Short Term Rental Rules In Napili, Kahana, Honokowai

Thinking about buying a condo in Napili, Kahana, or Honokowai and offering it as a short-term rental? You are not alone, but the rules in this part of West Maui are changing fast. If you want reliable income and a smooth closing, you need clear answers about what is legal today, what might change, and how to protect yourself before you buy. This guide breaks down the current framework, the Napili-Honokowai specifics, and a step-by-step due-diligence plan you can use right away. Let’s dive in.

How Maui regulates short-term rentals

Maui County allows visitor stays in a few distinct ways. Your path depends on the property’s zoning and permits, not just what other owners do.

• Hotel or time-share zoning. Properties zoned for visitor accommodations can operate transient rentals by right under their zoning.
• County permits. Short-Term Rental Homes (STRH) and Bed & Breakfasts (B&B) are permit-based categories with strict standards and regional caps under the County Code.
• Historic apartment projects on the Minatoya list. Some apartment-zoned condos have been recognized historically for transient use. The County publishes these projects on the official Short-Term Occupancy, or “Minatoya,” list. You can review the list of named projects on the county’s PDF, then confirm the current status with Planning.

For planning updates, current forms, and links to official documents, start at the Maui County Planning Department page. It is the county’s source of truth for policy and implementation updates.

What changed in 2024–2025

State law clarified county powers over transient accommodations in 2024. The Legislature’s SB2919 confirmed counties can regulate the time, place, manner, and duration of transient vacation rentals and can phase them out through local ordinances.

Maui County followed with a major zoning reform adopted in 2025, often discussed as Bill 9. The County’s stated intent is to phase out transient-vacation-rental use in apartment districts and refocus those districts on long-term housing. The policy is being implemented and is the subject of ongoing processes. For timing, exceptions, and any amortization schedule, check the Planning Department’s adopted legislation and notices.

• State authority background: see the text of SB2919 for the statewide framework.
• County updates and adopted ordinances: see Maui County’s adopted legislation page and the Planning Department page for the latest steps and schedules.

Napili-Honokowai specifics that matter

Where STRs have historically operated

Napili-Honokowai has many apartment-zoned condo projects that historically appeared on the County’s Minatoya list. Examples on the official PDF include Kahana Reef, Kahana Outrigger, Napili Shores, Napili Point, Napili Bay/Sunset/Gardens, Honokowai Palms, Hale Kai I, and Paki Maui, among others. If a project appears on the list, it historically had transient use recognition. That status, however, is exactly what the county’s reforms are addressing, so you should verify current legality with Planning before you rely on rental income.

• Verify historic recognition: check the County’s Short-Term Occupancy List.
• Confirm today’s status: contact the Planning Department for written guidance on current use and any phase-out timeline.

How this area differs from nearby resorts

Napili-Honokowai has a higher concentration of Minatoya apartment properties than some nearby hotel-zoned resorts. That means buyers who depend on short-term rental income may face more regulatory risk here if their unit is apartment-zoned. Some policy discussions have looked at new hotel zoning categories and potential rezoning pathways for select projects, but those are not guaranteed outcomes. You should ask whether a specific parcel appears in any adopted rezoning action and get confirmation in writing from Planning.

Permit and operations basics you must know

If your property is eligible to operate, you still have operational rules to meet. The following are key points from Maui County Code and State guidance.

• Who can hold an STRH permit. STRH permits are usually issued to a natural person with at least a 50 percent interest in the property. Ownership structures and transfer limits are specific, and a seller’s permit does not automatically transfer to a buyer. Review the permit standards in Chapter 19.65.
• On-island manager and contacts. The permit holder must serve as, or appoint, a manager who is reachable 24 hours a day. You must post a small sign with the permit number and a 24-hour contact at the primary access and post house policies in the unit. See Chapter 19.65 for manager and signage requirements.
• Occupancy and bedrooms. County code caps total guests at two times the number of bedrooms used for STRH, with a maximum of six bedrooms on Maui. This cap appears in Chapter 19.65.
• Parking and quiet hours. Your house policies must prohibit street parking and restrict amplified sound and parties. Neighborhood fit and complaint history influence application decisions. Standards appear in Chapter 19.65.
• Advertising rules. Advertising a short-term rental without a valid permit number, or advertising a use you are not permitted to operate, can trigger enforcement and loss of eligibility to apply for a period specified by code. Review the advertising rule in Section 19.65.040.
• Permit duration and renewal. Initial permits can be issued for up to three years, and renewals can run longer on Maui if you meet compliance requirements. Inspections and tax compliance checks apply. See renewal standards in Chapter 19.65.
• Taxes are separate from zoning. All operators renting for fewer than 180 days must register for Hawaiʻi General Excise Tax and Transient Accommodations Tax, file returns, and display the TAT certificate where required. The Department of Taxation explains registration and filing.

Helpful links for these items:

• STRH standards and operations: Chapter 19.65 (start with Section 19.65.030).
• Advertising requirements: Section 19.65.040.
• State tax registrations and filings: Department of Taxation guidance.

Enforcement and practical risk

Maui County treats noncompliance seriously. Operating without a valid permit, advertising without a permit number, ignoring notices, or repeated violations can result in daily civil fines and administrative orders. Violations can also disqualify you from future permit eligibility for a period defined by the code. Before you close or advertise, confirm status in writing and cross-check that any live listing shows the correct county permit number.

