Updated September 14, 2026: One of the biggest uncertainties about Big Island vacation rentals has now been resolved. When we first published this article, Hawaii County had already created a new vacation rental registration requirement but had not yet given owners a way to register. That has now changed.
The law took effect September 1, and the county’s online registration system went live September 7. Existing permitted STVRs, nonconforming use certificates, and B&Bs are being carried into the new system, while other hosted and unhosted rentals must now register.
But booking a Big Island vacation rental can now come with a risk most travelers never imagine: not whether your place will have ocean views or air conditioning, but whether it will still be legal when you arrive. That uncertainty is more immediate now that the registration system is live and the law provides fines of $1,000 to $10,000 for operating an unregistered rental, with additional daily penalties possible if a violation continues. As we’ve reported before, a Hawaii Airbnb could disappear before check-in when legal or regulatory problems surface after a reservation is made.
Maui is following a different path with its own vacation rental phase-outs, while Oahu and Kauai remain relatively stable for now. Hawaii’s counties are operating on separate timelines with seemingly little coordination, leaving visitors booking into a regulatory minefield where laws, enforcement and deadlines differ from one county to another.
The Big Island’s system is now live.
Hawaii County’s new registration requirements apply to rooms, houses, condos and similar rentals for fewer than 180 consecutive days, including both hosted and unhosted properties and rentals inside someone’s home. Existing rentals with valid STVR permits, nonconforming use certificates or B&B permits before September 1 are deemed registered, while other operators now have a way to register, resolving the problem we reported last year when the county had created the requirement without yet providing the system needed to comply.
But registration doesn’t necessarily make a rental legal. Hawaii County says the new system does not override separate zoning and land-use requirements, which means the question for some owners is no longer whether they can register, but whether their property is otherwise allowed to operate.
For travelers, a property may appear on a booking platform like Airbnb or Vrbo and have a registration number, but that alone does not guarantee it meets every county requirement. The new system gives Hawaii County much more visibility into who is renting what. Hosting platforms must also report covered Big Island listings to the county, and if a rental’s registration is expired, canceled, or otherwise invalid, the county can order the platform to remove that listing within 30 days.
A statewide pattern of dysfunction.
This chaos is not unique to the Big Island. Maui visitors face a different kind of uncertainty, with thousands of Maui vacation rentals in apartment-zoned properties scheduled to lose their eligibility beginning in West Maui at the end of 2028 and elsewhere at the end of 2030. Many other Maui vacation rentals are unaffected, while some properties facing phase-out are pursuing new hotel zoning that could allow them to continue.
No statewide framework, uniform system, or central database exists. Four counties are operating under different rules and enforcement timelines, with potentially very different consequences for owners and Hawaii visitors alike.
Registration doesn’t settle where rentals are allowed.
The bigger unresolved question is Bill 147, which would rewrite where vacation rentals may legally operate and establish new operating rules. It would treat hosted rentals differently from unhosted STVRs and spell out the zoning districts where each can operate. It is still pending, so none of those proposed changes should yet be treated as current law.
That leaves some vacation rentals in a strange position. The county can now register them and collect information about their operation, while their long-term viability may still depend on existing zoning rules or whatever eventually happens to Bill 147. That matters for hosted rentals and properties rented for 30 to 179 days, which now fall under the registration definition even though Bill 147 has raised questions about how some of those uses would be treated.
The impossible question for travelers.
Working with a licensed local vacation rental company adds another layer of protection and accountability for visitors. Otherwise, ask your host if they are properly registered and paying state taxes. All legal rentals must have Hawaii GET and TAT tax ID numbers, which should appear on their listings or rental documents. Some counties also require a vacation-rental registration, permit, or nonconforming-use certificate.
What Big Island visitors can do now.
For Big Island travelers, the situation is at least more concrete than it was when we first wrote this. The county’s registration system is now active, so asking a host for the property’s registration status now means something, although separate zoning and land-use restrictions still apply.
Registration is now a useful first check, while not a guarantee. The question is no longer whether Hawaii County will build the system, but whether a particular property can legally continue operating.
