Testimony on Bill 9
Submitted by: Brian and Kate Stephany
Owners at The Palms at Wailea, Unit #2201
Thank you for the opportunity to present testimony relating to Bill 9. We are opposed to the passage of this bill for the following reasons.
• Most Minatoya Properties (Including Ours) Aren’t a Solution for Affordable Housing: As an example, here is the “all in” cost data relating to our two-bedroom, ground floor, non-ocean view unit. Assuming a long-term rental restriction would lower our property value even further, an additional reduction in value to $1,280M (less than 80% of its purchased and improved value), then a new mortgage would represent 80% of that value. Using that assumption, our average monthly (non-rental related) expenses averaged (as incurred over the last twelve months):
$6,470 - Bank mortgage (principal + interest)
+$1,707 - Property taxes
+$1,515 - AOAO dues
+$1,125 - Insurance, repairs & maintenance, utilities, FF&E, sales taxes, services
=$10,817 per month in total expense to cover costs
This is 5x - 7x higher than what is typically considered "affordable rent". Even if property taxes were lowered to a different classification (say cut in half to $850), it is not a price effective solution at $9,960.
Please understand, we are not rich, greedy mainlanders. We purchased our unit to spend more quality time with our two adult children who were living in Maui and hoped to break even via legally renting it out when we were not there. We visit twice a year for three weeks at a time and have make it available to rent the balance of the year. We have yet to reach our “break even” goal.
• Most Minatoya Properties Were Never Workforce Housing: Mayor Bissen has stated that only about ~2,000 of the ~7,000 Minatoya units qualify as affordable housing. There have also been references to the Minatoya units having been workforce housing. Yet a list of those that were truly built for workforce housing, or even this sub-set of ~2,000, has never been released. If this is the “universe” of perceived affordable housing, which would seem to be the focus to identify, why hasn’t that data been communicated?
• Negative Economic Impact on Various Groups in Maui: Most of those who currently stay in these properties cannot afford to stay in hotels and/or want the amenities that a Minatoya property provides (kitchens, privacy). In addition, potential tourists are hearing about this legislation and not feeling welcome. Many have retained the early, post fire communication of “don’t come to Maui.” We just had friends ask us yesterday if Maui was even open to tourists re the fire. Tourism is down, nightly rental rates are down as are occupancy rates.
Those who directly support these units (i.e. property management companies, cleaning companies, handyman services, other vendors), those engaged in businesses that directly correlate with tourism (i.e. tour providers, boat charters, etc.) and those who benefit from tourists (i.e. local businesses of all types, restaurants, etc.) will be negatively impacted should Bill 9 pass. Already the reduction of tourism has had an adverse impact on these groups.
• Some Inventory is Available: Please see the attached document which shows affordable properties. There are dozens with hundreds of days on the market. In addition, there are also hundreds of rentals that are available.
• Water Use Data Inaccurate: Comparison between two “equivalent” properties which was shared in the 6/9/25 meeting is not valid. Yes, The Palms at Wailea (approved short term rental with some owners) uses water at a greater rate than the neighboring Wailea Palms (no short-term rentals, owners and long-term rentals). This is because The Palms at Wailea is occupied at a much higher rate than Wailea Palms. Thus a much higher level of water use and tax receipts to support this service.
• Many of the Minatoya Properties in the South Maui Area That Were Offered for Housing Post Fire Were Declined: Displaced people (who our hearts go out to) were not interested in living this far away from work, school, and extended family.
Thank you for considering our feedback and looking at the sets of data as you make you decision. Appreciate your service and dedication.
SIX PERCENT (6%) ARE MAUI RESIDENTS
The UHERO study reveals that 6% of the property owners listed on the Minatoya list are residents of Maui. Although determining the exact number of genuinely local residents within this 6% might be difficult, it is likely that only a small fraction qualifies. My family is among the few who meet this criterion.
My siblings and I were born and raised in Kihei on a property, which is included on the Minatoya list. My father bought this property with a VA loan at age 33. That was back in the 1960’s. At that time, Kihei was a rural area characterized by pig farms, marshlands, and kiawe trees. Both my parents worked hard and made significant sacrifices to keep this property while raising a family of six.
While the intention of this bill is commendable, I ask the council to consider the 6% of owners who are Maui residents, particularly locals like me and my family who were born and raised here. The UHERO study, along with numerous testimonies, does not adequately address the impact on this minority group. We are not external investors or speculators from the mainland. I can only speak for my family – but we do not have unlimited financial resources, despite owning a vacation rental. Many of my siblings and I work multiple jobs to continue living in Hawaii. We are just six local kids, born and raised on Maui, working to maintain our family property for future generations.
If this bill is enacted as written, my family will be compelled to sell our property. It is not feasible for us to do long term rentals for many reasons that other testifiers already touched upon. It is important to understand that of these 268 local owners that represent the 6% each have different challenges and obstacles to prevent them from renting long term - such as the age of the building, maintenance costs, debt we carry, mortgages, insurance costs, and property taxes, just to name a few. For my family, our building is old, and our profits are modest. Operating a vacation rental allows us to retain and upkeep our property (and no, we do not have fancy resort style landscaping or a pool). It allows us to stay in Hawaii, support our family, fund our children's education, and provides jobs for local families and businesses. If we must sell because we can no longer operate our TVR, the buyer, likely an outside investor, will possess the financial resources to apply for a re-zoning of the property to hotel use. This external investor will either operate it as a Transient Vacation Rental (TVR) or demolish our old building to construct a hotel or large personal residence. This idea is not far-fetched, given the fact that two vacant lots next to ours, which is also apartment zoned, was recently sold and purchased by outsiders. In Mayor’s Bissen’s opening speech he specially says that “we acknowledge that some of these properties will wish to continue to operate as transient vacation rentals beyond that amortization period and these properties WILL BE ABLE to seek a change in zoning from apartment to hotel district.” I’m sorry Chair and Committee, but my family and the other local families that make up the 6%, do not have that kind of resources – financially or otherwise. Our property is fully owned by my family and we lack the financial resources to legally contest this bill or alter our zoning. So when we are forced to sell and an outside investor buys my family’s property, what do you think they will do with it? Do you really think this investor will keep the property as is and rent it to the local people? What will it do to the local community should this investor opt to rezone the property to hotel use or build a large mansion. What will this do for local housing?
Please vote NO on Bill 9 or at minimum, take the time to amend this bill so that local families like mine are not forced to sell our property. Please take more time to explore the possibility that those with the financial resources like owners of the 782 units in Wailea, Akahi, Wailea Ekolu, Palms of Wailea and Wailea Grand Champions, may convert their units to hotel use. This would allow them to continue running a TVR, defeating the intention of this bill. Please consider that policies must be established, or bills and resolutions must be passed alongside or before Bill 9 to ensure that this legislation does not unintentionally impact local families who legally own and operate vacation rentals, and that the bill effectively assists local people as intended.
I implore you to take the time to understand the unique position that my family and others like me are in and ask that you do not lump us into a single group of mainland investors, or part-time residents. We are part of the community and have always been. When my parents started a vacation rental, they did so legally. My family owned this property prior to the Minatoya ruling and operated a vacation rental since the 1970’s. My parents adhered to all regulations and paid their taxes. They aimed to provide for their family and hoped to preserve the property for future generations.
My wife, my children and my mo’opuna are all native Hawaiian and my hope is to be able to leave this property to them. Please vote No on Bill 9.
Mahalo for taking time to review this important legislation.
