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)
I am submitting this testimony in strong support of Bill 9, which proposes to phase out short-term vacation rentals (STVRs) in apartment-zoned areas that were never intended to support transient accommodations. This bill is not only a housing policy — it is a long-overdue course correction that restores balance to a county that has been fundamentally destabilized by decades of unchecked tourism-driven land use and speculative real estate practices.
⸻
1. Maui Is Not Like Everywhere Else – And It Should Not Have These Problems
Maui is unique: geographically, culturally, economically, and ecologically. We do not deserve the displacement, overcrowding, and homelessness seen in overdeveloped cities. These crises are not inevitable — they are the predictable consequences of permitting investor-driven interests to supersede community wellbeing.
Allowing STVRs in apartment zones created a loophole where housing could be legally and lucratively withheld from residents. Bill 9 begins to close that loophole.
⸻
2. It Is Not the County’s Kuleana to Protect Investor ROI
While we recognize that STVRs have generated income for individual owners and tax revenue for the County, it is not the County’s responsibility to guarantee a return on investment (ROI) for speculative ventures — especially when that ROI comes at the cost of our residents’ basic human need for shelter.
Some property owners may argue that Bill 9 will reduce their revenue. That is true. But the greater moral and legal obligation of this Council is to uphold the public trust, not private profit.
⸻
3. Comparing STVR Revenue Loss to the Maui Wildfires
Let us briefly compare the projected economic impact of Bill 9 with the devastating loss caused by the 2023 Lahaina wildfires:
• The fires caused over $5.5 billion in damages, displacing thousands, destroying more than 2,200 structures, and permanently altering a historic community.
• In contrast, losses from STVR phase-out are limited to speculative rental income — income generated not by labor or productive use, but by exploiting zoning loopholes and leveraging land scarcity.
The wildfires were a tragic, involuntary catastrophe. STVR overproliferation is a voluntary policy failure — and one that we now have the opportunity to reverse.
⸻
4. A Moral, Economic, and Ecological Imperative
Bill 9 is necessary because:
• Economically, STVRs distort the housing market. Apartment-zoned units, originally intended for local workforce housing, have been commodified as high-yield tourist units.
• Morally, the County cannot continue subsidizing tourist convenience while keiki, kūpuna, and working families live in cars, overcrowded homes, or face imminent eviction.
• Ecologically, Maui cannot sustain further tourism growth. The water, land, infrastructure, and cultural fabric are all strained. Reducing STVRs helps reduce overall tourist volume to sustainable levels.
⸻
5. The Long-Term Benefit to Community Stability
Critics warn of a temporary dip in tourism or tax revenue. But tourism will not collapse; it will rebalance. Maui will not lose its appeal — it will regain its soul.
Bill 9 creates long-term benefits by:
• Freeing up housing units for long-term rentals and ownership opportunities for residents.
• Reducing investor speculation, allowing real people — not LLCs — to live in communities.
• Stabilizing rents and slowing gentrification, reversing the exodus of local families.
⸻
6. A Time for Courage and Leadership
There are those who say this bill goes too far. I say it does not go far enough. We must take back our land, our laws, and our future. We must protect our people over portfolios.
Maui is not for sale. It is for living.
⸻
Conclusion
I urge you to pass Bill 9, fully and without compromise. Do it for the thousands displaced by fire. Do it for the families priced out by speculation. Do it for the next generation who deserve to live where they were born.
We cannot build a just future while clinging to unjust profits. Let this bill be your stand for equity, for ʻāina, and for the people of Maui Nui.
I have lived on the west side of maui for 30 years. I’ve raised my children here. I inherited a condo my mom bought in 2002 and lived in. She was a legacy in the west side and walked everyday until she was run over by a car on Kenui which crushed both her legs leaving her unable to walk.
I moved her into my home and cared for her until she passed away. The only way I could sustain the mortgage, HOA, insurance and property taxes was to rent only out as an STR.
Sober the fire and being under insured I’ve had to carry the property draining my savings account.
It is currently being retired from the fire and as a local I understand the need for long term housing.
With all the costs associated with my one bedroom condo tut monthly payments with everything would be over $4500 plus as we still don’t know how much property taxes will be, rising insurance, special assessment and HOA fees.
I am in the hospitality and tourism business and rely on visitors .
I oppose this bill for two reasons one, my employment is based on visitors, two I could not consciously charge over $4500 for a one bedroom from our locals and could not carry the negative without employment. Even with employment it would be hard to rent for $4500 plus. It is not sustainable. We need more housing built on state and county land.
Aloha Chair, Vice Chair, and Committee Members,
I own a condo 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.
As an owner and regular visitor to Maui, we support the local economy by frequenting restaurants, small businesses, and service providers. During the portions of the year when we are not present, we do offer our unit for short-term rental. Our vacationing guests also support the local economy in the ways I described.
If the legislation to phase out these units passes, it is unlikely that ours would be available for local housing, as we will continue to use it ourselves. The only differences would be negative ones: the property tax basis would be reduced from renal to one of owner/occupant; fewer visitors would be supporting local restaurants and businesses, and fewer service providers would be needed.
I urge you to consider other options to help with Maui’s long term housing needs, which I acknowledge is a problem. I do not believe that the imminent removal of 7,000 units will have the desired effect, and the negative economic impact of doing so will be catastrophic to many small business owners, and to Maui County.
What is the fiscal plan to either replace lost revenue (increase taxes) or cut services?
And as your financial analysis points out, are rental units at 4k + to 5k per month any kind of solution? Most likely will be 2nd homes used a few months of the year. Use the revenue to build subsidized housing people want.
From 1940 to 1960 the population of Maui island declined by almost 25% mostly because automation replaced farm workers. At that time, island leaders encouraged development of the tourism industry in order to limit the displacement of locals being forced to leave home in order to find work. Minatoya units were built in response to that encouragement and by definition were used primarily as short term rentals from the time they were built until 1989.
Every economic study has concluded the STR ban will cause significant job loss. Affordable housing is a need, but without jobs people will again be forced to leave to find work elsewhere. This seems to be a very short sighted response to a complex problem.
I've seen various statistics that 80-90% of the Minatyoa condos are off-island owners. I believe that. But 100% of the big hotels are off-site owners. And as opposed to individuals, the big hotel owners are faceless corporations. And what about the 10-20% who are local owners? And what about the local cleaning, maintenance, and property management companies that are locally owned as well as their employees?
