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Hawaii County’s Bill 47 Ordinance 25-50 just overhauled Transient Vacation Rental TVR rules on the Big Island—shifting to registration not permits adding hosted and un-hosted requirements, renewals, platform accountability, and tougher enforcement. Here’s what changed (and what didn’t) so owners and buyers can stay compliant.
Ordinance 25-50
Bill 47 (Ordinance 25-50) does not change where resort-node unhosted rentals are allowed—those areas are still permitted by zoning—but it does change the administration: resort-node TVRs now fall under the new county registration + annual renewal system and the stronger enforcement rules
Bill 47 (Ord. 25-50) explained: how Hawaiʻi County’s TVR registration affects resort-area rentals, owners’ duties, costs, and enforcement.
What stays the same
Resort/Resort-Node areas remain STR-permitted zones. Under the zoning code (HCC §25-4-16), short-term rentals are allowed in Resort-Hotel (V), certain commercial districts, and in General Plan Resort & Resort Node areas. That baseline hasn’t been repealed by Bill 47. Local Hawaii Real Estate
What changes for resort-node unhosted TVRs under Bill 47
Registration required. “A person may not operate a TVR on any property unless the owner first registers it.” Fees: $500 initial for unhosted; $250 for hosted. (Bill 47 uses the term TVR and a registration—not a “permit”.) Hawaii County TAR Draft Proposal
Annual renewal now explicit: $250 per year for unhosted (and $100 for hosted). Missing a renewal triggers late fees and then a failure-to-register violation. Hawaii County TAR Draft Proposal
If you were already registered as an STVR under §25-4-16 before the effective date, you’re “deemed registered” in the new system but still subject to renewal/cancellation going forward. Hawaii County TAR Draft Proposal
If your operation runs under a Use Permit or Special Permit, it’s deemed registered and otherwise exempt from the new article (you’ll still get a registration number). Most resort-node condos don’t use separate use permits because the zoning already allows TVR, so this exemption usually won’t apply. Hawaii County TAR Draft Proposal
Platform accountability. Airbnb/VRBO must register with the County, report listings monthly, and remove unregistered listings when ordered—or face fines up to $10,000 and removal orders. This indirectly tightens compliance for resort-node units. Hawaii County TAR Draft Proposal+1
Fines & liens for operating unregistered: notice to cease, fines $1,000–$10,000, potential civil action and property liens if unpaid. Hawaii County TAR Draft Proposal
Effective date: Dec 20, 2025. Hawaii County TAR Draft Proposal
Bottom line for resort-node unhosted TVRs
Allowed? Yes—zoning still permits them. Local Hawaii Real Estate
New obligations? Yes—be (or become) registered under Ordinance 25-50 and renew annually; expect platform verification/reporting and tougher penalties for lapses.
YOU TUBE
In this video I break down Hawaiʻi County’s new TVR framework—what a TVR is (<180 days), how hosted rentals now require registration, fees and renewals, operational rules, enforcement, and penalties. I also cover practical takeaways for owners and investors, and how these updates intersect with resort/resort-node areas.
Hawaii Vacation Rentals Update (Big Island): What the New Ordinance Means for Owners
Hawaiʻi County passed a sweeping update to its vacation-rental rules. It clarifies definitions, adds licensing for hosted stays, tightens eligibility for un-hosted rentals, requires on-site responsiveness, and introduces tougher enforcement—including fines of $500–$1,000 per day, license revocation, and new platform accountability for Airbnb/VRBO.
Why This Update Happened
Hawaiʻi County first regulated vacation rentals in 2018. After years of debate, a new bill signed at the end of July substantially updates Chapter 6 of the County Code—reframing the rules, strengthening enforcement, and adding a licensing path for hosted rentals.
Key Definitions
Transient Vacation Rental (TVR): Any dwelling rented for under 180 days in exchange for money or value (excludes hotels, motels, inns, timeshares, tents).
