucks, tour operators, activities, parks, and shops.
• Owners and guests regularly participate in community service, including volunteering at beach cleanups, the Maui Humane Society, the hospital, and other local organizations, and contribute to local philanthropic and cultural efforts.
•
Thank you for the opportunity to provide testimony.
To the Honorable Members of the Maui County Council:
I am an owner of a studio condominium in an apartment-zoned building on Maui, legally operating as a short-term rental (STR) under the Minatoya List. I strongly oppose Bill 9.
Economic Impact
My STR directly supports local jobs: property managers, cleaners, maintenance workers—along with the restaurants, shops, and tour operators that my guests frequent. According to a 2025 study by the University of Hawaii Economic Research Organization (UHERO), eliminating STRs would result in the loss of nearly 1,900 jobs, $900 million in annual visitor spending, and a $60 million annual decline in property tax revenues—critical funds for the County. UHERO Study – Civil Beat summary
Legal Risks
Communities that rushed to ban STRs have faced costly legal challenges. In South Lake Tahoe, the STR ban was overturned for discriminating against legal owners. In Austin, Texas, the Court of Appeals ruled retroactive STR bans unconstitutional for violating property rights. In both cases, the courts recognized that longstanding, legally permitted short-term rental use—especially when backed by HOA bylaws and local zoning compliance—cannot simply be erased without due process or compensation.
Maui risks similar legal exposure, particularly where owners have relied on county-sanctioned STR operation, paid taxes accordingly, and were never cited for violations.
Financial Hardship & Suitability
In the last five years, my HOA fees for a 500-square-foot studio have roughly doubled (from ~$550/month to over $1,000/month), and the property has flooded twice in four years—resulting in costly maintenance and rising insurance premiums. Our association also restricts units to no more than two permanent residents. These units are not viable as long-term workforce housing.
A significant portion of the affected owners will have to choose between loosing their life savings or defaulting on their loans. Maui has significantly benefited financially by allowing and supporting these STR's prior the proposal to force individuals into potential bankruptcy and required retired residents to go back to work.
Timing & Housing Crisis
Phasing out STRs by 2030 does not meaningfully help those displaced by the Lahaina fire today. Meanwhile, the economic harm would begin immediately.
Conclusion
I urge you to reconsider Bill 9 and pursue more balanced, data-driven solutions that respect legal property rights, protect local jobs, and focus on creating truly suitable housing.
Thank you for your consideration.
Sincerely,
Jarrett Boling