Maui County held another packed hearing this week (June 19) on Bill 9, drawing hours of testimony from residents, property managers, and community voices on both sides of the debate regarding the phase out of more than 6,000 short-term rentals. The room was full, the emotion high, and the stakes clear. Visitors are hesitating. Bookings are slowing. And Maui property owners are left fielding nervous questions about 2026 reservations they can’t confidently stand behind.
Nearly 70 people testified—some in tears, others in anger. Still, the council took no vote and did not indicate the next steps. Despite the urgency in the room, the council once again took no action. Bill 9 remains in committee, with no vote scheduled. For all the emotion, testimony, and mounting pressure, Maui’s most consequential tourism bill in years continues to sit in limbo.
For visitors, the impact is getting harder to ignore. Planning a Maui trip now feels like aiming at a moving target. Property owners don’t know what they can legally offer. Travelers can’t be sure what they’re booking into. And one thing is nearly guaranteed: any final decision will almost certainly be challenged in court.
What’s unfolding now isn’t just about one island or one law. Maui is testing whether Hawaii will still offer mid-range, apartment-style vacations—or whether the future belongs only to resorts, luxury condos, and whatever survives the next round of regulation. What happens here could ripple across the state, and reshape where—and how—millions travel in the years ahead.
Visitors are caught in planning paralysis.
The comment threads on our site have made it plain: the uncertainties of law and sentiment are already influencing travel behavior. One reader wrote, “We had our eye on a rental in Kihei for next May, but now we’re backing off. We won’t take a chance on something getting shut down.” Another added, “Maui is one of our favorite places, but we don’t want to feel like uninvited guests in a community fighting this hard to get rid of us.”
This matches what we reported in our recent article about the Maui vacation rental ban moving forward amid growing outrage. Maui’s ongoing debate has created the kind of planning fatigue that travelers associate with risk, not relaxation.
What’s being phased out?
Bill 9 would eliminate legal short-term vacation rentals in apartment-zoned areas, even those that have operated for decades with county-issued nonconforming use certificates. These units, often located in places like Kihei, Kaanapali, and Napili, represent a large slice of Maui’s mid-range visitor inventory.
This isn’t just about housing; it’s also about choice. One commenter said, “We don’t want a resort vacation. We want a kitchen, a washer-dryer, and a beach we can walk to. That’s what made Maui feel personal to us.”
If this tier disappears, travelers will be left choosing between high-priced hotels or fringe-area rentals with unclear status, and many may opt out entirely.
A widening divide in public testimony.
At the latest hearing, residents pushed for quicker relief, citing high rents, displacement, and frustration with absentee owners. Rental supporters countered with economic arguments, generational stories, and the reality that some of these units have been legally operating for many years.
The arguments haven’t changed much since this recent coverage of Bill 9’s advancement and public backlash. What’s new is the weariness. Some of the most consistent voices are starting to sound doubtful that the council will ever reach a decision. Meanwhile, travel decisions are being made for later this year and 2026.
Confidence is eroding—for everyone.
The most destabilizing part of the current situation isn’t what’s passed—it’s what hasn’t. Visitors are unsure whether they’ll be welcome. Rental owners don’t know whether to reinvest or exit. Some residents who support the bill even ask why the process takes so long.
Others have expressed frustration that while Maui officials debate, sites like Airbnb and Vrbo continue showing listings without any clear legal status indicator.
One reader summarized: “Make a decision already. Either enforce it or stop threatening to. But dragging it out is hurting everyone.”
Broader impacts beyond Maui.
While Bill 9 is specific to Maui, the consequences could extend across the islands. Honolulu’s rental enforcement shift is already reshaping visitor behavior on Oahu, and it’s being closely watched by both travelers and policymakers. Kauai and Hawaii Island are watching too. So are major booking platforms. So are repeat visitors who’ve long relied on the condo model for their family vacations.
The longer this remains unsettled, the more Maui risks becoming a cautionary tale—not just about rentals, but about decision-making delays that alienate everyone involved.
What travelers should know now.
Bill 9 is still in committee, and no vote has been scheduled. More hearings are expected at the Council Chambers in the Kalana O Maui Building. Visitors can provide input via written comments or live testimony.
To participate, check how to submit testimony or speak at a Maui County Council for step‑by‑step instructions. This includes timelines, submission formats, call‑in details, and where to watch the livestream.
Any Maui vacation rental booked for late 2025 or 2026 could be affected by future changes, but nothing is certain. Contact the owner or property manager now if you already have a booking. Ask them what they know and how they plan to handle any new regulations.
We’ll keep reporting as the process continues. But for now, the phrase we keep hearing from travelers and residents alike is the same: “Enough already.”