Bottom line is the STR model gives locals at least a chance to participate in the tourism economy as a business owner. That opportunity for local ownership is completely shut out in the hotel model. If the mayor and council truly support local ownership and local jobs, they should oppose this bill
My name is Ken Carpenter and I own Minatoya property on Molokai. I strongly oppose Bill 9. Bill 9, if passed, will be locked up in the courts for years to come. During this time, the titles of all properties on the Minatoya list will be clouded by being involved in litigation. That means no banks will lend money to anyone to purchase units. During this time, the values of these properties will drop but no one will be able to get a loan to purchase them. Except, that is, deep pocketed speculators that can pay cash for as many units as there are for sale. Is this what you want? I didn't think so.
Respectfully,
Ken Carpenter
Aloha, I’m writing from Molokai. Thank you for listening to all voices. Molokai is very different than Maui especially when it comes to rentals. We only have a handful of condos or short term rentals here on this island. There are only 2 Montoya properties. Both of these are long distance from Kaunakakai and most locals don’t choose to rent long term in these. We also need some short term rentals here on Molokai. Many locals have visiting family and the few condos we have provide places to stay. So this is not only for visiting tourists, which we have very few. One hotel can not house all visitors!
One of the properties you would like to eliminate is WAVECREST on the east side of the island; the only condo on that side of island. This property has been a short term rental for years, just like the only few on the island, and because of zoning it should not be eliminated in that way. Locals on east side can also use this one condo to house visitors.
Please do not take away the short term rental of 2 condos. We only have 5 condos on the entire island. Locals are also employed here helping facilitate short term rentals.
Again, please don’t treat Molokai like Maui in making county wide decisions. Molokai is very unique.
My condo is a studio w a 4,000 a month payment.. We need to short term rent to cover costs of high tax maintenance payments. We should be grandfathered in if you only have 1 rental condo that you own. Building is from the 80s. I’ve owned for 20 years. Lots of us are retired now. This would be financially devastating. Please grandfather us in and consider when we all bought it was deemed as short term rentals. Haleonoloa condos west Maui.
Hi! My name is Gina and I was born and raised on Maui and live in Haiku. I've been a housekeeper for 10 plus years and I enjoy what I do. I oppose this bill for STR's because Maui needs the tourism. Without the tourists, Maui will be a ghost town. I always hear people saying "support local businesses". How will we be able to support those local businesses if the STR's will stop? Why don't you guys stop the STR's that are in neighborhoods and just leave the condo's alone? Do you really think the Lahaina people will buy a condo? Do you think they will be able to afford to buy a condo? Will they be able to afford the association fees every month? In my opinion, I don't think they will. You think the housing crisis will end if this bill passes? It certainly will not! In fact, it will make things worse than ever before. Do you think all of the owners will give in? No they won't! They'll be doing everything illegally like before. Also, a lot of locals come to Maui and stay in a STR because it is affordable and it comes with a kitchen and supplies that you don't need to go out and purchase like when you stay in a hotel. We were in a crisis from way before the Lahaina fires and we've dealt with it and survived. A lot of people will lose their jobs if this bill is taken away and the county will have more homeless problem than ever before. Can't you see the effect it has already? All businesses are slower, we got more empty buildings/spaces than ever. People are closing their businesses because we hardly have tourists to support our businesses. Please don't make that mistake of taking away our STR's, MAUI NEEDS THIS RIGHT NOW!!!
Testimony OPPOSING Maui County Bill 9
To the Members of the Housing and Land Use Committee and Maui County Council Members
Aloha, and thank you all for your dedicated work and for listening to every voice today, on all sides of this important issue. My name is Tracey, and Maui has been my home for the majority of my life. My heart is truly with our community, especially as we navigate the complex challenges of housing.
I'm here today to respectfully share my deep concerns regarding Bill 9. While I truly understand the desire to address our housing needs, I believe this bill, unfortunately, will not solve our affordable housing crisis and, instead, risks causing severe and widespread economic hardship for many families just like mine.
Owning a condo on the Minatoya list has been more than just an investment; it's a foundation that has allowed my family and me to stay rooted in our community and contribute to its vibrancy. I work full-time at a hotel, and my husband manages a restaurant in Kihei. We raised our children from preschool to graduation right here, and it's my deepest hope that they, too, will be able to raise their families on this beautiful island we call home. Losing the small income from my condo would make it incredibly difficult for us to afford the ever-increasing cost of living and inflation in Hawaiʻi.
It's clear that this bill, rather than supporting our diverse local economy, could inadvertently channel more financial benefit to larger, off
island corporations. Our short-term rentals actually foster healthy competition with the bigger hotels and provide opportunities for many locals to earn a living wage. The economic repercussions of this change could truly set Maui back even further than the difficult times we've faced with the pandemic and the fires. This simply doesn't feel like it's in the best interest of our small businesses or the hardworking middle class. As members of our government, I trust you aim to represent us all.
In fact, it's because I have this additional income that I'm able to rent out my ohana long-term at a below market rate, helping another local. Without the income from my short-term rental, I would likely regrettably be forced to raise that rent, putting another burden on our community.
This bill treads on very sensitive ground. It not only raises serious legal questions about the unconstitutional taking of vested private property rights but has also, regrettably, fostered division within our community. For decades, many properties on the "Minatoya List" have operated entirely legally as TVRs, based on established county rules. To abruptly strip away these longstanding, lawful uses, as legal experts have thoughtfully explained, could very well violate both the U.S. and Hawaiʻi constitutions, exposing our County to significant liabilities. This approach, unfortunately, pits neighbors against each other over properties that have been lawfully owned and operated for years.
The evidence suggests this bill will inflict widespread economic harm on Maui, disproportionately impacting our local small businesses and individual owners, while potentially creating an imbalance that benefits larger hotel corporations. These are the livelihoods of our friends, families, and neighbors in local housekeeping, property management, tour operations, restaurants, and retail, all directly connected to the visitor economy that STRs help sustain. Many individual property owners, including kamaʻaina families and retirees, genuinely rely on this income. Forcing them to convert often leads to difficult choices or financial distress, especially given the unviable alternatives and the high operating costs of these units. We must consider if this policy unintentionally funnels business away from our local entrepreneurs toward larger, off island hotel interests.