Sincerely,
Michael Hudcovic
Owner
WRITTEN TESTIMONY IN SUPPORT OF BILL 9
Submitted to the Maui County Housing and Land Use Committee*Date: \[Insert date]
Submitted by: Tryson Kaiama
Chair and Members of the Committee,
This testimony is offered in strong support of Bill 9. You are not just evaluating a piece of policy. You are making a decision that will impact the next generation of Maui residents, the future of our housing system, the survival of local families, and the integrity of your own leadership. You are deciding whether to continue enabling a legacy of zoning abuse or to end a loophole that never should have existed.
The Path to This Moment
For decades, properties zoned “apartment” were quietly converted into short-term vacation rentals (STRs) under the Minatoya List. These zoning loopholes were never voted on by the people of Maui. They were administrative workarounds that gave resort-style benefits to non-resort areas, concentrating wealth in the hands of out-of-state investors and real estate speculators.
The result: thousands of units once meant for long-term housing were siphoned off into transient lodging, breaking the zoning code’s original intent. Bill 9 is a correction—not a punishment. It restores clarity to apartment-zoned areas and finally enforces the community’s right to live in the homes built for them.
Why This Is Better for the People, the Land, and Tourism
1. **Housing Stability**: STRs drive up property values and distort the rental market. Eliminating illegal vacation rentals brings prices down and expands housing options.
2. **Environmental Stewardship**: Over-tourism strains Maui’s limited water, sewer, and infrastructure systems. Locals do more with less. Tourists consume more of everything.
3. **Tourism Sustainability**: True tourism is not built on displacement. It's built on authenticity. Tourists return because Maui is real. When that stops, they stop.
4. **Emergency Response Alignment**: Governor Green declared a housing emergency. This bill responds directly to that. Maui cannot meet its housing crisis while losing inventory to tourism.
5. **Zoning Law Integrity**: Properties bought as "apartments" are not "resorts" or "hotels." Operating them as STRs is a misuse of zoning. The Minatoya loophole was never a legal entitlement.
6. **Fiscal Responsibility**: Vacation rentals skew infrastructure use. Residents subsidize roads, trash, and public safety while STRs generate profits offshore.
7. **Public Safety and Fire Risk**: Tourists are not disaster-trained. Locals are. This is a safety issue. Wildfires and evacuations don’t mix with absentee owners and transient renters.
### Addressing Opposition Concerns Honestly
Opponents will argue that:
* “These units can’t be converted to long-term rentals.”
Then why were they zoned as *apartments*? You cannot enjoy apartment zoning benefits and operate as a hotel. If they are unfit for residents, they should not be housing tourists.
* “It’s too expensive to cover overhead without nightly income.”
Real estate investment is a business, and risk comes with it. These owners enjoyed tax deferrals (like 1031 exchanges), wrote off depreciation, and benefitted from passive income. If they cannot operate profitably, they must adapt—just like every business owner.
* “Job loss and tourism decline will harm the economy.”
Maui’s economy is already suffering—from over-tourism. Tourism jobs do not justify displacing our own people. And true economic resilience comes from housing workers, not pushing them off-island.
* “We’re punishing small investors.”
This bill doesn’t target owners—it targets behavior. If the use doesn’t match the zoning, it is not compliant. Many local families invested in properties under the assumption of long-term rental use and lost out to STR operators gaming the system.
### Maui Is Unique and Deserves Better
Unlike O‘ahu, Kaua‘i, or the Big Island, Maui faces a perfect storm: massive fire risk, extreme housing scarcity, an aging infrastructure, and one of the most expensive cost-of-living profiles in the country. Maui does not deserve the housing crisis—it inherited it from inaction and misplaced priorities.
To say “Maui is like everywhere else” is to abandon its uniqueness. Maui *is* different. And its policies should reflect that.
### The Moral Imperative
This is not just about law. It is about kuleana. Is it Maui County’s duty to protect investor return on investment while four families crowd into a house? While kupuna sleep in cars? While schools lose enrollment because families leave?
The committee must ask itself:
Are you legislating from fear—of lawsuits, loss of capital, or political backlash?
Or are you legislating for your people, your island, and the future?
This bill may feel uncomfortable. Change often does. But it is legally defensible, morally correct, economically stabilizing, and environmentally responsible.
You are the stewards of this land, whether born and raised here or entrusted to serve. This vote is your legacy. Do not be remembered as the committee that looked away.
Move this bill forward. Uphold your oath. Serve your people. Restore balance to a place that has given so much—and now needs your courage.
Aloha Chair and Members of the Housing and Land Use Committee,
My name is Austin and I am writing in strong support of Bill 9, which seeks to phase out short-term rentals (STRs) on the Minatoya properties.
This bill is necessary to correct decades of policy failure that have turned Maui’s housing stock into speculative investment portfolios at the expense of our local families.
Those opposing this measure claim it will “kill the golden goose” of Maui’s economy. But the truth is, that goose is already sick—and our island is suffering under the weight of its unsustainable tourism dependency. Maui is experiencing historic displacement, housing insecurity, and cultural erosion—not in spite of the STR industry, but in large part because of it.
⸻
1. The Revenue Argument Is Misleading
Opponents say that losing STRs will devastate Maui’s tax base. But what they fail to acknowledge is that much of the STR-generated revenue doesn’t stay here—it flows off-island into the pockets of investors and corporate property managers. The County ends up using the taxes it collects just to mitigate the very harms STRs create: unaffordable housing, overburdened infrastructure, traffic, and the degradation of our natural resources.
We cannot justify continued exploitation of our communities simply because it brings in cash. Not all revenue is worth the permanent social cost.
⸻
2. STRs Drive Housing Scarcity and Inflation
Let’s be honest: these units are unaffordable because they were built and sold as investment products, not homes. High maintenance fees, rising insurance, and inflated prices are the result of decades of speculation and commodification—not natural market forces.
Bill 9 doesn’t promise to make every Minatoya unit “affordable” tomorrow—but it does begin the process of returning housing to its rightful purpose: sheltering people who live and work here.
⸻
3. Units “Not Built for Long-Term Use” Is Not a Justification
The claim that these condos aren’t suitable for residents because they lack storage or don’t allow pets is not a valid excuse to keep them as hotel rooms. Plenty of working families already live in spaces without luxury amenities. And if these units are truly substandard for long-term living, then they shouldn’t be operating as de facto hotels either.
If the County made mistakes by allowing ohana units to become vacation rentals, then let’s correct those errors—not use them as a reason to maintain more.
⸻
4. The Lahaina Fire Comparison Is Inappropriate
Some have tried to compare the potential job impacts of this bill to the devastation caused by the Lahaina fires. That’s a false and offensive comparison. The Lahaina tragedy revealed how fragile our housing and economic systems are. If anything, it strengthens the case for bold action like Bill 9—not inaction.
⸻
5. This Is About Priorities and Public Trust
We are not here to preserve the profit margins of investors. We are here to protect Maui’s people, its land, and its future. Land use laws must evolve with the times. The Minatoya Memo was never a permanent entitlement. It was a workaround that has outlived its justification.
If we do not act now, we are choosing profit over people, speculation over sustainability, and short-term gain over long-term wellbeing.
⸻
Conclusion
I urge the Council to pass Bill 9 without delay. We have a moral, legal, and generational responsibility to fix what has been broken. This is our chance to begin that repair. Don’t let fearmongering or profit-driven narratives distract from what’s at stake: the future of our island, and the people who call it home.
Mahalo for your leadership and courage on this issue.
I am STRONGLY OPPOSED to eliminating short term rentals on the Minatoya properties.
First, the loss of revenue in both taxes and money spent by visitors staying in these units would be devastating. Local people would not be able to make up that loss. If passed,, the council would be responsible for thousands of people losing their jobs. Not only do you have the people who work directly at or for those condos but also the people who work at the businesses that depend on that visitor income. You say you are working for the local people, but you would be creating a problem more permanent than the loss of jobs seen from the Lahaina fires.
