Big Island Vacation Rental Owners: Do You Have to Register AGAIN?

Good news for owners with existing vacation rental permits, but there are a few important details you should know!

If you own a vacation rental at Mauna Kea Resort, Mauna Lani Resort, or anywhere on Hawai'i Island, you may have heard about the County's new Transient Vacation Rental (TVR) registration law.

And naturally, there's confusion. Do you have to register all over again? Pay another fee? Is your existing permit still valid?

Here's the good news: If you already have a valid, qualifying vacation rental permit, you generally do NOT have to submit a new initial registration application.

What Changed?

Effective September 1, 2026, Hawai'i County implemented Ordinance 25-50, establishing a registration system for transient vacation rentals. The law generally covers properties rented for fewer than 180 consecutive days, including hosted and unhosted vacation rentals. The County wants a more comprehensive record of vacation rental operations and greater accountability for compliance.

Already Have an STVR Permit? You're Ahead of the Game!

According to the County, properties with qualifying permits in place before September 1, 2026, are automatically considered registered under the new system. These include:

• Existing registered Short-Term Vacation Rentals (STVRs)
• Properties with valid Nonconforming Use Certificates (NUCs)
• Qualifying bed-and-breakfast operations with existing County use permits
• Vacation rentals operating under qualifying special permits

The County has indicated that existing qualifying operators will receive a TVR registration number and additional instructions. In other words, don't rush to submit a duplicate application simply because the law has changed.

But Don't Forget About Renewals!

Existing registered STVRs remain subject to annual registration requirements, including the new TVR renewal provisions. Under the ordinance, the annual TVR renewal fee for an unhosted rental is $250. However, qualifying properties operating under certain County use permits or State special permits are exempt from the new law's separate annual TVR renewal provisions. Owners should continue complying with all applicable conditions of their existing permits and confirm their specific renewal requirements with the County.

What If You're Starting a New Vacation Rental?

For newly registered properties, the ordinance establishes these fees:

• Hosted rental: $250 initial registration, $100 annual renewal
• Unhosted rental: $500 initial registration, $250 annual renewal

Keep in mind that registration does not automatically authorize vacation rental use where zoning or other restrictions prohibit it.

Buying or Selling a Vacation Rental? Pay Attention!

A property's legal vacation rental status can be a significant consideration when evaluating a purchase. Under the new ordinance, a TVR registration generally expires 90 days after a change in ownership. Existing STVR and NUC permits may also have their own transfer requirements. Buyers should verify the property's permits, zoning, registration status, and transfer requirements before closing. A property's history of vacation rental income does not, by itself, guarantee the right to continue renting it.

My Advice to Current Owners

If you already have a valid STVR permit, don't panic. Instead:

1. Confirm that your current STVR or NUC remains active and properly renewed.
2. Watch for correspondence from the County containing your TVR registration number.
3. Make sure your Airbnb, Vrbo, or other rental advertisements display the required registration information.
4. If you haven't received anything from the County, contact the Planning Department before filing a duplicate application.

A Final Thought from Eileen

After more than 40 years selling real estate on the Big Island, I've learned that regulatory changes can generate more questions than answers, especially when they involve vacation rentals. For our resort homeowners, the important thing is to understand how these rules apply to your particular property, rather than assuming every vacation rental is treated the same. And if you're considering buying or selling a property with vacation rental potential, understanding its legal rental status should be part of the conversation from day one. As always, I'm happy to help you navigate the real estate side of these changes.