A fundamental question we must ask is: Where are the funds? Where are the audits for the GET, TAT, and property taxes that all STRs diligently pay, which were specifically intended to contribute to affordable housing initiatives? Our community deserves transparency on how these vital revenues are being used.
More importantly, there is no clear evidence that Bill 9 will genuinely create affordable housing. Making units simply "available" doesn't automatically make them "affordable." These are high-cost condos, often lacking the storage and parking suitable for long term residential living, and burdened with substantial HOA fees (frequently ranging from $1,000 to $2,500+ per month). These costs make them simply unattainable for most local families in desperate need of truly affordable homes. If fire survivors, in their time of greatest need, didn't choose to occupy free FEMA leased units, what makes us believe they would move into existing condos, paying $4000+ per month? The Minatoya list, while part of our housing fabric, is simply not the comprehensive answer to our island's affordability crisis.
We are consistently asked to accept that this bill will solve our housing issues. Yet, we continue to see new condo and hotel construction without a clear, parallel commitment to building genuinely affordable housing. It feels unfair to place the burden on individual property owners, many of whom have been dutifully paying taxes and following all regulations, to solve a housing crisis that is ultimately the responsibility of the government to permit and build. Why are building permits for Lahaina and affordable housing being ignored and taking so long to approve?
Finally, I must push back against the narratives that solely blame condo owners for the lack of affordable housing or for not adequately supporting fire victims. The numbers presented often miss the full picture. For instance, I'm not on any official list for providing fire victim housing, but that's because I chose to directly help a family, housing them at my own expense for two months. It was only because I owned an STR that I was able to extend that kokua to my community. Not every owner is in a position to provide a long-term rental. The fact that 500 FEMA leased units for survivors remained unused nearly eight months after the fire underscores that the issue isn't just "availability," but suitability and true affordability.
There have been many thoughtful and effective solutions proposed in recent testimonies that genuinely address our housing challenges. I implore the Committee to consider these more comprehensive strategies. Our Maui residents deserve to live in thriving, affordable neighborhoods, and we must work together to find solutions that uplift our entire community, rather than inadvertently causing more harm.
Thank you for the opportunity to submit testimony. My name is Todd Lynam.
My wife and I moved to Maui in 2017 after living in a dangerous neighborhood near Seattle. Our neighbor’s house was shot up, and my wife was forced to testify in a separate drive-by shooting. We couldn’t afford a home in Seattle, but Maui gave us a chance at a better life. The Maui school district urgently needed Speech Language Pathologists, and my wife was proud to fill that need.
We became first-time homeowners in 2017 by purchasing a condo at Pacific Shores for $375,000. It had been sitting on the market for over a year. If these units were supposedly in such high demand, why did no one want this one back then, when mortgage rates were much lower? This narrative doesn’t add up.
Like many families, we took on a second job and joined Maui’s tourism industry by short-term renting one bedroom. We did all the cleaning ourselves in the beginning. Over time, we saved enough to purchase a second unit. Today, we support a local team of cleaners, repair professionals, and an on-island contact. We pay significant property, GE, TAT, and MCTAT taxes. Our guests consistently tell us how much they appreciate our local business recommendations, and we’re proud to support small enterprises across Maui.
We now live on Oʻahu, where my wife earned a second degree at UH in behavioral analysis and works with autistic children—another critically needed role in Hawaiʻi. One of our Maui units is currently housing an elderly couple with a pet through FEMA.
As a former board member at Pacific Shores, I regularly interacted with other owners and many are local residents. The families who live off island treat their condo like a second home and make some money to support their vacation home. So they would simply convert it into a second home full time.
It’s worth noting that initiatives to address housing already exist:
•Legislation to increase residential density is underway.
•There are efforts to streamline permitting and adopt modern building technologies.
•Projects like the Waiale Road extension are expected to unlock over 1,000 homes—including hundreds of affordable units—in developments like Waikapū Country Town, with supporting water infrastructure.
•Haleakalā holds enormous water reserves. With infrastructure investments, Maui could deliver that water to new homes, much like Oʻahu has done.
I understand and respect the urgency to address housing, but Bill 9 is not the answer. We have no intention of selling, and based on legal consultation, this bill has virtually no chance of surviving a constitutional challenge—unless the County intends to provide just compensation. If Maui County is prepared to compensate us, that’s one thing. But absent compensation, how can the government demand that STR owners accept losses of hundreds of thousands of dollars?
Precedent is not on Bill 9’s side:
•In AOAO of Waikīkī Banyan v. City & County of Honolulu (2019), the court granted a stay after Honolulu cracked down on long-standing STRs. The court found the zoning and economic reliance arguments compelling.
•In Hawaii Legal Short-Term Rental Alliance v. City & County of Honolulu (2022), the court issued a permanent injunction, ruling that Honolulu’s 90-day rule violated vested property rights. That case raised Takings Clause claims under both the U.S. and Hawaiʻi Constitutions.
•Simply adding an amortization period does not eliminate the requirement for just compensation.
Our property’s inclusion on the Minatoya List is codified in Maui law. Labels like “legacy use” or “workforce intent” do not override legal zoning protections. Similar legislation has failed elsewhere, and Bill 9 will not hold up either.
Maui residents should hold their elected officials accountable for proposing legislation that will fail.
TESTIMONY IN STRONG SUPPORT OF THE SHORT-TERM RENTAL PHASEOUT
Submitted to the Maui County Council
Aloha Honorable Councilmembers,
I submit this testimony in strong support of the proposed phaseout of short-term rentals (STRs), particularly those on apartment-zoned land and the Minatoya list. This is a necessary policy correction to address a man-made housing emergency that continues to displace Maui residents and destabilize our economy.
1. Maui Is in a Housing Emergency
Maui faces an acute housing shortage, made worse by the 2023 Lahaina wildfires and decades of speculative development. Hundreds of STRs continue to operate in residential neighborhoods while families are still displaced, living in hotels, cars, or overcrowded conditions. STRs directly remove housing stock from the local rental and ownership markets. These units are needed for residents, not vacationers.