• See the County’s administrative enforcement rules in Section 19.530.030.

Buyer due-diligence checklist for Napili, Kahana, Honokowai

Use this list to protect your investment and keep your closing on track.

1. Verify zoning and historic status

• Look up the parcel in Maui’s planning parcel viewer, MAPPS, and confirm the zoning and overlays.
• If the condo is apartment-zoned, check whether the project appears on the County’s Short-Term Occupancy List.

2. Confirm permits and transferability

• Request the seller’s STRH permit file, including the official permit document and any renewal approvals.
• Confirm in the County Code whether permits transfer and whether a new owner must reapply. Many STRH permits do not transfer automatically. Start with Chapter 19.65’s permit standards.

3. Review HOA documents

• Obtain CC&Rs and any written HOA statement about short-term rentals. Private restrictions can block rentals even if county zoning allows them.

4. Check enforcement history

• Ask the seller for any County correspondence about the property. Search for complaints or notices of violation under the property’s TMK. See County enforcement provisions in Section 19.530.030.

5. Confirm life-safety and unit configuration

• STRH applications require inspection and accurate site and floor plans. If bedrooms, detectors, or exits are not compliant, expect fixes before operation.

6. Verify tax registrations and filings

• Ask for GET and TAT registration numbers and recent filing proof. The Department of Taxation makes clear that owners remain responsible for compliance even if a platform appears to collect taxes.

7. Monitor Bill 9 implementation and any rezoning

• If the unit is an apartment-zoned Minatoya property, ask Planning how the phase-out applies and whether any adopted rezoning action covers the project. Follow Planning’s adopted legislation page for updates.

8. Protect yourself in the contract

• Require seller representations on STR legality, permit history, and tax filings. If income continuation is part of your model, consider an escrow holdback tied to evidence of compliance.

Common property scenarios in Napili-Honokowai

• Hotel-zoned resort condo. Visitor use is permitted by zoning. You still need GET and TAT registration and must follow any project rules. You should verify the zoning and any project-specific restrictions before you advertise.
• Apartment-zoned condo on the Minatoya list. Historic recognition exists on the county PDF, but Maui is implementing a phase-out of transient use in apartment districts. You must confirm the project’s current standing and any timeline or exemptions through Planning. Do not underwrite long-term STR income without that confirmation.
• Single-family home or CPR unit. Short-term rental use requires a County STRH permit, which is subject to regional caps and strict standards in Chapter 19.65. Neighbors’ feedback and complaint history can influence the decision.

Quick next steps

• Confirm the parcel’s zoning and whether the condo project appears on the County’s Short-Term Occupancy List.
• Ask the seller for the STR permit file and GET/TAT registration numbers; verify them with County and State records.
• Pull HOA CC&Rs and request the HOA’s written position on short-term rentals.
• Check County enforcement history and confirm there are no outstanding violations.
• If the property is apartment-zoned, get legal advice about Bill 9 impacts and ask Planning about any adopted rezoning that might apply.

Your local edge in a changing landscape

Short-term rental rules in Napili, Kahana, and Honokowai are in motion, and the details carry real financial impact. With deep West Maui roots and an integrated management channel, our team helps you evaluate zoning and permit options, verify compliance, and map a clear path from purchase to revenue. If STR is not viable for a specific unit, we help you pivot to alternatives that fit your goals.

Ready to sort the options and move forward with confidence? Reach out to Mark Marchello for local guidance, targeted property lists, and end-to-end support from acquisition through management.

Sources and key references

• Maui County Planning Department for updates, forms, and official notices.
• County Short-Term Occupancy List for historic apartment projects.
• STRH standards and operations in Chapter 19.65, including Section 19.65.030 and advertising rules in Section 19.65.040.
• County administrative enforcement rules in Section 19.530.030.
• State of Hawaiʻi Department of Taxation guidance on GET and TAT for rentals.
• State SB2919 for county authority over transient accommodations.
• MAPPS parcel viewer for zoning and planning layers.
• Maui County’s adopted legislation page for current ordinance texts and timelines.

Links to these references:

• Maui County Planning Department
• Short-Term Occupancy List (Minatoya)
• STRH standards, Section 19.65.030
• Advertising rule, Section 19.65.040
• Enforcement, Section 19.530.030
• Hawaiʻi tax guidance for rentals
• SB2919 text
• MAPPS parcel viewer
• Adopted legislation and notices

FAQs

What counts as a short-term rental in Maui County?

• A rental of fewer than 180 consecutive days is treated as a short-term rental and triggers county permit rules and state tax registration requirements.

Do Minatoya-listed condos in Napili-Honokowai still allow STRs?

• Some historically did, but Maui is implementing a phase-out of transient use in apartment districts, so you must confirm current legality and timing with the Planning Department and review adopted legislation.

What permit number must I show in my listing?

• If you operate under an STRH permit, you must include the valid county permit number in all advertising, since advertising without it can trigger enforcement under Section 19.65.040.

How many guests can I host in a permitted STRH?

• County code caps total guests at two times the number of bedrooms used for the STRH, with a maximum of six bedrooms on Maui, as outlined in Chapter 19.65.

What taxes apply to short-term rentals in Hawaiʻi?

• You must register for and remit General Excise Tax and Transient Accommodations Tax, file returns as required, and display the TAT certificate according to Department of Taxation guidance.