Second, these units would NOT be affordable as maintenance and insurance costs have skyrocketed, not to mention this on top of mortgages for the owners. These costs would have to be passed on to renters. Also, take into account these units were not built for long term use, therefore there is little parking, little storage, no pets allowed, etc.. You have allowed people turning their residential ohana units into vacation rentals while getting rid of condos that were built and sold for the purpose of renting. This does not make sense.
Lastly, why doesn't the county buy the units that are currently on the market and rent those long term. That way you could monitor how well it works or doesn't work. If your response is that the county isn't in the business of being landlords, that is what you would be forcing thousands of people to do.
Don't kill the goose that lays the golden egg for Maui. OPPOSE bill 9.
Thank you for taking the time to hear from the community. I’m writing in strong support of Bill 9 because I’m honestly scared for the future of Maui.
My family owns two short-term rental units. So I understand the financial pressure this bill could bring — we feel it too. But even with that, I still support this bill, because what’s happening on Maui is bigger than just us. Our island is changing in a way that’s pushing out the people who actually live and work here.
We’re on the edge of a full-blown crisis. More and more local families are living in cars, on couches, or in tents. It’s heartbreaking and terrifying. If we don’t make hard decisions now, we’ll be seeing entire tent cities full of Maui residents — not tourists — because they literally have nowhere to go.
I know short-term rentals help the economy, but they’ve also taken thousands of homes off the market. These were supposed to be homes for local people — not hotel rooms. And while some say this bill will hurt jobs, what happens when there’s no one left to work those jobs because they can’t afford to live here anymore?
This isn’t about blaming anyone. I’m a property owner, and I get it. But owning property doesn’t mean we should get to run a business at the expense of the community. The County’s job isn’t to guarantee our profit — it’s to make sure people have a place to live.
This bill won’t solve everything overnight, but it’s a step in the right direction. And honestly, we can’t afford to wait any longer. If we don’t act, we’re going to lose what makes Maui special — its people.
Please support Bill 9. Let’s start putting residents first.
Aloha Committee, faculty, and staff:
I would like to thank you for taking the time out of your busy schedule to address these matters.
My name is Thomas Leigh, as I am not born and raised on this beautiful island, I like many others call Maui home. As a former business owner who was forced to close the doors after decades of successful business as a result of the lack of tourism after the devastating Lahaina fires. I can tell you first hand that we had to let go of many local employees that call Maui home. We have like many others along with our former employees all came together to help others during that tragic time. We opened our door of our home to some of the victims of the fire and their families. Now we are becoming victims ourselves of this bill.
While specific numbers vary, approximately 70% of every dollar generated on the island comes directly or indirectly from the visitor industry. Some sources even suggest that figure is as high as 80% This includes spending on accommodations, dining, activities, and other related services. Another major source of income for the island of Maui is taxes, including property, taxes, and tourism taxes. Directly and indirectly short term rentals like ours brings in a massive portion of the economic integrity for the island of Maui.
I fear, if this bill passes, not only will this be a economic catastrophe for the entire island of Maui I fear the island may go bankrupt with the eminent legal repercussions that homeowners will rally together for a class action lawsuit. It is unconstitutional at best what this bill is proposing as within its dictatorship of an owners property rights. I believe this is a Government overreach to
stop us of our property rights and
It’s a Government overstep to purposely wipe out billions of dollars is equity so that others can afford something someone else bought.
When we purchased our home we were told the property was legally allowed to short term rent.
Our property is located in Wailea, our taxes have already increased to somewhere over $26,000 per year. Our taxes since we purchased our unit have increased over 300%. Our taxes just in the last few months doubled. Our association is around $1400 a month. The mortgage payment on this property is almost $7000 per month. There are HUNDREDS AND HUNDREDS of property’s for sale right now significantly below what they were worth a year ago and nothing is being bought at all. Even the suggestion of this bill is causing massive financial damage to the public and to homeowners.
What happens to the cleaning crew that are of multiple generations that have lived here on island they lose their jobs. What happens to the handymen that works on the repairs throughout the island for the short term rentals when they lose their jobs. What happens to their families what happens to all of the restaurants that are already closing and all of those employees losing their jobs because of the lack of tourism.
My greatest fear is that as a result of a positive outlook of an idea to supply more affordable housing. It has been overlooked by a lack of economic due diligence, and the result is going to be absolutely catastrophic to all.
In closing, I would like to state that it is economically and socially wrong to sacrifice multiple families by forcing them to lose their jobs, sources of income and possibly their own personal housing to try to accommodate another family. This is not even a short-term solution to a long-term problem. Something needs to be done, but this bill is not the answer.
I am opposing HLU-4 Bill 9. I live in Kihei and work in a spa facility that depends on tourists as clientele. As it is we are suffering from a shortage of tourist clients and are barely surviving. Taking out a great number of vacation rentals would probably be the stroke that puts our business under. We need more tourists to keep our jobs alive and our businesses sustainable. Most tourists cannot afford the prices of the hotels in Maui.
Long over due, I own 3 illegal vacation units, and will have to sell due to rising overhead, and elevated break even points, but easier to sell and finance an apartment zoned unit than a hotel/resort zoned property. sorry most of the opposed people have no equity, dont know how to manage their investments, and are only in it for the return.
We need more long term rentals for maui residents because no one can afford homes. It is currently cheaper to rent than it is to own, on maui, thus the need for more rentals.
Aloha! Maui is the home where my family is from. My mom is from Wailuku and my dad is from Puunene. We still have relatives on Maui and were so happy to be able to buy a condo on Maui to keep the island life tradition present in our family. After the Lahaina fires, we offered our condo to house those who may have been displaced due to the devastating fires. My husband and I also traveled to Maui to assist with the nonprofit organization, Feed My Sheep, to distribute food to those in need. Additionally since the fires, we have donated annually to Maui Food Bank to help alleviate the lingering food insecurity families are still facing. To us, our Maui condo isn't meant to threaten the livelihood of residents, but rather, our ownership makes us feel more connected to Maui and has motivated us to give back to the community we respect and cherish. We kindly ask for you to consider how Bill 9 will negatively impact our dream of being part of the Maui community we have been connected to through our grandparents, aunties, uncles, cousins, and parents, for over nine decades. Mahalo, Terri Murai
**Testimony in Support of Bill 9**
Submitted by a Maui Resident and STVR Owner
Aloha Councilmembers,
My name is Lore Menin, a resident and vacation rental owner that I’ve legally used under existing county rules. I want to be clear — I’ve benefited from the system. The rental income helped cover the costs of ownership, allows my family to enjoy the property part-time, and gives work to local cleaners, tradespeople, and maintenance professionals.
But even as someone who benefits, I support **Bill 9** — because I believe **Maui’s current system isn’t working for local people anymore**.
For too long, short-term vacation rentals have shaped zoning and land use policy on Maui in ways that have made housing less available, less affordable, and less stable for residents. That might not have been the original goal, but it’s the reality now.
I understand that zoning laws can change. **There is no constitutional right to short-term rent property**. Land use regulations are decided by local governments to protect the health, safety, and welfare of the community. When conditions change — like a housing crisis or over-tourism — it’s completely within the County’s legal right to update zoning laws. That’s what Bill 9 is about.
Responding to Opposing Testimony
I’ve read some of the recent testimony against this bill. Some of it claims that short-term rentals are protected forever, or that property owners have legal guarantees to keep doing business as usual. That’s **not how the law works**. Just because something has been allowed in the past doesn’t mean it has to be allowed forever — especially when the public interest is at stake.