Visitors still do not appear to have a simple county lookup that conclusively verifies both registration and legality.
By Rob and Jeff, Beat of Hawaii.
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the state of Hawaii IMO should adopt a Island Master List that identifies what registered, licensed and updated properties are available. Identified by Island by some numbering system for address security purposes. In other words an assigned number for approved property owner.Example
Big Island approved properties
1.5,21,31,42,51,78,101,131 etc as listed on the rental.
Kauai properties
42,55,112,145,161,241,277,etc.
Oahu properties
288,301,425,431,etc.
Check the listing verify the number. No asking an owner who may not tell the truth or want to loose customers. With the number could be a record of when it got licensed or registered in the new adopted process. Make a state master list and make it available on a State of Hawaii Rental Authorized List.
One thing is sure. This governor is killing tourism. He wants everyone in the hotels where people have to have triple the money to vacation. I live here and like many others , I cannot wait to get out .
I have never gotten the impression BOH is against vacation rentals. If anything, it seems you’ve covered the uncertainty because travelers are the ones who can get caught in the middle with all of the changing rules across islands. Pretending everything is just fine would be much less helpful to me but appears to be the desire of some of the vacation rental owners here.
I live in Hawaii and don’t think all vacation rentals are bad, nor do I think every residential neighborhood should become one. The real frustration is that every county has gone its own unique way. Visitors shouldn’t need to understand four different zoning systems just to rent a place for a week.
Hotels aren’t a substitute for vacation rentals for our family. We travel with our adult kids and grandchildren, and a condo works much better than three hotel rooms. I want vacation rentals to remain available, but I also want a easy way to verify that the one we book is legitimate.
Seems you’re often intentionally scaring tourists, which doesn’t help anyone.
There has been an existing permitting system for STVR’s on the Big Island for years. If a property has a valid license, they have it, and it can be verified. Nothing new there, and people shouldn’t panic about a property with a permit.
The only new issue is that properties where the owner resides on-site were formerly exempt, so they are just now getting permits.
We have a Big Island rental booked for February and I just wrote to ask the owner about its registration and permit status. I’m not planning to cancel, but I’d rather ask now than find out there is a problem before the trip.
Perfect! There should be an easy look-up to verify a permit, but I’m not sure there is.
I don’t read this as anti-vacation-rental at all and we almost always stay in condos because we want a kitchen and more room. But, I also want to know the place I’ve paid thousands for can legally operate. Pointing out that registration and zoning are two different things here was useful information for me, not an attack on rentals.
Our first 3 vacations to Kauai we stayed in vacation rentals in Moloa’a Bay. It was about the time of our 3rd Moloa’a vacation that I had started reading a blog about Kaua’i (some lady I believe) and she had extensive reporting on illegal vacation rentals. Which is when I found out about legal and illegal vacation rentals. That’s when we switched to Po’ipu. Major difference between the two … love them both for different reasons. Disappointed that we can’t stay again in Moloa’a … but understand why. Each trip we still drive down to Moloa’a Bay to walk the beach to our favorite spot. Love Kaua’i and the people of Kaua’i.
I think I’d want to directly ask the owner if they are, and will remain legal through my trip. I can’t imagine having such a large uncertainty hanging over my hard earned vacation.
It’s a mess. It’s chaos. You don’t know if you are obeying the law. So confusing with different rules on the different islands.
Why go through the Enormous hassle? Stay in a Glamorous, Fully Compliant Hotel and forget all your troubles!
That’s the message, right? I have Never seen you guys say Anything nice about short-term rentals. Maybe the Vacation Rental Associations need to step up and sponsor you.
This story is totally one-sided and does not consider any of the local residents, as usual. Mainland speculators buy up blocks of properties to market them as STVRs. This drives up property values, increases the assessed tax rates on homes and drives out local family housing. Profits all go out of state. The “jobs” created by STVRs- cleaning and laundry- don’t pay living wages. Indeed, these workers can’t even afford to live in the neighborhoods where they work and have to commute long distances. The new Big Island law only requires hosted STVRs to register, it doesn’t stop them from operating. STVRs will continue to strip mine the islands until there are no locals left to wash the sheets.