2. Maui Is Housing Wealthy Westerners While Displacing Locals
STRs have accelerated demographic change across Maui, replacing local families with higher-income transplants, remote workers, and tourists. This has created a market dynamic where those with mainland wealth can outbid kamaʻāina families for homes and rentals. The long-term effect is the cultural and economic displacement of native and long-time residents.
3. Airbnb Is a Recent Disruption With Outsize Impact
Airbnb was founded in 2008. In just 16 years, short-term rental platforms have radically altered housing markets globally and in Hawaiʻi. Entire neighborhoods have been converted into commercial lodging zones without hotel regulations or tax structures. Local governments were slow to respond, and the damage to housing affordability and availability has been severe.
4. The Short-Term Rental Industry Operates as an Aggressive, Organized Lobby
The STR industry is not a neutral presence in policy discussions. It operates through coordinated lobbying, litigation threats, and public relations campaigns designed to protect speculative returns. While claiming to support tourism, the industry prioritizes investor revenue over community stability. The benefits flow off-island, while the costs are borne locally—through rising rents, overcrowded infrastructure, and environmental strain.
5. Policy Created This Crisis—Policy Can End It
The Minatoya list and apartment zoning exemptions were political decisions, not moral contracts. Allowing commercial vacation rentals in residential and apartment zones has commodified housing at the expense of community wellbeing. STR phaseout is a legal and administrative remedy to restore balance to land use policy and uphold the County’s duty to prioritize housing for its residents.
⸻
Conclusion
This is a matter of economic sovereignty and housing justice. The County has no obligation to preserve investor profit margins, especially when they conflict with the basic human right to housing. Maintaining the status quo rewards speculative abuse and accelerates displacement. Phasing out STRs in apartment zones and residential neighborhoods is a minimal but essential step toward restoring housing access and fairness for Maui’s people.
I urge the Council to adopt the STR phaseout as proposed—without delay, without dilution, and without deference to industry threats.
I have been through 911 , recession , covid,lahaina fires.
We have had a housing crisis since the 2000.
I have worked in the big hotels for about 10 years now . We have not recovered from the fire .The people are coming but they are not spending .
I feel with Bill 9 goes thru this is gonna hurt everyone hotels, small businesses, local that work in these STR .
Yes I get it the tourist should stay in hotels when they come . But most of society can afford these hotel prices .The ones that do can afford it .but i will say they are not spending money in the hotels at all . My paycheck have been cut in half . But my bills and food cost and rent keeps going up .
I feel like they are the ones that stay in hotels and not leave . We want the people that stay in these STR to come they are here to enjoy the island and spend there money in places that matter . THE SMALL BUSINESSES!!!!!! And go home and tell their friend ,family ,post it on social media .
I get it we need housing but to take away All STR that have been operating for over 30 years is crazy . My question has always been why we dont pass a bill on rental cap . That's the reason why we dont have housing .
When the fires hit FEMA came in and told owners we will pay you triple of what u get now but when FEMA was cut off the prices never came down . How can a person that makes $80k or less afford a 2 br home or condo for $2600 or more + utilities + food+car loan +car insurance + phone bill +kids +sports+ school supplies +school clothes .
If this Bill goes thru so many jobs are gonna be gone for us local family . That means more crime ,more homeless , no tourist to help these businesses stay open . Us locals won't be able to support them either because WE WONT BE MAKING MONEY TO SPEND !!!!!
SO NO TOURIST TO HELP AND NO LOCALS TO HELP KEEP THESE ISLAND AFLOAT !!!!!
OK so let's just say we dont won't to depend on tourist . Then how can we make money when you are in the hospitality field!!!!!!
Is it you guys think no more STR so they have to go to hotels well we all know AMERICANS DONT LIKE TO BE TOLD WHAT TO DO THATS FORSURE !!!!!! SO what Noone in the hotels no more STR so this island becomes what!!!!!!
East coast peeps will go to other places it's cheaper anyways .west coast will do the same. Most of America save there life saving to come and see this beautiful place we get to call our home . But u force them to stay in just hotels it won't happen .
I already see it in my job .
RENTAL CAP IS THE WAY TO GO !!!!!!!
I oppose. The island need the Vacationers to come and use all the restaurants, the condos, the people that cleans the condo, the people on Vacations using all the restaurants and buy all the locals make!!!
Good morning. My name is Jason Slate, and my wife and I own a condo at The Kapalua Golf Villas, in the resort community of Kapalua. While we support the local community of Maui, and understand the dire need to create more affordable housing, we strongly oppose this measure which has been proposed. We as owners of our unit, are currently paying upwards of $6,500 per month for our mortgage, taxes and HOA fees. Contrary to what some people would like you to think, we are not "fat cats from the mainland", but are in reality something very different. I'm a sixty-six year old bartender, and my wife is a server. We purchased our unit just three years ago, it was a long dream of our to so so. We paid a premium to have a legal vacation rental property, and we have done everything by the law. We are hard working people, and we do not, and will not accept our legal rights to be taken away, nor do we think this proposal would do anything to help the situation. We strongly oppose, and will do all that we can to fight this proposal if in fact you do pass it. We support any proposal that would help the local working population have safe, adequate, and affordable housing, but this proposal is not the answer. If you do choose to pass it, rest assured that will will fight it with legal challenges, and we believe the courts will decide that by enacting this bill, our constitutional rights have been violated. Please consider all of the ramifications for the County of Maui when considering if this bill should be passed, and what it will cost the county to fight all of the legal challenges when they arrive.
You have to recognize this housing crisis is a nation wide issue and taking away our main economic driver will devastate the entire island.
The issue is the government’s neglect for a huge number of years to not build affordable homes. Now you have to implement subsidies not affordability ….with the rising cost to build. Look at the reality of the situation. The cost vs the gain is not in balance with 70% of maui county’s income coming from tourism.
Aloha, I wish to express opposition to this bill. I manage a small housekeeping business up in Kahana & Napili and employ 8 people. We are paid good living wages and do not want to work for a hotel. The owners treat us very respectfully and are understanding of our needs. The cost of long term rent for these places will be much more unaffordable for most residents and very unrealistic.
Aloha Councilmembers,
I am submitting this testimony in strong support of Bill 9, which proposes to phase out short-term vacation rentals (STVRs) in apartment-zoned areas that were never intended to support transient accommodations. This bill is not only a housing policy — it is a long-overdue course correction that restores balance to a county that has been fundamentally destabilized by decades of unchecked tourism-driven land use and speculative real estate practices.