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The audacity of mainland investors to claim that they will turn into ghettos if they can’t rent these properties out for short term. Hawaii was never a ghetto and I remember when the islands didn’t have all these STR properties. They have ruined Hawaii just as much as corporations from the US have. Hawaii was awesome decades ago. The mainland mentality and culture is destroying the islands if not the world.
Someone else said it best.
I’m just partially quoting them.
“The political entities who are involved with this matter are economically challenged.”
They are trying to help a lot of local families and at the same time didn’t consider the negative impact the changes would have on just as many other local families. Typical blue state leadership. Wake up Maui and vote these people out of power.
I was hoping to hear about construction around Front St. Why is there None? Is it being saved for something bigger? No cute shops or single businesses?
Thank you. Mahalo
Unpopular as this may sound… is Hawaii part of the United States or not? Young adults today who grew up in LA, SF, NY, Miami, much less London, Paris, Tokyo… likely can not afford to live in the same cities their parents and grandparents raised families in. This is just not a phenomenon on Maui. So what do these people do? Earn more money, get higher education, and/or move to places that they can afford. Do these universal human concepts of doing what’s best for yourself and your family not apply to Maui? I know the history of Hawaii is tragic. But so is the same tragic history and sad story of all people in this world that have been taken over by an imperialist country throughout history. It sucks and it’s truly sad, but it’s really neither right nor wrong, this is just the nature of our species. How long does the entitlement go on for? There needs to be smart policies that can actually benefit the community. Will the people still have income now that they have a condo?
Exactly. But we all know who likes to push victim mentality on these poor people, because their political careers depend on that, and more. How many people have they lifted out of poverty by providing them with proper tools and direction, rather than scraps?
What keeps being missed in the conversation is the finances. The vast majority of locals cannot afford to buy many of these condos. The average cost is over $1 million. Even if that drops by 20%, what are the number of locals that can afford these condos that range from 700 to 1400 sq ft.? Rental rates would be in the $5 K to $8 K per month range. Even 2 working residents would have a very tough time affording these rates. Yet none of this is widely discussed in the hearings. Certainly not by the committee members. And that is an extreme disservice by the council to their constitutents.
The committee is still taking testimony. There hasn’t been any discussion yet – that comes after testimony
Absolutely Dave H. Whether we’re talking rent or a mortgage payment, add to that the monthly HOA fees of sometimes greater than $1500/mo, these condos are not affordable even with the expected price drops. HOA fees will just continue to rise as expected with aging buildings close to the ocean. Tourism dollars makes this feasible and possible. This detail should also be brought up more.
Our condominium’s AOAO fee was over $3,500 a month but came time to reroof it’s now over $7,000 a month for a 2 bedroom unit and it’s a leasehold property. What local family will find this affordable, it’s not and only works as a vacation rental.
Throughout the history of humankind, taking stuff away from haves and giving it to havenots never ended well for anyone except for the ruling class. Look at any society that ever tried socialism. And before anyone says but, but… No, the Scandinavian countries and the rest of Europe are not socialist.
I am from Europe and most European countries have a social democracy with a mixed economy while they incorporate socialist principles like strong social welfare programs. Hope you have or will travel to Europe and other countries to see how they work (military, cruises or other group travel where you don’t connect with locals don’t count).
I am very familiar with Europe, lived, loved and learned. Having said that, not a single Western European country has ever taken possession or unconstitutional control of someone’s property since WWII. Only the former socialist countries. This has nothing to do with today’s welfare in the West, and no it’s not socialism by any definition. On the other hand, robbery is something only communists always excelled at.
I am sorry, but any condo where you pay a $7K monthly fee is not well managed. That happens when owners are off site and don’t really get involved until it’s too late ….
Nobody is “taking” any property away from owners in Maui. We have plenty of hotel zoned apartments (condos) that tourists can rent (in addition to hotels of course). However, there are apartment buildings (condos) that had received “permission” (exceptions) to rent them out short term and as owners saw a profit in doing so rather than renting them out to long term tenants, we ended up with more short term rentals on the West Coast of Maui than long term rentals. This fact came to light after residents in Lahaina lost their homes in the fires and the Mayor was asking them to rent their units to locals instead of tourists. Most didn’t, hotels did and FEMA paid most of it. So, the Mayor is asking owners of condos to rent their units out “long term” instead of “short term” and although I agree with some of the comments here that not all make sense, some do. I rented out my condo long term and received a $200K property tax deduction ($300K if you rented to FEMA)
We let a displaced family of 5 live in our 2 bedroom condo completely expense-free for a month. After that they opted to leave for a larger home. They left it in bad shape, but honestly I was just happy to be able to help. It does hurt to see people saying that STR owners didn’t help house people after the fires. Everyone I know in our complex made their place available. There were no tourists anyway, so why wouldn’t they have opened their homes up to help? There is so much speculation and misinformation. Please don’t further spread rumors.
