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Big Island Ordinance 25-50

(Updated 06/09/2026)

Hawaiʻi County has enacted a compulsory county registry for all short-term vacation rentals (TVRs & STVRs) operating under 180 days. The framework establishes mandatory registration, annual fees, data sharing with major booking platforms, and strict operational standards. 

1. Current Status & Deadlines

  • Status: Enacted (Law). This legislation is officially on the books.
  • Enforcement Deadline: The county council previously passed Ordinance 25-92 to extend the registration and enforcement deadline to July 1, 2026. This buffer gave the county time to build its backend registration portal and align its tracking systems.

    As of this writing (06/09/2026), the portal has not launched.
    Additional delays are expected, see Item 2 below. 
  • System Tracking: Once the online registry is live, the county will actively cross-reference its database with active listings on major booking platforms to identify non-compliant properties.
2. Deadline Tracking Notice
🚨 Important Update for Homeowners & Property Managers:
The West Hawaiʻi Association of Realtors (WHAR) has been informally notified via internal county discussions that the effective enforcement timeline for this registration framework will likely be pushed back to September 2026.

Please Note: The County Council has not yet officially finalized this September extension, so we are still going by the July deadline for now. A formal legislative amendment must be introduced and voted upon to codify the delay. We are actively monitoring this and will update this article the when  official extension bill is passed.
3. Registration Requirements & Fees
All transient accommodations must register and pay an initial application fee, followed by a recurring annual renewal fee:
  • Unhosted (Whole-Home): $500 initial registration fee / $250 annual renewal.
  • Hosted (Room/B&B): $250 initial registration fee / $100 annual renewal.
  • Booking Platforms: Platforms like Airbnb and VRBO must register ($1,000 fee) and provide monthly rental activity reports directly to the county.
4. Who Is Most Impacted By This Change? Hosted Rentals
Hosted operators are experiencing the most severe "shock to the system" under Ordinance 25-50. Previously exempt from county tracking under older 2018 rental codes, they face sudden, heavy operational burdens:
  • The Compliance Leap: Moving from zero county oversight to full registration, fees, and safety compliance. Failing to register risks up to a $10,000 fine per violation.
  • 24/7 Presence & Response Mandate: The on-site host or resident manager must physically reside on the property site 24/7 during guest stays and must respond to county or neighbor complaints within 3 hours.
5. What Remains the Same
  • Resort Zoning Allowances: Properties located in designated Resort-Hotel districts and Resort-Node areas (such as parts of Kona and Kohala) continue to be permitted for short-term rental use.
  • State Tax Obligations: Owners or their Management Companies must still collect, report, and pay all existing state Transient Accommodations Tax (TAT) and General Excise Tax (GET) requirements.
  • Definition of a Host: Hosted rentals still require an on-site, reachable manager or host who physically lives on the property while guests are there.

6. Impact on Non-Conforming Use Certificates (NUCs) Holding an NUC does not exempt an owner from the new law. Existing NUC holders must adapt to the new framework through specific operational shifts: 

  • Universal Registration Required: Even properties operating legally via an NUC must register with the new county portal, pay the $500 fee, and link their NUC number to their digital profile. 
  • Dual Renewal Obligations: NUC holders must manage two separate compliance streams. You must continue to renew your underlying NUC annually through the Planning Department to preserve your grandfathered status, and you must additionally pay the new $250 annual registry renewal fee. 
  • "Use It or Lose It" Vulnerability: Because the county is cross-referencing the new registry with platform data, keeping your renewals active is critical. If an owner fails to file their annual NUC renewal on time, the certificate is permanently revoked and cannot be recovered.

⚠️ Critical Compliance Disclaimer for Homeowners:

Important Notice: Managing and maintaining county registrations, Non-Conforming Use Certificates (NUCs), permit applications, and all associated municipal fees remains the sole responsibility of the individual homeowner. Gather does not provide registration, permitting, or regulatory filing as a service. Homeowners must personally complete their applications and pay the required fees directly to the county through the upcoming portal to remain legally compliant.