Others argue that people like me who support Bill 9 are hypocrites or liars. That kind of talk is just trying to distract from the real issue: **Maui needs housing for residents more than it needs more rentals for tourists**.
This is not about hating tourism or punishing property owners. It’s about **restoring balance** and giving Maui families a real chance to live and stay here. Bill 9 doesn’t take away vested rights without process. It takes a reasonable step toward **shifting land use back toward community needs** instead of investor profits.
### Why I Support This Bill
I almost submitted neutral testimony because I understand the County is in a tough spot, and I think all voices should be heard. But some of the recent comments made me realize neutrality is not enough.
**Bill 9 is fair, legal, and overdue.** It doesn’t shut down all rentals — it just starts to fix a problem that has gone unchecked for too long. As someone who uses the system, I still support change. I hope others will too.
Mahalo for your time and commitment to Maui’s future.
This is my second letter regarding Bill 9 that I oppose. We own a vacation condo and had a couple stay there while they were relocating, having to deal with severe smoke damage from the fires. We donated to the Maui Humane Society and Red Cross. This bill is ridiculous and should never have been proposed. Maui cannot survive without short term rentals.
And the average home owner couldn’t afford the condos, let alone the HOAs.
Mahalo
Dear Chair, Vice Chair, and Committee Members,
My name is Victoria Williamson and I own a legal, short-term rental property in Maui County. I oppose Bill 9 because it will harm local residents without helping solve the affordable housing crisis.
Over my 16 years of running our vacation rental I have worked closely with Maui residents who are property managers, handymen, cleaners, painters, plumbers, locksmiths, appliance repairmen, etc. In the current situation with the number of visitors to Maui having declined substantially since August 2023, many of these residents are now struggling to keep their businesses afloat.
It’s also obvious that local businesses reliant on tourism are facing financial difficulties. I, along with some of our repeat guests, have noticed that some favorite restaurants, shops, and tour/activity operators have gone out of business or reduced their hours and services in the last year and a half, no doubt due to lack of visitors.
Short-term rental owners are supporters of local jobs and partners in the local economy. Eliminating thousands of short-term rentals and thus reducing the number of visitors to Maui, thinking that will force real estate prices down and create affordable housing is a misguided idea that will surely fail and hurt Maui’s economy even more.
For these reasons I oppose Bill 9 and encourage you to vote against it.
Thank you for your time.
Victoria Williamson, Kihei
Aloha,
I love being part of the aloha community and must say I am 100% against the housing bill.
I have lived in both Maui and Seattle for the past 55 years.
We in Hawaii depend to a large extent on the tourist .
This bill is NOT in the Aloha spirit !!
I oppose this bill because it is so apparent the mayor, his assistant (who owns 15 acres), the lying, deceitful Lahaina Strong leaders and a number of the councilmembers are corrupt, biased, and literally just being paid off by the hotel industry.
I was about to submit my testimony as "neutral" because I think both sides need to have their voices heard and the law needs to be followed. I also think the government's job is to help turn down the temperature. But then as I read the latest submission, I see people like EDWARD CODELIA lecture the Council on their "kuleana". Edward is a realtor. His profile reads:
"23 years of real estate sales on Maui has provided me with experience in a range of markets, up, down, slow, stable, rising, falling, but the bottom line is you will find that I am an agent that will be able to evaluate the current market condition and help you either sell your home at the best possible price or buy at the best possible price. Short sales, foreclosures, owner financing, FHA, VA, luxury homes, recreation properties, 2nd homes, 1st time homes buyers, I will exceed your expectations....."
So this guy has made a living selling luxury homes, but claims he cares about water.
He's likely made millions selling recreation homes, but claims to be against the recreational use of a home.
He argues in his testimony that new builds are "snapped up by LLCs and investor groups, not local families", but has made his living being on one side of all of those transactions.
He states that council's "kuleana is....the enforcement of laws", but is arguing that an entrenched and settled law be overturned.
People like this guy make me change how I feel about this proposal. It's not 2 sides with valid arguments. It's one side with a valid argument backed by constitutional protections, decades of past use, and a legal framework that not only guarantees but protects their right to short term rent. And there is another side so patently corrupt and so patently ideological that they will literally say anything to try to advance their position, even if it's false, unlawful, hypocritical, or is known have so many obvious shortcomings that it can't pass a simple smell test.
Council needs to see these liars and these LIARS and call them out on them.
Everytime Paltin calls an STR a "legacy use", they need to remind her that the BODY THAT SHE REPRESENTS voted to codify the lawful use that she can't even acknowledge exists
This is a very controversial bill and it's good that you are being deliberative but I oppose bill 9.
Supporters are claiming that visitors belong in hotels. That wasn't what Minatoya determined, it wasn't what Maui council decided on multiple occasions and it wasn't what council decided when they wrote the decision into law.
Every argument the supporter make is nonsense.
With no proof, they think that STR owners "take all the money back to the mainland" but argue for visitors to stay in hotels. It is a provable fact that 100% of the hotel profits leave the island.
They claim that they are looking to restore a "healthier" occupancy level. Lahaina Strong founder Jordan Ruidas wrote on Facebook: "Minatoya List only makes up about half of all STRs, not including hotel rooms. Maui's occupancy on a good day is 69%. If the Minatoya List is phased out it could bring Maui's occupancy level to a healthier 74%." What kind of logic is this? We need to phase out these condos in order to make the occupancy rate at hotels and H-zoned STRs...healthier? She doesn't realize that most of the Minatoya condos see 80%+ occupancy. I clean them, I KNOW how many people come an go each month. Clearly this is the determining factor of the "health" of the market - people vote with their dollars and they choose STRs over hotels. Weird that Jordan made a reel about an STR "blocking the beach". Maybe she's a shill for the hotels because every beach is blocked by massive hotels. She seems to care a lot about the well being of the hotels and ignores their negative impacts.
They argue that hotels "get benefits" - yes, they get to walk off those wonderful jobs every few years so their employer stops abusing their labor.
Know how many STR staff strike? NONE. They call the shots and tell their "employer" what they charge. Health benefits aren't a benefit if you make 30% - 50% less than someone doing the same work. I make a minimum of $250 for 4 hours of work. I can make over $500 a day when I do two changeovers. Some units are bigger and I can make more. I can work half a day and make more than a hotel cleaner and take my kids to the beach after. I can work nights of there isn't a back to back booking. These people need the facts instead of posting memes about "where are all the riches this tourist economy is supposed to provide?" I'm an on island contact for a few owners and between cleaning and this flat rate monthly fee I make around $6k a month. That s honest pay for honest work.
They argue that tourists belong in resorts. Kaanapali, Kapalua and Wailea ARE resorts. Over 1000 units are in these planned resort communities. Always have been. These guys don't know anything but some talking point someone fraudulently made up.
Their arguments don't make any sense and they have made up all their facts.
Your kuleana is not ensuring a guaranteed ROI for investors. Your kuleana is the welfare of residents, the stewardship of land, and the enforcement of laws. Written testimony in support of bill 9 attached.
Aloha, my name is Mel and I work as an employee for one of the resort complexes in West Maui. The complex is zoned A2 and H2. Please do not assign these legal STRs to long term. It will cause us significant unemployment and it will not increase affordable housing. The maintenance cost of these STRs are out of reach for us, and it is incredibly unrealistic to think a local family will be able to afford a one bedroom with a $3000 monthly rent.
Testimony on Bill 9
Submitted by: Brian and Kate Stephany
Owners at The Palms at Wailea, Unit #2201
Thank you for the opportunity to present testimony relating to Bill 9. We are opposed to the passage of this bill for the following reasons.