⸻
1. Maui Is Not Like Everywhere Else – And It Should Not Have These Problems
Maui is unique: geographically, culturally, economically, and ecologically. We do not deserve the displacement, overcrowding, and homelessness seen in overdeveloped cities. These crises are not inevitable — they are the predictable consequences of permitting investor-driven interests to supersede community wellbeing.
Allowing STVRs in apartment zones created a loophole where housing could be legally and lucratively withheld from residents. Bill 9 begins to close that loophole.
⸻
2. It Is Not the County’s Kuleana to Protect Investor ROI
While we recognize that STVRs have generated income for individual owners and tax revenue for the County, it is not the County’s responsibility to guarantee a return on investment (ROI) for speculative ventures — especially when that ROI comes at the cost of our residents’ basic human need for shelter.
Some property owners may argue that Bill 9 will reduce their revenue. That is true. But the greater moral and legal obligation of this Council is to uphold the public trust, not private profit.
⸻
3. Comparing STVR Revenue Loss to the Maui Wildfires
Let us briefly compare the projected economic impact of Bill 9 with the devastating loss caused by the 2023 Lahaina wildfires:
• The fires caused over $5.5 billion in damages, displacing thousands, destroying more than 2,200 structures, and permanently altering a historic community.
• In contrast, losses from STVR phase-out are limited to speculative rental income — income generated not by labor or productive use, but by exploiting zoning loopholes and leveraging land scarcity.
The wildfires were a tragic, involuntary catastrophe. STVR overproliferation is a voluntary policy failure — and one that we now have the opportunity to reverse.
⸻
4. A Moral, Economic, and Ecological Imperative
Bill 9 is necessary because:
• Economically, STVRs distort the housing market. Apartment-zoned units, originally intended for local workforce housing, have been commodified as high-yield tourist units.
• Morally, the County cannot continue subsidizing tourist convenience while keiki, kūpuna, and working families live in cars, overcrowded homes, or face imminent eviction.
• Ecologically, Maui cannot sustain further tourism growth. The water, land, infrastructure, and cultural fabric are all strained. Reducing STVRs helps reduce overall tourist volume to sustainable levels.
⸻
5. The Long-Term Benefit to Community Stability
Critics warn of a temporary dip in tourism or tax revenue. But tourism will not collapse; it will rebalance. Maui will not lose its appeal — it will regain its soul.
Bill 9 creates long-term benefits by:
• Freeing up housing units for long-term rentals and ownership opportunities for residents.
• Reducing investor speculation, allowing real people — not LLCs — to live in communities.
• Stabilizing rents and slowing gentrification, reversing the exodus of local families.
⸻
6. A Time for Courage and Leadership
There are those who say this bill goes too far. I say it does not go far enough. We must take back our land, our laws, and our future. We must protect our people over portfolios.
Maui is not for sale. It is for living.
⸻
Conclusion
I urge you to pass Bill 9, fully and without compromise. Do it for the thousands displaced by fire. Do it for the families priced out by speculation. Do it for the next generation who deserve to live where they were born.
We cannot build a just future while clinging to unjust profits. Let this bill be your stand for equity, for ʻāina, and for the people of Maui Nui.
Mahalo for your service and your courage.
Respectfully,
John Leialoha
Aloha,
I have lived on the west side of maui for 30 years. I’ve raised my children here. I inherited a condo my mom bought in 2002 and lived in. She was a legacy in the west side and walked everyday until she was run over by a car on Kenui which crushed both her legs leaving her unable to walk.
I moved her into my home and cared for her until she passed away. The only way I could sustain the mortgage, HOA, insurance and property taxes was to rent only out as an STR.
Sober the fire and being under insured I’ve had to carry the property draining my savings account.
It is currently being retired from the fire and as a local I understand the need for long term housing.
With all the costs associated with my one bedroom condo tut monthly payments with everything would be over $4500 plus as we still don’t know how much property taxes will be, rising insurance, special assessment and HOA fees.
I am in the hospitality and tourism business and rely on visitors .
I oppose this bill for two reasons one, my employment is based on visitors, two I could not consciously charge over $4500 for a one bedroom from our locals and could not carry the negative without employment. Even with employment it would be hard to rent for $4500 plus. It is not sustainable. We need more housing built on state and county land.
Mahalo
Listen to Stan Franco
Aloha Chair, Vice Chair, and Committee Members,
I own a condo 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.
As an owner and regular visitor to Maui, we support the local economy by frequenting restaurants, small businesses, and service providers. During the portions of the year when we are not present, we do offer our unit for short-term rental. Our vacationing guests also support the local economy in the ways I described.
If the legislation to phase out these units passes, it is unlikely that ours would be available for local housing, as we will continue to use it ourselves. The only differences would be negative ones: the property tax basis would be reduced from renal to one of owner/occupant; fewer visitors would be supporting local restaurants and businesses, and fewer service providers would be needed.
I urge you to consider other options to help with Maui’s long term housing needs, which I acknowledge is a problem. I do not believe that the imminent removal of 7,000 units will have the desired effect, and the negative economic impact of doing so will be catastrophic to many small business owners, and to Maui County.
Mahalo for your time, and consideration.
Respectfully,
Mark Revere
What is the fiscal plan to either replace lost revenue (increase taxes) or cut services?
And as your financial analysis points out, are rental units at 4k + to 5k per month any kind of solution? Most likely will be 2nd homes used a few months of the year. Use the revenue to build subsidized housing people want.
From 1940 to 1960 the population of Maui island declined by almost 25% mostly because automation replaced farm workers. At that time, island leaders encouraged development of the tourism industry in order to limit the displacement of locals being forced to leave home in order to find work. Minatoya units were built in response to that encouragement and by definition were used primarily as short term rentals from the time they were built until 1989.
Every economic study has concluded the STR ban will cause significant job loss. Affordable housing is a need, but without jobs people will again be forced to leave to find work elsewhere. This seems to be a very short sighted response to a complex problem.
I've seen various statistics that 80-90% of the Minatyoa condos are off-island owners. I believe that. But 100% of the big hotels are off-site owners. And as opposed to individuals, the big hotel owners are faceless corporations. And what about the 10-20% who are local owners? And what about the local cleaning, maintenance, and property management companies that are locally owned as well as their employees?
