Big Island TVR Registration Law: What Owners and Buyers Need to Know
The vacation rental market on the Big Island has been anything but quiet in the last couple of years. I previously wrote about the upcoming Bill 147 (still under review), its potential implications, and the STVR study on the Big Island.
Recently, there have been some important legislative developments in this area. If you own a vacation rental property on the Big Island or are considering buying one, you definitely need to know about them. The real estate market is always changing, and I always try to give buyers and sellers timely information to help them make rational, well-informed decisions.
In this blog, I will cover Hawaii County’s new TVR registration law and what it means for the future of the vacation rental business on the Big Island.
What Is a Transient Vacation Rental (TVR)?
TVR stands for Transient Vacation Rental. It is an umbrella term that covers any dwelling, dwelling unit, or room rented to guests for less than 180 consecutive days. That includes B&Bs (bed & breakfast), hosted vacation rentals, and STVRs (unhosted vacation rentals).
New TVR Registration Requirements
Bill 47 (not to be confused with Bill 147, which is still under review) was introduced last year and became Ordinance 25-50, which took effect in September. I call it the Big Island TVR registration law. It requires every TVR to be registered with the county before operating and that registration be renewed each year, except for B&Bs permitted before September 1, 2026. The Planning Department is implementing the registration program, and fees apply.
The county allows a maximum of five bedrooms to be rented on a building site for periods of less than 180 consecutive days.
Who Needs to Register a TVR in Hawaii County?
While every TVR must be registered, if your property is already licensed as an STVR, holds a NUC (Nonconforming Use Certificate, allowed to be obtained until 2018), a county B&B use permit, or a Special Permit, it is deemed registered. No action is required from you at this time. After September 1, 2026, you will be sent a registration number to use in rental advertisements.
Hotels, motels, inns, and timeshares are excluded from the TVR law.
Long-term rentals where tenants stay 180 days or longer are also excluded.
So who is left?
If you rent a room, ʻohana, or guest house at the home where you live (hosted), you must register.
If you rent out a whole home, don’t live there, and have never registered, you must register.
If you are a booking platform (Airbnb, VRBO, Booking.com, etc.), you must register.
When Should You Register Your TVR?
The county’s registration system opened on September 1, 2026. Ordinance 26-63, which became effective September 22, 2026, authorizes the Planning Director to delay enforcement of registration until no later than December 31, 2026. It does not mean that every operator will have an automatic grace period.
While the ordinance does not specify an exact registration deadline, the county will probably begin serious enforcement after December 31, 2026, though it may start sooner.
TVR Enforcement and Penalties
For Property Owners
“a) Upon determining that an unregistered TVR is operating on a property, the planning director shall issue a notice of violation and order ordering the owner to:
Cease and desist from operating the TVR until the owner registers the TVR;
Pay a civil fine of no less than $1,000 and no more than $10,000; and
When deemed necessary by the planning director, pay a civil fine for each day in which the violation persists in an amount specified in the order not to exceed two times the highest daily rate at which the TVR has been advertised within the preceding twelve months.”
For Hosting Platforms
“a) Upon determination that a hosting platform is in violation of sections 6-51 or 6-52, the planning director shall issue a notice of violation and order ordering the hosting platform to cure the violation within ten business days.
b) If a hosting platform fails to cure any violation, the planning director shall order the hosting platform to:
To cease and desist from providing booking services to any TVR in the County no later than ninety days from the date of the notice, or a later date as the planning director may determine; and
To pay:
A) A civil fine for each day in which the violation persists in the amount specified in the order, provided the amount is not less than $1,000 and not more than $10,000; or
B) In the case of a violation of section 6-52(c), a civil fine of $250.
c) Upon determination that a hosting platform is providing booking services for a TVR for which the registration is expired, canceled, or otherwise invalid, the planning director shall issue to the hosting platform a notice of removal and order:
Identifying the registration number or unique website address or link of the TVR to be removed and the basis for removal;
Ordering the hosting platform to remove the listing for the TVR from the hosting platform no later than thirty days from the date of the notice; and …”
What Does It All Mean?
Now, I don’t mean to overwhelm you with all this legal stuff, but it matters. It shows the county is serious this time about enforcing the rules and ending illegal vacation rentals. It is no surprise, since conversations on this subject have been going on for years, driven by factors like the housing shortage, hotel lobbies, etc.
The fact that booking platforms are now required to comply and report to the county every month means that if a property does not have a registration number listed with the platform, the company will remove the listing.
In addition, advertising unregistered TVRs outside booking platforms, for instance on Craigslist or a direct booking website, will be considered proof of a violation.
What Big Island TVR Registration Law Means for TVR Owners, Buyers, and Sellers
Though it was predictable, some island owners were caught off guard. VRBO has already emailed hosts requiring them to register. I am sure Airbnb and other platforms will follow soon.
Of course, if your TVR is registered, legal, and in the correct zoning, you have nothing to worry about. You may even benefit from the new law. According to the latest available data from 2020, roughly 4,000 illegal vacation rentals operated on the Big Island. If some of those rentals disappear, competition will decrease, and rates will improve.
Sellers must know exactly where they stand, whether their TVR is 100% legal, and whether its income is sustainable before putting it on the market as an investment opportunity. The county offers some legal paths for hosted TVRs through special permits, but these decisions are discretionary and still subject to zoning regulations.
Some ineligible rentals may hit the market and drive prices down, as happened with condos on Maui. So if you are thinking of selling your property but hesitating to pull the trigger, now may be a good time.
Buyers looking for TVR investment opportunities on the Big Island should do their research before they buy. Be sure to check whether the rental is legal and can continue operating legally, what licenses or permits are required, and whether zoning will change if Bill 147 is approved. For out-of-state buyers looking for this type of investment, opportunities are becoming increasingly limited under the new regulations, but great locations are still available.
Puako Beach Condominium 301 is one such example. See the listing information below and schedule a private showing.
If you have questions about the new laws or want to know how they will affect your property, feel free to contact me. Let’s talk!
OCEANVIEW 3RD-FLOOR CONDO IN PUAKO - STVR-ELIGIBLE
Listed for $850,000 - 3 Bedrooms - 2 Bathrooms - 920 sf Living Space
Looking for a place in Puako you can make your own? Puako Beach Condominiums 301 is a rarely available third-floor corner unit with 3 bedrooms, 2 baths, two lanais, and beautiful ocean views! Almost entirely original, it is ready for your ideas and personal touches. The beach is just steps away, and the property is STVR-eligible. Bring your vision—the ocean views are already here!
Comments