• Most Minatoya Properties (Including Ours) Aren’t a Solution for Affordable Housing: As an example, here is the “all in” cost data relating to our two-bedroom, ground floor, non-ocean view unit. Assuming a long-term rental restriction would lower our property value even further, an additional reduction in value to $1,280M (less than 80% of its purchased and improved value), then a new mortgage would represent 80% of that value. Using that assumption, our average monthly (non-rental related) expenses averaged (as incurred over the last twelve months):
$6,470 - Bank mortgage (principal + interest)
+$1,707 - Property taxes
+$1,515 - AOAO dues
+$1,125 - Insurance, repairs & maintenance, utilities, FF&E, sales taxes, services
=$10,817 per month in total expense to cover costs
This is 5x - 7x higher than what is typically considered "affordable rent". Even if property taxes were lowered to a different classification (say cut in half to $850), it is not a price effective solution at $9,960.
Please understand, we are not rich, greedy mainlanders. We purchased our unit to spend more quality time with our two adult children who were living in Maui and hoped to break even via legally renting it out when we were not there. We visit twice a year for three weeks at a time and have make it available to rent the balance of the year. We have yet to reach our “break even” goal.
• Most Minatoya Properties Were Never Workforce Housing: Mayor Bissen has stated that only about ~2,000 of the ~7,000 Minatoya units qualify as affordable housing. There have also been references to the Minatoya units having been workforce housing. Yet a list of those that were truly built for workforce housing, or even this sub-set of ~2,000, has never been released. If this is the “universe” of perceived affordable housing, which would seem to be the focus to identify, why hasn’t that data been communicated?
• Negative Economic Impact on Various Groups in Maui: Most of those who currently stay in these properties cannot afford to stay in hotels and/or want the amenities that a Minatoya property provides (kitchens, privacy). In addition, potential tourists are hearing about this legislation and not feeling welcome. Many have retained the early, post fire communication of “don’t come to Maui.” We just had friends ask us yesterday if Maui was even open to tourists re the fire. Tourism is down, nightly rental rates are down as are occupancy rates.
Those who directly support these units (i.e. property management companies, cleaning companies, handyman services, other vendors), those engaged in businesses that directly correlate with tourism (i.e. tour providers, boat charters, etc.) and those who benefit from tourists (i.e. local businesses of all types, restaurants, etc.) will be negatively impacted should Bill 9 pass. Already the reduction of tourism has had an adverse impact on these groups.
• Some Inventory is Available: Please see the attached document which shows affordable properties. There are dozens with hundreds of days on the market. In addition, there are also hundreds of rentals that are available.
• Water Use Data Inaccurate: Comparison between two “equivalent” properties which was shared in the 6/9/25 meeting is not valid. Yes, The Palms at Wailea (approved short term rental with some owners) uses water at a greater rate than the neighboring Wailea Palms (no short-term rentals, owners and long-term rentals). This is because The Palms at Wailea is occupied at a much higher rate than Wailea Palms. Thus a much higher level of water use and tax receipts to support this service.
• Many of the Minatoya Properties in the South Maui Area That Were Offered for Housing Post Fire Were Declined: Displaced people (who our hearts go out to) were not interested in living this far away from work, school, and extended family.
Thank you for considering our feedback and looking at the sets of data as you make you decision. Appreciate your service and dedication.
SIX PERCENT (6%) ARE MAUI RESIDENTS
The UHERO study reveals that 6% of the property owners listed on the Minatoya list are residents of Maui. Although determining the exact number of genuinely local residents within this 6% might be difficult, it is likely that only a small fraction qualifies. My family is among the few who meet this criterion.
My siblings and I were born and raised in Kihei on a property, which is included on the Minatoya list. My father bought this property with a VA loan at age 33. That was back in the 1960’s. At that time, Kihei was a rural area characterized by pig farms, marshlands, and kiawe trees. Both my parents worked hard and made significant sacrifices to keep this property while raising a family of six.
While the intention of this bill is commendable, I ask the council to consider the 6% of owners who are Maui residents, particularly locals like me and my family who were born and raised here. The UHERO study, along with numerous testimonies, does not adequately address the impact on this minority group. We are not external investors or speculators from the mainland. I can only speak for my family – but we do not have unlimited financial resources, despite owning a vacation rental. Many of my siblings and I work multiple jobs to continue living in Hawaii. We are just six local kids, born and raised on Maui, working to maintain our family property for future generations.
If this bill is enacted as written, my family will be compelled to sell our property. It is not feasible for us to do long term rentals for many reasons that other testifiers already touched upon. It is important to understand that of these 268 local owners that represent the 6% each have different challenges and obstacles to prevent them from renting long term - such as the age of the building, maintenance costs, debt we carry, mortgages, insurance costs, and property taxes, just to name a few. For my family, our building is old, and our profits are modest. Operating a vacation rental allows us to retain and upkeep our property (and no, we do not have fancy resort style landscaping or a pool). It allows us to stay in Hawaii, support our family, fund our children's education, and provides jobs for local families and businesses. If we must sell because we can no longer operate our TVR, the buyer, likely an outside investor, will possess the financial resources to apply for a re-zoning of the property to hotel use. This external investor will either operate it as a Transient Vacation Rental (TVR) or demolish our old building to construct a hotel or large personal residence. This idea is not far-fetched, given the fact that two vacant lots next to ours, which is also apartment zoned, was recently sold and purchased by outsiders. In Mayor’s Bissen’s opening speech he specially says that “we acknowledge that some of these properties will wish to continue to operate as transient vacation rentals beyond that amortization period and these properties WILL BE ABLE to seek a change in zoning from apartment to hotel district.” I’m sorry Chair and Committee, but my family and the other local families that make up the 6%, do not have that kind of resources – financially or otherwise. Our property is fully owned by my family and we lack the financial resources to legally contest this bill or alter our zoning. So when we are forced to sell and an outside investor buys my family’s property, what do you think they will do with it? Do you really think this investor will keep the property as is and rent it to the local people? What will it do to the local community should this investor opt to rezone the property to hotel use or build a large mansion. What will this do for local housing?
Please vote NO on Bill 9 or at minimum, take the time to amend this bill so that local families like mine are not forced to sell our property. Please take more time to explore the possibility that those with the financial resources like owners of the 782 units in Wailea, Akahi, Wailea Ekolu, Palms of Wailea and Wailea Grand Champions, may convert their units to hotel use. This would allow them to continue running a TVR, defeating the intention of this bill. Please consider that policies must be established, or bills and resolutions must be passed alongside or before Bill 9 to ensure that this legislation does not unintentionally impact local families who legally own and operate vacation rentals, and that the bill effectively assists local people as intended.
I implore you to take the time to understand the unique position that my family and others like me are in and ask that you do not lump us into a single group of mainland investors, or part-time residents. We are part of the community and have always been. When my parents started a vacation rental, they did so legally. My family owned this property prior to the Minatoya ruling and operated a vacation rental since the 1970’s. My parents adhered to all regulations and paid their taxes. They aimed to provide for their family and hoped to preserve the property for future generations.
My wife, my children and my mo’opuna are all native Hawaiian and my hope is to be able to leave this property to them. Please vote No on Bill 9.
Mahalo for taking time to review this important legislation.
Sincerely,
Michael Hudcovic
Owner
WRITTEN TESTIMONY IN SUPPORT OF BILL 9
Submitted to the Maui County Housing and Land Use Committee*Date: \[Insert date]
Submitted by: Tryson Kaiama
Chair and Members of the Committee,
This testimony is offered in strong support of Bill 9. You are not just evaluating a piece of policy. You are making a decision that will impact the next generation of Maui residents, the future of our housing system, the survival of local families, and the integrity of your own leadership. You are deciding whether to continue enabling a legacy of zoning abuse or to end a loophole that never should have existed.