Looks like it is time to spend my substantial vacation dollars in any other place not named Maui…
Same here! We visit Hawaii every winter, just not Maui. We spend 4 or more weeks on Kauai. Much more relaxed.
No resort stays for us. Too many people, parking can be a nightmare, pool furniture saved and no one using it, slow elevators, no place to do simple cooking (even if they offer outdoor grills).
This is not a vacation, we come for 6-8 weeks/ trip
Outside of booking a hotel the problem for the tourist in the come don’t come game started after they hit the reserve now button. IMO Hawaii will drag on with this for months or years bringing uncertainty to the tourist especially if some lawsuit gets filed. If Hawaii economy tanks then what blame it on the tourists because they failed to come.
Follow the money!
Who gives money to the politicians big hotel chains or STR’s?
Hotel chains and politicians could care less on how long it takes to resolve Bill 9, and who suffers the residents of Maui who depend on tourist to earn a living.
“Any Maui vacation rental booked for late 2025 or 2026 could be affected by future changes.”
That is just not true. Maui condos that are “hotel zoned” will not be affected by the passage of the bill. All travelers need to do is to look up the so-called Minatoya list to see if the condo complex you’re looking to book is on the list. If not, go ahead with 100% certainty. For example, Maui Banyan in Kihei is hotel zoned and completely safe to book for 2025/2026 and beyond.
“the council took no vote and did not indicate the next steps.”
The Council took 2 full days of testimony, but there are many more testifiers signed up. They can’t take action until all testimony has been heard.
The next step was clearly stated; they will meet again to finish taking testimony and then take action.
If it doesn’t involve a new tax or fee the local Maui government and the State government of HI have no ideas on how to fix their issues. They are so anti-business and so hostile to property ownership. You can’t regulate and tax your way out of these issues. Realize that you need tourists more than they need you, and return to being welcoming.
Well said RM. The dirty little secret is that most of Hawaii’s politicians are socialists, and have no use for free enterprise or capitalism. Typical of the one party system they perpetuate.
I assume you are not a Hawaiian resident …talking about a one party system, you can add any state that doesn’t accept democracy. I don’t understand how people from the mainland feel the need to dictate their political views in Hawaii. I am sure you wouldnt like me to come to your State telling you who to vote for, but don’t worry, I won’t. Happy living in Maui.
I used to live in Kihei. It’s not inaccurate to call HI a one party rule state, and that party has no idea how to do anything except enact a Socialist agenda. An agenda which hasn’t worked anywhere in the world.
Many individuals have no idea how to respect a rental, whether local/non local. Affordable housing, is a terrible word. It screams multi families living in a small house. The Hawaii government needs to put their big boy panties on and hire an intelligent source. Separate the locals housings costs from tourists.Locals should not have to be paying the high prices tourists pay.Period!. Locals don’ t want us tourists. So Become self sufficient and show you can live as such. The people vote. So vote for what you need, not what your ancestors had. Eliminate tourism until you can all find common ground. Build up your neighborhoods with commerce. Work together and succeed. You’re not on island time anymore. If you can’t live without tourism, then we are here and ready to return! I have given up my trip to the islands to help you locals out! Aloha
Bill 9 has need amended to July 1, 2030 by Committee Chair Kama.
Booking this year and next is not a concern, even if the bill passes.
Come and enjoy Maui in your favourite condo rental.
Aloha!
Said it before, I’ll say it again. “Nevva Gonna Fly”…
Best Regards
This situation is very sad, and tough. We understand the need for housing for residents who lost homes to the fire; although not our fault. Our timeshare is one of those on the Minatoya list; a decent two-bedroom, 2 full baths, full kitchen, full living area, where more can sleep on the pull-out couch, and complete with washer/dryer. We visited earlier this year thinking it would be our last visit. The frustrating part is the uncertainty of no cemented decisions being made, although the governor stated the taking of places on Maui’s west side would start July 5th. Either yes or no, but don’t leave everyone hanging. We love our timeshare, but understand if we ultimately have it taken; although we do expect some form of payment if that happens.
I don’t think “timeshares” are affected by this because they are in resort or hotel zoned areas. Personally, I do hope they will stop building and selling timeshares and emphasize of housing for locals.
Aloha. A lot of timeshares, older ones, are old apartments turned into timeshares. Ours is one listed on the Minatoya list. It’s a nice small complex, I’m thinking 24 all 2-bdrms, with a pool, on the water without ocean access. So we’re waiting for decisions.
