Overview: Are Short-Term Rentals Allowed in Kaaawa?

Short-term rentals (STRs)—commonly referred to as transient vacation units (TVUs) or bed & breakfast (B&B) units—are highly restricted on Oahu and, by extension, in Kaaawa. The City and County of Honolulu has determined that STRs are only permissible in resort-zoned areas and a limited number of apartment-zoned areas. In practice, that means STRs are prohibited in residential neighborhoods across Oahu (including Kaaawa), unless the property holds a pre-1986 “grandfathered” Nonconforming Use Certificate (NUC). No new NUCs are being issued.

Consequently, in Kaaawa (a residential area without resort zoning), nearly all whole-home short-term rentals are prohibited. A limited exception exists for bed & breakfast operations where the homeowner or permanent resident is present during the stay; however, even B&B use is restricted to owner-occupied properties and capped at two rooms with a maximum of two adult transient occupants per room.

The City’s position is that any rental for fewer than 30 consecutive days is an STR and must be registered and permitted. In 2024, a federal court blocked an attempt to raise the minimum rental period to 90 days, and as of the latest guidance, the enforceable minimum remains 30 consecutive days for most residential properties. This baseline applies to Kaaawa.

What this means for investors:

• New STR licenses are not being issued in Kaaawa.
• Only properties with an active NUC (operating prior to Oct. 22, 1986) can legally operate as STRs, subject to annual renewal.
• Whole-home rentals for fewer than 30 days in Kaaawa are illegal unless the property qualifies under NUC.
• B&B operations are only legal where the owner or permanent resident lives on site, with strict room caps and occupancy limits.

How to Start an STR Business in This Market

Given the prohibitions, most investors will not be able to start a new STR in Kaaawa. The lawful pathway is limited to acquiring and operating an existing, legally “grandfathered” property with an active NUC, or operating a compliant B&B where the owner resides on site.

Step-by-step approach for lawful operations:

1. Confirm legal eligibility

• Use the city’s STR Eligibility Map to verify whether a specific parcel is eligible for STR registration.
• Cross-check against the STR Compliance Map to identify properties with valid registrations and any outstanding violations.

2. Acquire only compliant properties

• If the property is not on the eligibility or compliance maps, it is likely not legal for STR use unless it holds an active NUC.
• If the property is an active STR, verify that the listing shows a valid registration and no unresolved violations.

3. Owner-occupied B&B pathway (very limited)

• For owner-occupied B&B operations:
  • The owner or permanent resident must be present during the transient stay.
  • Up to two rooms may be rented.
  • Maximum of two adult transient occupants per room.
  • The B&B must be registered and the property must be in a zone that permits B&B use; B&Bs are not permitted in purely residential areas without an NUC.

4. NUC acquisition/operation pathway (rare)

• Only pre-1986 STRs that were issued an NUC are permitted to continue operating.
• NUCs must be renewed annually between September 1 and October 15.
• NUC renewal is required to avoid automatic loss of the certificate.

5. Register or renew via HNL Build

• Create an HNL Build account and complete the STR registration or renewal process.
• Provide required documents and fees.
• Upon approval, access the issued STR license within HNL Build.

6. Property transaction disclosure

• Sellers must provide a Short-Term Rental Disclosure Form to buyers at closing.
• This disclosure identifies whether a property may be legally used for STRs.
• Buyers should request this form early in the transaction and verify legal status before purchase.

7. Ongoing compliance

• Enforce a minimum 30-day stay unless operating under an NUC.
• Display the STR license at the property (digital or physical copies are accessible via HNL Build).
• Maintain compliance with the Land Use Ordinance and city ordinances to avoid citations or orders, which are publicly mapped.

8. Taxes

• Operators must comply with all applicable state and local transient accommodation taxes. Confirm current tax obligations with the Hawaii Department of Taxation and your tax advisor.

Required Documents, Permits, Licenses, and Guidelines

Registration and renewal documents

• Informational Guide for STR Registration (PDF)
• Statement of Compliance (PDF)
• Informational Guide for STR Renewals (PDF)
• HNL Build tutorials (How to Register for an STR; How to Renew an STR)

Legal frameworks and guides

• Land Use Ordinance (LUO) for Oahu (PDF)
• Ordinance 22-7 (Bill 41) (PDF)
• Ordinance 24-14 (PDF)
• Ordinance 22-6 and the Short-Term Rental Disclosure Form (PDF)

Operational definitions and criteria

• Short-Term Rental (STR): Lodging provided for fewer than 30 consecutive days.
• Bed & Breakfast Home (B&B): Owner or permanent resident present during transient stays; maximum two rooms; maximum two adult transient occupants per room.
• Transient Vacation Unit (TVU): Commonly whole-home or unhosted rentals; maximum two adult transient occupants per room.
• Nonconforming Use Certificate (NUC): Certificate granted to STRs operating prior to Oct. 22, 1986; must be renewed annually between September 1 and October 15.