The Path to This Moment
For decades, properties zoned “apartment” were quietly converted into short-term vacation rentals (STRs) under the Minatoya List. These zoning loopholes were never voted on by the people of Maui. They were administrative workarounds that gave resort-style benefits to non-resort areas, concentrating wealth in the hands of out-of-state investors and real estate speculators.
The result: thousands of units once meant for long-term housing were siphoned off into transient lodging, breaking the zoning code’s original intent. Bill 9 is a correction—not a punishment. It restores clarity to apartment-zoned areas and finally enforces the community’s right to live in the homes built for them.
Why This Is Better for the People, the Land, and Tourism
1. **Housing Stability**: STRs drive up property values and distort the rental market. Eliminating illegal vacation rentals brings prices down and expands housing options.
2. **Environmental Stewardship**: Over-tourism strains Maui’s limited water, sewer, and infrastructure systems. Locals do more with less. Tourists consume more of everything.
3. **Tourism Sustainability**: True tourism is not built on displacement. It's built on authenticity. Tourists return because Maui is real. When that stops, they stop.
4. **Emergency Response Alignment**: Governor Green declared a housing emergency. This bill responds directly to that. Maui cannot meet its housing crisis while losing inventory to tourism.
5. **Zoning Law Integrity**: Properties bought as "apartments" are not "resorts" or "hotels." Operating them as STRs is a misuse of zoning. The Minatoya loophole was never a legal entitlement.
6. **Fiscal Responsibility**: Vacation rentals skew infrastructure use. Residents subsidize roads, trash, and public safety while STRs generate profits offshore.
7. **Public Safety and Fire Risk**: Tourists are not disaster-trained. Locals are. This is a safety issue. Wildfires and evacuations don’t mix with absentee owners and transient renters.
### Addressing Opposition Concerns Honestly
Opponents will argue that:
* “These units can’t be converted to long-term rentals.”
Then why were they zoned as *apartments*? You cannot enjoy apartment zoning benefits and operate as a hotel. If they are unfit for residents, they should not be housing tourists.
* “It’s too expensive to cover overhead without nightly income.”
Real estate investment is a business, and risk comes with it. These owners enjoyed tax deferrals (like 1031 exchanges), wrote off depreciation, and benefitted from passive income. If they cannot operate profitably, they must adapt—just like every business owner.
* “Job loss and tourism decline will harm the economy.”
Maui’s economy is already suffering—from over-tourism. Tourism jobs do not justify displacing our own people. And true economic resilience comes from housing workers, not pushing them off-island.
* “We’re punishing small investors.”
This bill doesn’t target owners—it targets behavior. If the use doesn’t match the zoning, it is not compliant. Many local families invested in properties under the assumption of long-term rental use and lost out to STR operators gaming the system.
### Maui Is Unique and Deserves Better
Unlike O‘ahu, Kaua‘i, or the Big Island, Maui faces a perfect storm: massive fire risk, extreme housing scarcity, an aging infrastructure, and one of the most expensive cost-of-living profiles in the country. Maui does not deserve the housing crisis—it inherited it from inaction and misplaced priorities.
To say “Maui is like everywhere else” is to abandon its uniqueness. Maui *is* different. And its policies should reflect that.
### The Moral Imperative
This is not just about law. It is about kuleana. Is it Maui County’s duty to protect investor return on investment while four families crowd into a house? While kupuna sleep in cars? While schools lose enrollment because families leave?
The committee must ask itself:
Are you legislating from fear—of lawsuits, loss of capital, or political backlash?
Or are you legislating for your people, your island, and the future?
This bill may feel uncomfortable. Change often does. But it is legally defensible, morally correct, economically stabilizing, and environmentally responsible.
You are the stewards of this land, whether born and raised here or entrusted to serve. This vote is your legacy. Do not be remembered as the committee that looked away.
Move this bill forward. Uphold your oath. Serve your people. Restore balance to a place that has given so much—and now needs your courage.
Respectfully,
Tryson Kaiama
TESTIMONY IN STRONG SUPPORT OF BILL 9
Aloha Chair and Members of the Housing and Land Use Committee,
My name is Austin and I am writing in strong support of Bill 9, which seeks to phase out short-term rentals (STRs) on the Minatoya properties.
This bill is necessary to correct decades of policy failure that have turned Maui’s housing stock into speculative investment portfolios at the expense of our local families.
Those opposing this measure claim it will “kill the golden goose” of Maui’s economy. But the truth is, that goose is already sick—and our island is suffering under the weight of its unsustainable tourism dependency. Maui is experiencing historic displacement, housing insecurity, and cultural erosion—not in spite of the STR industry, but in large part because of it.
⸻
1. The Revenue Argument Is Misleading
Opponents say that losing STRs will devastate Maui’s tax base. But what they fail to acknowledge is that much of the STR-generated revenue doesn’t stay here—it flows off-island into the pockets of investors and corporate property managers. The County ends up using the taxes it collects just to mitigate the very harms STRs create: unaffordable housing, overburdened infrastructure, traffic, and the degradation of our natural resources.
We cannot justify continued exploitation of our communities simply because it brings in cash. Not all revenue is worth the permanent social cost.
⸻
2. STRs Drive Housing Scarcity and Inflation
Let’s be honest: these units are unaffordable because they were built and sold as investment products, not homes. High maintenance fees, rising insurance, and inflated prices are the result of decades of speculation and commodification—not natural market forces.
Bill 9 doesn’t promise to make every Minatoya unit “affordable” tomorrow—but it does begin the process of returning housing to its rightful purpose: sheltering people who live and work here.
⸻
3. Units “Not Built for Long-Term Use” Is Not a Justification
The claim that these condos aren’t suitable for residents because they lack storage or don’t allow pets is not a valid excuse to keep them as hotel rooms. Plenty of working families already live in spaces without luxury amenities. And if these units are truly substandard for long-term living, then they shouldn’t be operating as de facto hotels either.
If the County made mistakes by allowing ohana units to become vacation rentals, then let’s correct those errors—not use them as a reason to maintain more.
⸻
4. The Lahaina Fire Comparison Is Inappropriate
Some have tried to compare the potential job impacts of this bill to the devastation caused by the Lahaina fires. That’s a false and offensive comparison. The Lahaina tragedy revealed how fragile our housing and economic systems are. If anything, it strengthens the case for bold action like Bill 9—not inaction.
⸻
5. This Is About Priorities and Public Trust
We are not here to preserve the profit margins of investors. We are here to protect Maui’s people, its land, and its future. Land use laws must evolve with the times. The Minatoya Memo was never a permanent entitlement. It was a workaround that has outlived its justification.
If we do not act now, we are choosing profit over people, speculation over sustainability, and short-term gain over long-term wellbeing.
⸻
Conclusion
I urge the Council to pass Bill 9 without delay. We have a moral, legal, and generational responsibility to fix what has been broken. This is our chance to begin that repair. Don’t let fearmongering or profit-driven narratives distract from what’s at stake: the future of our island, and the people who call it home.
Mahalo for your leadership and courage on this issue.
Respectfully,
Austin Maniago
I am STRONGLY OPPOSED to eliminating short term rentals on the Minatoya properties.
First, the loss of revenue in both taxes and money spent by visitors staying in these units would be devastating. Local people would not be able to make up that loss. If passed,, the council would be responsible for thousands of people losing their jobs. Not only do you have the people who work directly at or for those condos but also the people who work at the businesses that depend on that visitor income. You say you are working for the local people, but you would be creating a problem more permanent than the loss of jobs seen from the Lahaina fires.