Bill 9 will not provide affordable housing for anyone. The only way affordable housing will get built is if the State, County and City subsidize it. They can do that on Maui if the County donates the property, waives all fee’s, subsidizes the actual building costs just life they do on the mainland. That being said the subsidized housing comes with a cost to the buyer. As the value goes up in your community and after you purchase the subsidized home your value is tied to predetermined rate of inflation usually a fairly low rate, I’ve seen units in San Francisco only appreciate to a maximum of 2% a year which keeps the units affordable. If the city doesn’t do that the first owner’s will get a windfall profit when they sell and the unit is back to market value.
This would provide affordable housing on Maui and should be considered, there is no shortage of land, water can be developed, the county and state could waive their fee’s.
Bill 9 will do one thing.. provide More Unaffordable housing.. council knows that.. Hotel Union leader flew over from Oahu to threaten them – You Will Pass sBill 9 or you get no “support from us” what does that mean? translation “oh no campaign contributions and the union and they’ll tell their members not to vote in the current council.. – I think thats a good thing.. get rid of the council that doesn’t have the interest of ALL the people, “just some”
I don’t why we STR owner’s haven’t already filed a class action suit for the 100’s of millions of dollars we have already lost in rents and the lowering of our property values.
Our condominium is almost 50 years old, has always been a vacation rental and clearly states in the by-laws we can rent daily, weekly or monthly, those were required and recorded by Maui County and re-recorded every time a property changes hands.
This is a crime the county is committing and we need to make them pay.
When I bought my condo 20 years ago, we had by-laws that allowed us to rent our units for 30 days. However, our condo was not zoned “hotel” or “resort” and the county started imposing fines, so we had to change our by-laws. It’s my understanding that most of these “short term rental units” are apartment zoned and the Mayor said if those owners want to apply for a hotel business license, they could do so. The County has the right to change zoning as well and you won’t find many locals feeling sorry for owners who bought on Maui “just to make money” and are now getting less for their “investment”.
So isn’t the government of Maui actually getting the result they want by dragging this situation out without voting? Tourists don’t book rentals if there is uncertainty and many owners can’t afford the expenses associated with these units without that income. This is a death spiral. I grew up on Oahu and don’t have high regard for how the islands are governed. But this lack of action may actually be the strategy Maui political heads are employing to get the result they are after.
Another shortsighted and plain dumb direction Hawaii politicians are taking on this issue, as usual. But, sure, go keep voting for these incompetent knuckleheads.
“Quicker relief” is a fairy tale. Do these politicians and their supporters really believe that if a short-term rental makes an upwards of $1000 per week, a local long-term renter will be willing or able to pay $4000 or more/month? Not to mention it will be an unconstitutional move to try to force this on the owners. This has been a losing proposition since day one and is doomed to die either in the State Senate or SCOTUS. It’s just the matter of time.
Finally, let’s not forget the horror stories of some owners about the condition of their property after renting it out to locals.
I’m sorry to say that the only issues we’ve had in our unit have come from locals. My grandparents purchased as it was being built, lived in it until they passws away and we have used it extensively for family vacations as well as a str when we aren’t there.
While I am not sure that banning short term rentals in ocean front properties will help locals, one thing that jumped out in this article was banning even those that have operated for decades with county-issued “nonconforming” use certificates. It it’s non-conforming, it should be banned. Regarding “lack of tourists”, I don’t see it right now here on the West side of Maui. It’s so full that I am debating whether I should bother going down to the beach today…
all of the condos operating in A-1 & A-2 are operating legally, or the county wouldn’t be trying to change zoning. if the condo’s were illegal, changing zoning wouldn’t be an issue, they just wouldn’t renew a permit, which is not required in A-1 &2 zones. What we have is the hotels that charge $650 upwards, and up more, plus resort fees, plus-plus oh you want a towel? here is another $5 fee… hotels want all the business.. brainwashed people call condo owners GREEDY, (!!?) the real greed are hotels that over charge then send money off island, all while trying to crush the mom and pop condo owners. Bill 9 will do nothing for residents, except continue to promote hate, which the party in office is really-really good at. sad..
After seeing hotel guests use 10 towels, one for each time they get out of the pool, I would charge them $5 too …we have seen towels left in the ocean and the beach (which of course we gladly pick up, wash and reuse). I see all the trucks picking up the dirty towels every day, so of course, hotels will charge more …I was at a resort in Kauai and had a card for a pool towel that I had to turn in when returning it. I like hotels that are eco friendly …they also didn’t serve drinks in plastic cups.
Exactly!
Enough already!
Maui’s governmental and political leadership is a total disgrace. Their inaction and incompetence is persecuting residents, business owners, and visitors. This dithering on their part is literally destroying Maui’s tourist industry. The economic hardship that will be endured by Maui residents is devastating!
Repairing it will not be easy!