City guidance

• HNL Build portal for online registration/renewals and license issuance
• STR Eligibility Map
• STR Compliance Map
• STR FAQ

Specific Regulations (City, County, and State)

City & County of Honolulu

• STRs are only permitted in resort-zoned areas and certain apartment-zoned areas.
• STRs are prohibited in most residential districts (including Kaaawa), except for pre-1986 NUC holders.
• New NUCs are not being issued. Only renewals for existing NUCs are permitted.
• B&B units require owner or permanent resident presence, with strict room and occupancy caps.
• STRs must be registered with the City. STRs with NUCs must be renewed annually (September 1–October 15).
• A Short-Term Rental Disclosure Form is mandatory for all real property sales.
• A federal court blocked the 90-day minimum rental rule; the current minimum is 30 consecutive days for most residential properties.

State of Hawaii

• State law reinforces local zoning authority over land uses, including transient accommodations.
• Senate Bill 2919 (2024) clarifies and expands the counties’ authority to regulate time, place, manner, and duration of land uses, particularly STRs.
• While this legislation strengthens county enforcement tools, it does not automatically change the 30-day minimum on Oahu for residential rentals; it clarifies and broadens county power to regulate STRs.

Local Authority Contact Information

Department of Planning and Permitting (DPP)

• Physical Address: 650 South King Street, 7th Floor, Honolulu, HI 96813
• Phone: (808) 768-8000
• Fax: (808) 768-6743
• Website: See References
• STR Permitting and Registration: Use the HNL Build portal (see References)
• Report suspected illegal STRs: Request for Investigation portal (see References)
• Organization & Contacts: See References
• Organization Chart: See References

Notes:

• Direct email for STR staff is not listed in the referenced sources. Use DPP’s main contact channels for inquiries.
• The STR section on DPP’s site includes public-facing maps and forms for eligibility, compliance, registration, renewals, and disclosure.

Links to Source Pages and Key Documents

City and County of Honolulu – DPP STR permitting and resources

• STR Permitting: see References
• Informational Guide for STR Registration: see References
• Statement of Compliance: see References
• Informational Guide for STR Renewals: see References
• How to Register for a Short-Term Rental (tutorial PDF): see References
• How to Renew for a Short-Term Rental (tutorial PDF): see References
• HNL Build portal: see References
• STR Eligibility Map: see References
• STR Compliance Map: see References
• STR FAQ: see References
• Land Use Ordinance (PDF): see References
• Ordinance 22-7 (PDF): see References
• Ordinance 24-14 (PDF): see References
• Ordinance 22-6 and Short-Term Rental Disclosure Form (PDF): see References
• Request for Investigation (Report illegal STRs): see References
• DPP Organization & Contacts: see References
• DPP Organization Chart: see References

Additional background context

• Blog commentary on Oahu’s minimum rental period (30 vs. 90 days): see References
• Kaaawa STR landscape (1 of 26 with NUC, 2014 list reference): see References
• State-level bill (SB 2919) expanding county authority over STRs: see References

Practical Takeaways for Investors

• Kaaawa is not an open market for new STRs. STRs are prohibited in residential districts unless a pre-1986 NUC exists.
• Even the B&B path is highly constrained (owner present; two rooms max; two adults per room).
• The enforceable minimum stay for most residential rentals is 30 consecutive days; plan accordingly.
• Before acquiring any property marketed as an STR, verify its legal status on the eligibility and compliance maps and obtain the STR disclosure at closing.
• NUCs are a scarce, regulated asset; if considering purchase of an NUC property, budget for annual renewal and strict compliance to avoid loss of the certificate.
• Use DPP’s maps and HNL Build portal for verification and licensing. Maintain all records and ensure visible compliance to avoid citations that are publicly posted.

This guide reflects the City and County of Honolulu’s current framework and enforcement posture. Given evolving legislation (including SB 2919), investors should monitor ordinance updates and court outcomes and consult qualified local counsel or a licensed real estate professional before committing capital.