Hosted vs. Unhosted:
Hosted: The host’s principal home is on the same property as the TVR.
Unhosted: The host does not live on-site (what the County regulated first in 2018).
Hosting Platforms: Booking services such as Airbnb and VRBO (now part of enforcement).
Host Requirements (for Hosted Rentals)
To advertise or operate as hosted, the host must:
Be reachable by phone within 1 hour by a County official.
Have physical presence on premises within 3 hours.
Reside on the property (not “down the street” or “nearby”).
Licensing & Costs
Prerequisites to obtain a TVR license:
Active GE (General Excise) tax license and TAT (Transient Accommodations Tax) account, in good standing.
No delinquent property taxes.
Full compliance with building, health, and safety codes (no violations).
Fee structure (as presented in the video):
Hosted: $250 initial, $100 renewal
Unhosted: $500 initial, $250 renewal
Late renewal: $90
Reinstatement after a violation: $1,000
Operational Restrictions You Should Expect
Hosted rentals now require a permit (a major change from the past).
Genuine on-site manager required for hosted operations.
Unhosted rentals face stricter eligibility by zoning and, in some areas, may be prohibited entirely.
Full code compliance is mandatory (no unpermitted structures or spaces used for rentals).
Enforcement: How the County Plans to Make It Stick
Joint liability: Both property owner and host can be held responsible for violations.
Fines & civil action: Failure to pay can lead to liens or other remedies.
Appeals process: The Planning Director will maintain a formal process for due process.
Immediate legal action: The County can seek injunctive relief to immediately stop unlicensed activity.
A Big Shift: Platform Accountability
Booking platforms (e.g., Airbnb/VRBO) may be held liable if they list unlicensed or unpermitted properties. Expect stricter verification before a listing can go live—similar to how ride-share apps verify licenses and insurance.
Penalties for Non-Compliance
$500–$1,000 per day in fines
License revocation (and difficulty getting re-licensed later)
Civil action and potential liens
What This Means for Owners & Buyers
Verify your status: Confirm your property’s zoning and license eligibility before hosting or buying.
Stay fully compliant: Keep taxes (GE/TAT) current and resolve any building/health/safety issues.
Document everything: Maintain records and be prepared to prove hosted presence and response times.
Expect stricter listings: Platforms will screen more aggressively to avoid penalties.
Important: For official guidance, contact the Hawaiʻi County Planning Department
This article is an informational summary, not legal advice.
Thinking About Buying a Legal STR on the Big Island?
I can help you identify communities and properties where short-term rentals are allowed—and steer you away from those that aren’t. I’ll also connect you with local resources so your planning aligns with County rules.
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Renee H. Kraft Luxury Top performing Hawaii State Broker born and raised on the island of Oahu named one of Hawaii State’s very best Realtors. She brings exceptional service to her clientele. Licensed professional Realtor in Hawaii Real Estate since 1992. She has the experience and tenacity to market effectively, negotiate, and focus with attention to detail every step of the way. Educated 7th – 12th grades at the La Pietra Hawaii School for Girls and the University of Hawaii Manoa campus with a B.A. in Psychology. She strives to continually keep up on the Hawaii economic forecasts and daily market activity. Technology driven Renee understands the importance of keeping her clientele in the loop on current market availablility and knowing the market inventory is 100% key to get her clients what they want. Extraordinary exceptional homes, estates, condominiums, and vacant land are her specialty. Integrity and honesty are just a fraction of what Renee shares with her clients and a very strong work ethic. Putting the client’s needs first utilizing the range of experience and knowledge, combined with a a huge amount of Aloha gives her great satisfaction that she can help her clients make sound and profitable real estate investments. Member Rotary Club of Kona -Accredited Buyers Representative (ABR) -Sellers Representation Specialist (SRS) -Graduate Realtors Instutute (GRI) -Resort and Second Home Property Specialist RSPS).
