Hawaii County Bill 147 Would Extend Short-Term Rental Period to 180 Days

Quick answer: Hawaii County Bill 147 would expand where vacation rentals are allowed and redefine short-term rentals as anything rented for less than 180 days instead of less than 30 days. The bill would also allow hosted rentals in residential zones without a use permit and clarify operational standards. A final vote is expected in December 2026.

Key Facts

What Changed

The Hawaii County Council is considering Bill 147, which would clarify and expand vacation rental regulations in the county. According to www.civilbeat.org, the bill passed its first reading last week but the nine-member council remains split on final approval.

Bill 147 would extend the definition of short-term rental from anything rented for less than 30 days to anything rented for less than 180 days. This change would align the county's land-use rules with its registration and state tax rules, which already use the 180-day definition.

The bill would also expand where vacation rentals are allowed. Hosted rentals, where the owner lives on the property, would be permitted in pre-1976 agricultural lots and residential zones without requiring a use permit. Currently, a use permit is required for vacation rentals in residential zones. The bill was amended to allow rental properties with more than five bedrooms if they are located in resort areas.

Bill 147 would clarify operational standards for unhosted rentals, including rules on the types of events owners can host. It would also require the planning department to issue a warning before fining owners for violations. County Planning Director Jeff Darrow told the council that the bill is necessary to help the department enforce regulations and avoid ambiguity in county code.

Who Is Affected

Bill 147 applies to both hosted rentals (owner-occupied) and unhosted rentals (owner not living on-site) throughout Hawaii County. The amendments expand opportunities for large homes and properties in resort areas but maintain restrictions in other residential zones where rentals would now be permitted without a use permit.

According to www.civilbeat.org, rental owners and council members raised concerns that the bill was confusing and that the council had broken promises made when registration was first required. Some owners say operational standards are unnecessary and punitive, arguing they should be held to the same standards as other residents.

What Hosts Should Do Now

1. Monitor the council's December vote on Bill 147's final reading, as the outcome will determine which rules apply to your rental operation.

2. Review the current registration requirements to ensure your property is registered with Hawaii County if it is not already. Registration opened September 1, 2026, and is ongoing.

3. Document your rental's bedroom count and zoning classification in case Bill 147 passes, as these factors will determine which operational standards and permit requirements apply to your property.

4. Track the planning department's enforcement timeline by noting that Ordinance 26-63 allows a delay in short-term rental enforcement until December 31, 2026.

5. Prepare for potential clarification of operational standards by reviewing the existing quiet hours, parking, and good neighbor rules that currently apply to unhosted rentals in your area.

The Bigger Picture

Bill 147 is the latest in a series of short-term rental regulations introduced by Councilwoman Heather Kimball since 2018. A three-bill package she proposed failed after strong opposition from rental owners and critics who called it confusing and government overreach. The piecemeal approach has resulted in inconsistencies between land-use rules, registration rules, and state tax rules that the bill aims to resolve.

Council members including Matt Kaneali'i-Kleinfelder, Ashley Kierkiewicz, and Dennis Onishi expressed concern that the council had promised to complete the registration process before imposing additional regulations, and that Bill 147 breaks that commitment. As of the article's publication, 180 properties had registered under the new system while 5,100 properties with prior permits were deemed registered. According to www.civilbeat.org, a new council will be elected Tuesday, which could shift priorities and the bill's prospects in its final vote.

Frequently Asked Questions

What is the new short-term rental definition in Hawaii County under Bill 147?

Bill 147 would redefine short-term rental as anything rented for less than 180 days instead of less than 30 days. This would align the county's land-use rules with its registration and state tax rules. The bill awaits a final council vote expected in December 2026.

Do I need a use permit for a hosted rental in a residential zone in Hawaii County?

Under current law, yes. But Bill 147 would eliminate the use permit requirement for hosted rentals in residential zones. The council passed the bill on first reading but is still deciding whether to approve it on final reading in December.

When does Hawaii County Bill 147 take effect?

Bill 147 has not yet been approved. A final vote is expected in December 2026. If it passes, the effective date has not been announced.

What operational standards does Bill 147 add for vacation rentals?

Bill 147 would clarify standards for unhosted rentals, including quiet hours, parking, good neighbor rules, and restrictions on the types of events owners can host. It also requires the planning department to issue a warning before fining owners for violations.

Can my rental have more than five bedrooms in Hawaii County?

Under current rules, no. Bill 147 would allow rentals with more than five bedrooms if they are located in resort areas. The bill passed first reading but awaits final council approval in December.

Sources

• A 6-Month Vacation? Hawaiʻi Council Deadlocked On Short-Term Rental Bill, www.civilbeat.org

Check the current rules for your area in the LawfulStay directory.