Your opinion, not necessarily fact. Hawaii commissioned a study and found that STVR’s were NOT responsible for increasing prices in any meaningful way.
I live here and have to contend with increased property tax assessment every year because real estate speculators are marketing to the STVR industry. Any study that found STVRs were Not responsible for increasing prices was funded by STVRs.
As a resident I find broad sentiment favoring STR regulation and balance between local housing needs and tourism. But that sentiment does not extend as license for the Counties to regulate STR’s incompetently. Let’s not conflate the two. I urge supporters of STR restrictions to promote regulations that are legally sustainable and clear to both residents and tourists.
Hawaii is racing to make itself irrelevant to the travel market. What will we do next? Grow pineapples?🍍
We will consider joining a class action law suit on Maui should it come to that!
Hawaii continues to shoot itself in the foot. The reality is Hawaii can’t survive without tourists and it seems they’re hellbent on learning that the hard way.
Your statement of “a pattern of dysfunction” says it all. The incompetence of state and local government in Hawaii today is just unbelievable. Ridiculous!
Can it be harder to own and rent your property in any other state? The Governor is making anyone that wants to own property or travel to Hawaii think twice…The most unwelcoming and bizarre laws and taxes in the nation. I say one thing for those wanting to move, invest or visit. Stay away! That is till it is pro business and commitment to use all the taxes wisely they continue to impose. Just one dudes opinion but guessing I am not alone.
Several years ago the legislature expanded County authority to regulate vacation rentals. Unfortunately, the legislature failed to put some guard rails on County authority. County Councils are over their heads in the complexities and legal aspects of the topic.
The Governor and the legislature should find expert resources to advise on necessary legislation before the wheels of the travel industry fall off.
I think you’re right. It feels like they are playing with fire.
These regulations seem to be a way to cause tourist to seek other places to vacation. It might help housing for locals but only because tourist will not be coming.
To expand, Kauai vacation rentals are specifically allowed in designated areas and by special permit under a system that has been in place for many years and unlikely to change.
Ordinance 436 (adopted in 1982) established Visitor Destination Areas (VDAs) in Princeville, Poipu, Wailua and Kapaa allowing short-term rentals (TVRs) in these areas. The intention was to acknowledge the importance of TVRs to the island while protecting the remaining areas for the local housing supply. TVRs were still found throughout the island. Ordinances 864 and 876 adopted in 2008-09 clarified and stopped the proliferation.
TVRs fall into two different categories: those in VDAs and about 450 outside “grandfathered in” operating under non-conforming use permits (TVNC #s).
Jeopardy! comes to mind.
Clue: A complex and utterly disordered, mismanaged, or chaotic situation
Answer: What is, an absolute cluster****.
Rent a timeshare – it may be safer these days.
This happened to us! We rebooked a cottage that we love on the Big Island. A month before our arrival we were told it was no longer available. They said they were shut down by the local authorities. We were able to rebook in time, and we went by the cottage to say hi to the caretaker of the property and she told us the sheriffs were there with cease and desist orders recently. Also, during our stay, we were in the neighborhood kayaking and again there were sheriffs going to properties with cease and desist orders telling them they had to get out Right then and there. Your article is very timely and I believe very helpful! Anybody going to the islands and staying in a rental, you have got to make sure they are legal. Just because they’re listed on a website doesn’t mean they’re legal, take it from us. Aloha and Mahalo!
Hi Lo, So they had a valid permit but it was revoked due to zoning or something? Or it was hosted so they didn’t previously need a permit?
Just such a rediculous mess. We are coming the second week of January ‘26 to Kona and are terrified by the options once we arrive. Of course we are taking about thousands of dollars on our side that are completely in limbo. Who in their right mind would step into such and uncertainty? I guess we are just stupid.
Wow! I sounds like you are just trying to scare people away! As a STR vacation owner, I don’t think things are that dramatic. There is plenty of notice if things change.
Hawaii County registered Short Term Vacation Rentals several years ago. Why are we doing this again?