Second, these units would NOT be affordable as maintenance and insurance costs have skyrocketed, not to mention this on top of mortgages for the owners. These costs would have to be passed on to renters. Also, take into account these units were not built for long term use, therefore there is little parking, little storage, no pets allowed, etc.. You have allowed people turning their residential ohana units into vacation rentals while getting rid of condos that were built and sold for the purpose of renting. This does not make sense.
Lastly, why doesn't the county buy the units that are currently on the market and rent those long term. That way you could monitor how well it works or doesn't work. If your response is that the county isn't in the business of being landlords, that is what you would be forcing thousands of people to do.
Don't kill the goose that lays the golden egg for Maui. OPPOSE bill 9.
Jean Mallia
jmallia1@hotmail.com
808 214 3878
Aloha Chair and Members of the Committee,
Thank you for taking the time to hear from the community. I’m writing in strong support of Bill 9 because I’m honestly scared for the future of Maui.
My family owns two short-term rental units. So I understand the financial pressure this bill could bring — we feel it too. But even with that, I still support this bill, because what’s happening on Maui is bigger than just us. Our island is changing in a way that’s pushing out the people who actually live and work here.
We’re on the edge of a full-blown crisis. More and more local families are living in cars, on couches, or in tents. It’s heartbreaking and terrifying. If we don’t make hard decisions now, we’ll be seeing entire tent cities full of Maui residents — not tourists — because they literally have nowhere to go.
I know short-term rentals help the economy, but they’ve also taken thousands of homes off the market. These were supposed to be homes for local people — not hotel rooms. And while some say this bill will hurt jobs, what happens when there’s no one left to work those jobs because they can’t afford to live here anymore?
This isn’t about blaming anyone. I’m a property owner, and I get it. But owning property doesn’t mean we should get to run a business at the expense of the community. The County’s job isn’t to guarantee our profit — it’s to make sure people have a place to live.
This bill won’t solve everything overnight, but it’s a step in the right direction. And honestly, we can’t afford to wait any longer. If we don’t act, we’re going to lose what makes Maui special — its people.
Please support Bill 9. Let’s start putting residents first.
Mahalo for your time and consideration.
Velma Hayashi
Aloha Committee, faculty, and staff:
I would like to thank you for taking the time out of your busy schedule to address these matters.
My name is Thomas Leigh, as I am not born and raised on this beautiful island, I like many others call Maui home. As a former business owner who was forced to close the doors after decades of successful business as a result of the lack of tourism after the devastating Lahaina fires. I can tell you first hand that we had to let go of many local employees that call Maui home. We have like many others along with our former employees all came together to help others during that tragic time. We opened our door of our home to some of the victims of the fire and their families. Now we are becoming victims ourselves of this bill.
While specific numbers vary, approximately 70% of every dollar generated on the island comes directly or indirectly from the visitor industry. Some sources even suggest that figure is as high as 80% This includes spending on accommodations, dining, activities, and other related services. Another major source of income for the island of Maui is taxes, including property, taxes, and tourism taxes. Directly and indirectly short term rentals like ours brings in a massive portion of the economic integrity for the island of Maui.
I fear, if this bill passes, not only will this be a economic catastrophe for the entire island of Maui I fear the island may go bankrupt with the eminent legal repercussions that homeowners will rally together for a class action lawsuit. It is unconstitutional at best what this bill is proposing as within its dictatorship of an owners property rights. I believe this is a Government overreach to
stop us of our property rights and
It’s a Government overstep to purposely wipe out billions of dollars is equity so that others can afford something someone else bought.
When we purchased our home we were told the property was legally allowed to short term rent.
Our property is located in Wailea, our taxes have already increased to somewhere over $26,000 per year. Our taxes since we purchased our unit have increased over 300%. Our taxes just in the last few months doubled. Our association is around $1400 a month. The mortgage payment on this property is almost $7000 per month. There are HUNDREDS AND HUNDREDS of property’s for sale right now significantly below what they were worth a year ago and nothing is being bought at all. Even the suggestion of this bill is causing massive financial damage to the public and to homeowners.
What happens to the cleaning crew that are of multiple generations that have lived here on island they lose their jobs. What happens to the handymen that works on the repairs throughout the island for the short term rentals when they lose their jobs. What happens to their families what happens to all of the restaurants that are already closing and all of those employees losing their jobs because of the lack of tourism.
My greatest fear is that as a result of a positive outlook of an idea to supply more affordable housing. It has been overlooked by a lack of economic due diligence, and the result is going to be absolutely catastrophic to all.
In closing, I would like to state that it is economically and socially wrong to sacrifice multiple families by forcing them to lose their jobs, sources of income and possibly their own personal housing to try to accommodate another family. This is not even a short-term solution to a long-term problem. Something needs to be done, but this bill is not the answer.
Mahalo for your time and consideration
Tommy Leigh
I am opposing HLU-4 Bill 9. I live in Kihei and work in a spa facility that depends on tourists as clientele. As it is we are suffering from a shortage of tourist clients and are barely surviving. Taking out a great number of vacation rentals would probably be the stroke that puts our business under. We need more tourists to keep our jobs alive and our businesses sustainable. Most tourists cannot afford the prices of the hotels in Maui.
Long over due, I own 3 illegal vacation units, and will have to sell due to rising overhead, and elevated break even points, but easier to sell and finance an apartment zoned unit than a hotel/resort zoned property. sorry most of the opposed people have no equity, dont know how to manage their investments, and are only in it for the return.
We need more long term rentals for maui residents because no one can afford homes. It is currently cheaper to rent than it is to own, on maui, thus the need for more rentals.
Aloha! Maui is the home where my family is from. My mom is from Wailuku and my dad is from Puunene. We still have relatives on Maui and were so happy to be able to buy a condo on Maui to keep the island life tradition present in our family. After the Lahaina fires, we offered our condo to house those who may have been displaced due to the devastating fires. My husband and I also traveled to Maui to assist with the nonprofit organization, Feed My Sheep, to distribute food to those in need. Additionally since the fires, we have donated annually to Maui Food Bank to help alleviate the lingering food insecurity families are still facing. To us, our Maui condo isn't meant to threaten the livelihood of residents, but rather, our ownership makes us feel more connected to Maui and has motivated us to give back to the community we respect and cherish. We kindly ask for you to consider how Bill 9 will negatively impact our dream of being part of the Maui community we have been connected to through our grandparents, aunties, uncles, cousins, and parents, for over nine decades. Mahalo, Terri Murai
**Testimony in Support of Bill 9**
Submitted by a Maui Resident and STVR Owner
Aloha Councilmembers,
My name is Lore Menin, a resident and vacation rental owner that I’ve legally used under existing county rules. I want to be clear — I’ve benefited from the system. The rental income helped cover the costs of ownership, allows my family to enjoy the property part-time, and gives work to local cleaners, tradespeople, and maintenance professionals.
But even as someone who benefits, I support **Bill 9** — because I believe **Maui’s current system isn’t working for local people anymore**.
For too long, short-term vacation rentals have shaped zoning and land use policy on Maui in ways that have made housing less available, less affordable, and less stable for residents. That might not have been the original goal, but it’s the reality now.
I understand that zoning laws can change. **There is no constitutional right to short-term rent property**. Land use regulations are decided by local governments to protect the health, safety, and welfare of the community. When conditions change — like a housing crisis or over-tourism — it’s completely within the County’s legal right to update zoning laws. That’s what Bill 9 is about.
Responding to Opposing Testimony
I’ve read some of the recent testimony against this bill. Some of it claims that short-term rentals are protected forever, or that property owners have legal guarantees to keep doing business as usual. That’s **not how the law works**. Just because something has been allowed in the past doesn’t mean it has to be allowed forever — especially when the public interest is at stake.