Bottom line is the STR model gives locals at least a chance to participate in the tourism economy as a business owner. That opportunity for local ownership is completely shut out in the hotel model. If the mayor and council truly support local ownership and local jobs, they should oppose this bill
Mahalo for considering my testimony
My name is Ken Carpenter and I own Minatoya property on Molokai. I strongly oppose Bill 9. Bill 9, if passed, will be locked up in the courts for years to come. During this time, the titles of all properties on the Minatoya list will be clouded by being involved in litigation. That means no banks will lend money to anyone to purchase units. During this time, the values of these properties will drop but no one will be able to get a loan to purchase them. Except, that is, deep pocketed speculators that can pay cash for as many units as there are for sale. Is this what you want? I didn't think so.
Respectfully,
Ken Carpenter
I Oppose this bill:
Aloha, I’m writing from Molokai. Thank you for listening to all voices. Molokai is very different than Maui especially when it comes to rentals. We only have a handful of condos or short term rentals here on this island. There are only 2 Montoya properties. Both of these are long distance from Kaunakakai and most locals don’t choose to rent long term in these. We also need some short term rentals here on Molokai. Many locals have visiting family and the few condos we have provide places to stay. So this is not only for visiting tourists, which we have very few. One hotel can not house all visitors!
One of the properties you would like to eliminate is WAVECREST on the east side of the island; the only condo on that side of island. This property has been a short term rental for years, just like the only few on the island, and because of zoning it should not be eliminated in that way. Locals on east side can also use this one condo to house visitors.
Please do not take away the short term rental of 2 condos. We only have 5 condos on the entire island. Locals are also employed here helping facilitate short term rentals.
Again, please don’t treat Molokai like Maui in making county wide decisions. Molokai is very unique.
Sincerely
Ella Canencia
My condo is a studio w a 4,000 a month payment.. We need to short term rent to cover costs of high tax maintenance payments. We should be grandfathered in if you only have 1 rental condo that you own. Building is from the 80s. I’ve owned for 20 years. Lots of us are retired now. This would be financially devastating. Please grandfather us in and consider when we all bought it was deemed as short term rentals. Haleonoloa condos west Maui.
OPPOSE MAUI COUNTY BILL 9
Hi! My name is Gina and I was born and raised on Maui and live in Haiku. I've been a housekeeper for 10 plus years and I enjoy what I do. I oppose this bill for STR's because Maui needs the tourism. Without the tourists, Maui will be a ghost town. I always hear people saying "support local businesses". How will we be able to support those local businesses if the STR's will stop? Why don't you guys stop the STR's that are in neighborhoods and just leave the condo's alone? Do you really think the Lahaina people will buy a condo? Do you think they will be able to afford to buy a condo? Will they be able to afford the association fees every month? In my opinion, I don't think they will. You think the housing crisis will end if this bill passes? It certainly will not! In fact, it will make things worse than ever before. Do you think all of the owners will give in? No they won't! They'll be doing everything illegally like before. Also, a lot of locals come to Maui and stay in a STR because it is affordable and it comes with a kitchen and supplies that you don't need to go out and purchase like when you stay in a hotel. We were in a crisis from way before the Lahaina fires and we've dealt with it and survived. A lot of people will lose their jobs if this bill is taken away and the county will have more homeless problem than ever before. Can't you see the effect it has already? All businesses are slower, we got more empty buildings/spaces than ever. People are closing their businesses because we hardly have tourists to support our businesses. Please don't make that mistake of taking away our STR's, MAUI NEEDS THIS RIGHT NOW!!!
Testimony OPPOSING Maui County Bill 9
To the Members of the Housing and Land Use Committee and Maui County Council Members
Aloha, and thank you all for your dedicated work and for listening to every voice today, on all sides of this important issue. My name is Tracey, and Maui has been my home for the majority of my life. My heart is truly with our community, especially as we navigate the complex challenges of housing.
I'm here today to respectfully share my deep concerns regarding Bill 9. While I truly understand the desire to address our housing needs, I believe this bill, unfortunately, will not solve our affordable housing crisis and, instead, risks causing severe and widespread economic hardship for many families just like mine.
Owning a condo on the Minatoya list has been more than just an investment; it's a foundation that has allowed my family and me to stay rooted in our community and contribute to its vibrancy. I work full-time at a hotel, and my husband manages a restaurant in Kihei. We raised our children from preschool to graduation right here, and it's my deepest hope that they, too, will be able to raise their families on this beautiful island we call home. Losing the small income from my condo would make it incredibly difficult for us to afford the ever-increasing cost of living and inflation in Hawaiʻi.
It's clear that this bill, rather than supporting our diverse local economy, could inadvertently channel more financial benefit to larger, off
island corporations. Our short-term rentals actually foster healthy competition with the bigger hotels and provide opportunities for many locals to earn a living wage. The economic repercussions of this change could truly set Maui back even further than the difficult times we've faced with the pandemic and the fires. This simply doesn't feel like it's in the best interest of our small businesses or the hardworking middle class. As members of our government, I trust you aim to represent us all.
In fact, it's because I have this additional income that I'm able to rent out my ohana long-term at a below market rate, helping another local. Without the income from my short-term rental, I would likely regrettably be forced to raise that rent, putting another burden on our community.
This bill treads on very sensitive ground. It not only raises serious legal questions about the unconstitutional taking of vested private property rights but has also, regrettably, fostered division within our community. For decades, many properties on the "Minatoya List" have operated entirely legally as TVRs, based on established county rules. To abruptly strip away these longstanding, lawful uses, as legal experts have thoughtfully explained, could very well violate both the U.S. and Hawaiʻi constitutions, exposing our County to significant liabilities. This approach, unfortunately, pits neighbors against each other over properties that have been lawfully owned and operated for years.
The evidence suggests this bill will inflict widespread economic harm on Maui, disproportionately impacting our local small businesses and individual owners, while potentially creating an imbalance that benefits larger hotel corporations. These are the livelihoods of our friends, families, and neighbors in local housekeeping, property management, tour operations, restaurants, and retail, all directly connected to the visitor economy that STRs help sustain. Many individual property owners, including kamaʻaina families and retirees, genuinely rely on this income. Forcing them to convert often leads to difficult choices or financial distress, especially given the unviable alternatives and the high operating costs of these units. We must consider if this policy unintentionally funnels business away from our local entrepreneurs toward larger, off island hotel interests.