Others argue that people like me who support Bill 9 are hypocrites or liars. That kind of talk is just trying to distract from the real issue: **Maui needs housing for residents more than it needs more rentals for tourists**.
This is not about hating tourism or punishing property owners. It’s about **restoring balance** and giving Maui families a real chance to live and stay here. Bill 9 doesn’t take away vested rights without process. It takes a reasonable step toward **shifting land use back toward community needs** instead of investor profits.
### Why I Support This Bill
I almost submitted neutral testimony because I understand the County is in a tough spot, and I think all voices should be heard. But some of the recent comments made me realize neutrality is not enough.
**Bill 9 is fair, legal, and overdue.** It doesn’t shut down all rentals — it just starts to fix a problem that has gone unchecked for too long. As someone who uses the system, I still support change. I hope others will too.
Mahalo for your time and commitment to Maui’s future.
Respectfully,
Lore Menin
A Resident and STVR Owner
This is my second letter regarding Bill 9 that I oppose. We own a vacation condo and had a couple stay there while they were relocating, having to deal with severe smoke damage from the fires. We donated to the Maui Humane Society and Red Cross. This bill is ridiculous and should never have been proposed. Maui cannot survive without short term rentals.
And the average home owner couldn’t afford the condos, let alone the HOAs.
Mahalo
Dear Chair, Vice Chair, and Committee Members,
My name is Victoria Williamson and I own a legal, short-term rental property in Maui County. I oppose Bill 9 because it will harm local residents without helping solve the affordable housing crisis.
Over my 16 years of running our vacation rental I have worked closely with Maui residents who are property managers, handymen, cleaners, painters, plumbers, locksmiths, appliance repairmen, etc. In the current situation with the number of visitors to Maui having declined substantially since August 2023, many of these residents are now struggling to keep their businesses afloat.
It’s also obvious that local businesses reliant on tourism are facing financial difficulties. I, along with some of our repeat guests, have noticed that some favorite restaurants, shops, and tour/activity operators have gone out of business or reduced their hours and services in the last year and a half, no doubt due to lack of visitors.
Short-term rental owners are supporters of local jobs and partners in the local economy. Eliminating thousands of short-term rentals and thus reducing the number of visitors to Maui, thinking that will force real estate prices down and create affordable housing is a misguided idea that will surely fail and hurt Maui’s economy even more.
For these reasons I oppose Bill 9 and encourage you to vote against it.
Thank you for your time.
Victoria Williamson, Kihei
Aloha,
I love being part of the aloha community and must say I am 100% against the housing bill.
I have lived in both Maui and Seattle for the past 55 years.
We in Hawaii depend to a large extent on the tourist .
This bill is NOT in the Aloha spirit !!
I oppose this bill because it is so apparent the mayor, his assistant (who owns 15 acres), the lying, deceitful Lahaina Strong leaders and a number of the councilmembers are corrupt, biased, and literally just being paid off by the hotel industry.
I was about to submit my testimony as "neutral" because I think both sides need to have their voices heard and the law needs to be followed. I also think the government's job is to help turn down the temperature. But then as I read the latest submission, I see people like EDWARD CODELIA lecture the Council on their "kuleana". Edward is a realtor. His profile reads:
"23 years of real estate sales on Maui has provided me with experience in a range of markets, up, down, slow, stable, rising, falling, but the bottom line is you will find that I am an agent that will be able to evaluate the current market condition and help you either sell your home at the best possible price or buy at the best possible price. Short sales, foreclosures, owner financing, FHA, VA, luxury homes, recreation properties, 2nd homes, 1st time homes buyers, I will exceed your expectations....."
So this guy has made a living selling luxury homes, but claims he cares about water.
He's likely made millions selling recreation homes, but claims to be against the recreational use of a home.
He argues in his testimony that new builds are "snapped up by LLCs and investor groups, not local families", but has made his living being on one side of all of those transactions.
He states that council's "kuleana is....the enforcement of laws", but is arguing that an entrenched and settled law be overturned.
People like this guy make me change how I feel about this proposal. It's not 2 sides with valid arguments. It's one side with a valid argument backed by constitutional protections, decades of past use, and a legal framework that not only guarantees but protects their right to short term rent. And there is another side so patently corrupt and so patently ideological that they will literally say anything to try to advance their position, even if it's false, unlawful, hypocritical, or is known have so many obvious shortcomings that it can't pass a simple smell test.
Council needs to see these liars and these LIARS and call them out on them.
Everytime Paltin calls an STR a "legacy use", they need to remind her that the BODY THAT SHE REPRESENTS voted to codify the lawful use that she can't even acknowledge exists
Mahalo Councel,
This is a very controversial bill and it's good that you are being deliberative but I oppose bill 9.
Supporters are claiming that visitors belong in hotels. That wasn't what Minatoya determined, it wasn't what Maui council decided on multiple occasions and it wasn't what council decided when they wrote the decision into law.
Every argument the supporter make is nonsense.
With no proof, they think that STR owners "take all the money back to the mainland" but argue for visitors to stay in hotels. It is a provable fact that 100% of the hotel profits leave the island.
They claim that they are looking to restore a "healthier" occupancy level. Lahaina Strong founder Jordan Ruidas wrote on Facebook: "Minatoya List only makes up about half of all STRs, not including hotel rooms. Maui's occupancy on a good day is 69%. If the Minatoya List is phased out it could bring Maui's occupancy level to a healthier 74%." What kind of logic is this? We need to phase out these condos in order to make the occupancy rate at hotels and H-zoned STRs...healthier? She doesn't realize that most of the Minatoya condos see 80%+ occupancy. I clean them, I KNOW how many people come an go each month. Clearly this is the determining factor of the "health" of the market - people vote with their dollars and they choose STRs over hotels. Weird that Jordan made a reel about an STR "blocking the beach". Maybe she's a shill for the hotels because every beach is blocked by massive hotels. She seems to care a lot about the well being of the hotels and ignores their negative impacts.
They argue that hotels "get benefits" - yes, they get to walk off those wonderful jobs every few years so their employer stops abusing their labor.
Know how many STR staff strike? NONE. They call the shots and tell their "employer" what they charge. Health benefits aren't a benefit if you make 30% - 50% less than someone doing the same work. I make a minimum of $250 for 4 hours of work. I can make over $500 a day when I do two changeovers. Some units are bigger and I can make more. I can work half a day and make more than a hotel cleaner and take my kids to the beach after. I can work nights of there isn't a back to back booking. These people need the facts instead of posting memes about "where are all the riches this tourist economy is supposed to provide?" I'm an on island contact for a few owners and between cleaning and this flat rate monthly fee I make around $6k a month. That s honest pay for honest work.
They argue that tourists belong in resorts. Kaanapali, Kapalua and Wailea ARE resorts. Over 1000 units are in these planned resort communities. Always have been. These guys don't know anything but some talking point someone fraudulently made up.
Their arguments don't make any sense and they have made up all their facts.
Mahalo for reading my testimony,
Dee Medieros
Your kuleana is not ensuring a guaranteed ROI for investors. Your kuleana is the welfare of residents, the stewardship of land, and the enforcement of laws. Written testimony in support of bill 9 attached.
Aloha, my name is Mel and I work as an employee for one of the resort complexes in West Maui. The complex is zoned A2 and H2. Please do not assign these legal STRs to long term. It will cause us significant unemployment and it will not increase affordable housing. The maintenance cost of these STRs are out of reach for us, and it is incredibly unrealistic to think a local family will be able to afford a one bedroom with a $3000 monthly rent.