A fundamental question we must ask is: Where are the funds? Where are the audits for the GET, TAT, and property taxes that all STRs diligently pay, which were specifically intended to contribute to affordable housing initiatives? Our community deserves transparency on how these vital revenues are being used.
More importantly, there is no clear evidence that Bill 9 will genuinely create affordable housing. Making units simply "available" doesn't automatically make them "affordable." These are high-cost condos, often lacking the storage and parking suitable for long term residential living, and burdened with substantial HOA fees (frequently ranging from $1,000 to $2,500+ per month). These costs make them simply unattainable for most local families in desperate need of truly affordable homes. If fire survivors, in their time of greatest need, didn't choose to occupy free FEMA leased units, what makes us believe they would move into existing condos, paying $4000+ per month? The Minatoya list, while part of our housing fabric, is simply not the comprehensive answer to our island's affordability crisis.
We are consistently asked to accept that this bill will solve our housing issues. Yet, we continue to see new condo and hotel construction without a clear, parallel commitment to building genuinely affordable housing. It feels unfair to place the burden on individual property owners, many of whom have been dutifully paying taxes and following all regulations, to solve a housing crisis that is ultimately the responsibility of the government to permit and build. Why are building permits for Lahaina and affordable housing being ignored and taking so long to approve?
Finally, I must push back against the narratives that solely blame condo owners for the lack of affordable housing or for not adequately supporting fire victims. The numbers presented often miss the full picture. For instance, I'm not on any official list for providing fire victim housing, but that's because I chose to directly help a family, housing them at my own expense for two months. It was only because I owned an STR that I was able to extend that kokua to my community. Not every owner is in a position to provide a long-term rental. The fact that 500 FEMA leased units for survivors remained unused nearly eight months after the fire underscores that the issue isn't just "availability," but suitability and true affordability.
There have been many thoughtful and effective solutions proposed in recent testimonies that genuinely address our housing challenges. I implore the Committee to consider these more comprehensive strategies. Our Maui residents deserve to live in thriving, affordable neighborhoods, and we must work together to find solutions that uplift our entire community, rather than inadvertently causing more harm.
Mahalo for your kokua.
Sincerely,
Tracey
Maui full time resident and voter
Listen to Stan Franco
Thank you for the opportunity to submit testimony. My name is Todd Lynam.
My wife and I moved to Maui in 2017 after living in a dangerous neighborhood near Seattle. Our neighbor’s house was shot up, and my wife was forced to testify in a separate drive-by shooting. We couldn’t afford a home in Seattle, but Maui gave us a chance at a better life. The Maui school district urgently needed Speech Language Pathologists, and my wife was proud to fill that need.
We became first-time homeowners in 2017 by purchasing a condo at Pacific Shores for $375,000. It had been sitting on the market for over a year. If these units were supposedly in such high demand, why did no one want this one back then, when mortgage rates were much lower? This narrative doesn’t add up.
Like many families, we took on a second job and joined Maui’s tourism industry by short-term renting one bedroom. We did all the cleaning ourselves in the beginning. Over time, we saved enough to purchase a second unit. Today, we support a local team of cleaners, repair professionals, and an on-island contact. We pay significant property, GE, TAT, and MCTAT taxes. Our guests consistently tell us how much they appreciate our local business recommendations, and we’re proud to support small enterprises across Maui.
We now live on Oʻahu, where my wife earned a second degree at UH in behavioral analysis and works with autistic children—another critically needed role in Hawaiʻi. One of our Maui units is currently housing an elderly couple with a pet through FEMA.
As a former board member at Pacific Shores, I regularly interacted with other owners and many are local residents. The families who live off island treat their condo like a second home and make some money to support their vacation home. So they would simply convert it into a second home full time.
It’s worth noting that initiatives to address housing already exist:
•Legislation to increase residential density is underway.
•There are efforts to streamline permitting and adopt modern building technologies.
•Projects like the Waiale Road extension are expected to unlock over 1,000 homes—including hundreds of affordable units—in developments like Waikapū Country Town, with supporting water infrastructure.
•Haleakalā holds enormous water reserves. With infrastructure investments, Maui could deliver that water to new homes, much like Oʻahu has done.
I understand and respect the urgency to address housing, but Bill 9 is not the answer. We have no intention of selling, and based on legal consultation, this bill has virtually no chance of surviving a constitutional challenge—unless the County intends to provide just compensation. If Maui County is prepared to compensate us, that’s one thing. But absent compensation, how can the government demand that STR owners accept losses of hundreds of thousands of dollars?
Precedent is not on Bill 9’s side:
•In AOAO of Waikīkī Banyan v. City & County of Honolulu (2019), the court granted a stay after Honolulu cracked down on long-standing STRs. The court found the zoning and economic reliance arguments compelling.
•In Hawaii Legal Short-Term Rental Alliance v. City & County of Honolulu (2022), the court issued a permanent injunction, ruling that Honolulu’s 90-day rule violated vested property rights. That case raised Takings Clause claims under both the U.S. and Hawaiʻi Constitutions.
•Simply adding an amortization period does not eliminate the requirement for just compensation.
Our property’s inclusion on the Minatoya List is codified in Maui law. Labels like “legacy use” or “workforce intent” do not override legal zoning protections. Similar legislation has failed elsewhere, and Bill 9 will not hold up either.
Maui residents should hold their elected officials accountable for proposing legislation that will fail.
TESTIMONY IN STRONG SUPPORT OF THE SHORT-TERM RENTAL PHASEOUT
Submitted to the Maui County Council
Aloha Honorable Councilmembers,
I submit this testimony in strong support of the proposed phaseout of short-term rentals (STRs), particularly those on apartment-zoned land and the Minatoya list. This is a necessary policy correction to address a man-made housing emergency that continues to displace Maui residents and destabilize our economy.
1. Maui Is in a Housing Emergency
Maui faces an acute housing shortage, made worse by the 2023 Lahaina wildfires and decades of speculative development. Hundreds of STRs continue to operate in residential neighborhoods while families are still displaced, living in hotels, cars, or overcrowded conditions. STRs directly remove housing stock from the local rental and ownership markets. These units are needed for residents, not vacationers.
2. Maui Is Housing Wealthy Westerners While Displacing Locals
STRs have accelerated demographic change across Maui, replacing local families with higher-income transplants, remote workers, and tourists. This has created a market dynamic where those with mainland wealth can outbid kamaʻāina families for homes and rentals. The long-term effect is the cultural and economic displacement of native and long-time residents.
3. Airbnb Is a Recent Disruption With Outsize Impact
Airbnb was founded in 2008. In just 16 years, short-term rental platforms have radically altered housing markets globally and in Hawaiʻi. Entire neighborhoods have been converted into commercial lodging zones without hotel regulations or tax structures. Local governments were slow to respond, and the damage to housing affordability and availability has been severe.
4. The Short-Term Rental Industry Operates as an Aggressive, Organized Lobby
The STR industry is not a neutral presence in policy discussions. It operates through coordinated lobbying, litigation threats, and public relations campaigns designed to protect speculative returns. While claiming to support tourism, the industry prioritizes investor revenue over community stability. The benefits flow off-island, while the costs are borne locally—through rising rents, overcrowded infrastructure, and environmental strain.
5. Policy Created This Crisis—Policy Can End It
The Minatoya list and apartment zoning exemptions were political decisions, not moral contracts. Allowing commercial vacation rentals in residential and apartment zones has commodified housing at the expense of community wellbeing. STR phaseout is a legal and administrative remedy to restore balance to land use policy and uphold the County’s duty to prioritize housing for its residents.
⸻
Conclusion
This is a matter of economic sovereignty and housing justice. The County has no obligation to preserve investor profit margins, especially when they conflict with the basic human right to housing. Maintaining the status quo rewards speculative abuse and accelerates displacement. Phasing out STRs in apartment zones and residential neighborhoods is a minimal but essential step toward restoring housing access and fairness for Maui’s people.
I urge the Council to adopt the STR phaseout as proposed—without delay, without dilution, and without deference to industry threats.
Mahalo.
Austin Maniago
Aloha I oppose this Bill 9.
I have been through 911 , recession , covid,lahaina fires.
We have had a housing crisis since the 2000.
I have worked in the big hotels for about 10 years now . We have not recovered from the fire .The people are coming but they are not spending .
I feel with Bill 9 goes thru this is gonna hurt everyone hotels, small businesses, local that work in these STR .
Yes I get it the tourist should stay in hotels when they come . But most of society can afford these hotel prices .The ones that do can afford it .but i will say they are not spending money in the hotels at all . My paycheck have been cut in half . But my bills and food cost and rent keeps going up .
I feel like they are the ones that stay in hotels and not leave . We want the people that stay in these STR to come they are here to enjoy the island and spend there money in places that matter . THE SMALL BUSINESSES!!!!!! And go home and tell their friend ,family ,post it on social media .
I get it we need housing but to take away All STR that have been operating for over 30 years is crazy . My question has always been why we dont pass a bill on rental cap . That's the reason why we dont have housing .
When the fires hit FEMA came in and told owners we will pay you triple of what u get now but when FEMA was cut off the prices never came down . How can a person that makes $80k or less afford a 2 br home or condo for $2600 or more + utilities + food+car loan +car insurance + phone bill +kids +sports+ school supplies +school clothes .
If this Bill goes thru so many jobs are gonna be gone for us local family . That means more crime ,more homeless , no tourist to help these businesses stay open . Us locals won't be able to support them either because WE WONT BE MAKING MONEY TO SPEND !!!!!
SO NO TOURIST TO HELP AND NO LOCALS TO HELP KEEP THESE ISLAND AFLOAT !!!!!
OK so let's just say we dont won't to depend on tourist . Then how can we make money when you are in the hospitality field!!!!!!
Is it you guys think no more STR so they have to go to hotels well we all know AMERICANS DONT LIKE TO BE TOLD WHAT TO DO THATS FORSURE !!!!!! SO what Noone in the hotels no more STR so this island becomes what!!!!!!
East coast peeps will go to other places it's cheaper anyways .west coast will do the same. Most of America save there life saving to come and see this beautiful place we get to call our home . But u force them to stay in just hotels it won't happen .
I already see it in my job .
RENTAL CAP IS THE WAY TO GO !!!!!!!
I oppose. The island need the Vacationers to come and use all the restaurants, the condos, the people that cleans the condo, the people on Vacations using all the restaurants and buy all the locals make!!!
Good morning. My name is Jason Slate, and my wife and I own a condo at The Kapalua Golf Villas, in the resort community of Kapalua. While we support the local community of Maui, and understand the dire need to create more affordable housing, we strongly oppose this measure which has been proposed. We as owners of our unit, are currently paying upwards of $6,500 per month for our mortgage, taxes and HOA fees. Contrary to what some people would like you to think, we are not "fat cats from the mainland", but are in reality something very different. I'm a sixty-six year old bartender, and my wife is a server. We purchased our unit just three years ago, it was a long dream of our to so so. We paid a premium to have a legal vacation rental property, and we have done everything by the law. We are hard working people, and we do not, and will not accept our legal rights to be taken away, nor do we think this proposal would do anything to help the situation. We strongly oppose, and will do all that we can to fight this proposal if in fact you do pass it. We support any proposal that would help the local working population have safe, adequate, and affordable housing, but this proposal is not the answer. If you do choose to pass it, rest assured that will will fight it with legal challenges, and we believe the courts will decide that by enacting this bill, our constitutional rights have been violated. Please consider all of the ramifications for the County of Maui when considering if this bill should be passed, and what it will cost the county to fight all of the legal challenges when they arrive.
Listen to Stan Franco
You have to recognize this housing crisis is a nation wide issue and taking away our main economic driver will devastate the entire island.
The issue is the government’s neglect for a huge number of years to not build affordable homes. Now you have to implement subsidies not affordability ….with the rising cost to build. Look at the reality of the situation. The cost vs the gain is not in balance with 70% of maui county’s income coming from tourism.
Aloha, I wish to express opposition to this bill. I manage a small housekeeping business up in Kahana & Napili and employ 8 people. We are paid good living wages and do not want to work for a hotel. The owners treat us very respectfully and are understanding of our needs. The cost of long term rent for these places will be much more unaffordable for most residents and very unrealistic.