Overview: Are Short-Term Rentals Allowed in Kealakekua, HI?

Yes, short-term rentals are allowed in Kealakekua, Hawaii, but they are subject to strict county regulations. Kealakekua is located in Hawaii County (Big Island), which has comprehensive short-term vacation rental (STVR) regulations in place. Property owners must comply with zoning restrictions, obtain proper permits, and meet specific operational requirements to legally operate STVRs.

Kealakekua falls within the South Kona district and is subject to all Hawaii County STVR regulations. The area has become increasingly regulated since the implementation of Ordinance 2018-114 (Bill 108), which significantly restricted where new short-term rentals can operate.

How to Start a Short-Term Rental Business in Kealakekua

1. Property Eligibility Assessment

Verify Zoning Compliance: The most critical first step is confirming your property's zoning designation. In Kealakekua and all of Hawaii County, STVRs are only permitted in specific zones:

• Hotel zones
• Resort zones
• Commercial zones (with commercial use)
• Multi-family commercial zones

Prohibited Zones: Properties in single-family residential zones and agricultural zones are generally prohibited from operating as STVRs, with limited exceptions for existing operations.

Check for Nonconforming Use Rights: If you purchase a property that was operating as an STVR before the September 2019 restrictions, it may qualify for a Nonconforming Use Certificate (NUC), allowing continued operation despite current zoning restrictions.

2. Application and Permitting Process

Complete STVR Registration Application: All new operators must submit the Hawaii County STVR Registration Application along with the required Statement of Compliance.

Submit Required Documentation: Provide all required supporting documents including property ownership proof, site plans, and neighbor notification documentation.

Wait for County Review: The Hawaii County Planning Department will review your application for compliance with zoning, safety requirements, and operational standards.

Obtain Operating Approval: Once approved, you will receive your STVR registration number, which must be displayed in all advertising materials.

3. Ongoing Operational Requirements

Designate a Reachable Person: Appoint a responsible party available 24/7 to address guest issues, respond to complaints, and ensure compliance with regulations.

Implement Safety Measures: Ensure compliance with all local safety codes, including fire safety, building codes, and health regulations.

Maintain Property Standards: Keep the property in good condition and address any code violations promptly.

Display Required Information: Prominently display your STVR permit number in all advertising and within the rental unit.

Required Documents, Permits, Licenses, and Guidelines

Core Application Documents

STVR Registration Package:

• STVR Registration Application Form (updated 03.31.2022)
• STVR Statement of Compliance (updated 03.31.2022)
• Tax Map Key (TMK) documentation
• Proof of property ownership
• Site plan showing parking arrangements and property boundaries
• Neighbor notification documentation
• Payment of registration fees

Supporting Documentation:

• Proof of current property tax payments
• Evidence of insurance coverage
• Floor plans showing bedroom configurations
• Safety equipment documentation (fire extinguishers, smoke detectors, etc.)
• Contact information for designated "Reachable Person"

Special Circumstances Documentation

Nonconforming Use Certificate (NUC):

• NUC Application (for existing operations outside permitted zones)
• Documentation proving pre-September 2019 operation
• Annual NUC renewal using specific renewal forms
• NUC Annual Renewal Statement of Compliance

Change of Ownership/Information:

• STVR Change of Information Application Form
• STVR Change of Information Statement of Compliance
• Documentation of property transfer or ownership changes

Additional Required Permits

Business Licensing:

• Hawaii County business license (if required)
• State of Hawaii General Excise Tax registration
• Transient Accommodations Tax registration

Safety and Health Permits:

• Fire safety inspections (as required)
• Health department approvals (if applicable)
• Building permit modifications (if any structural changes required)

Specific Regulations for Short-Term Rentals

Hawaii County STVR Regulations (Ordinance 2018-114)

Operational Definitions:

• STVR: Dwelling unit with no more than 5 bedrooms rented for 30 consecutive days or less, where owner does not live on-site
• Rental Period: Maximum 30 consecutive days
• Maximum Occupancy: Determined by bedroom count and local regulations
• Owner Absence: Property owner cannot reside on-site during rental periods

Zoning Restrictions:

• Permitted Zones: Hotel, resort, and commercial zones
• Prohibited Zones: Single-family residential and agricultural zones
• Exception: Owner-occupied rentals may be permitted in agricultural zones as Bed & Breakfast operations

Operational Standards:

• Quiet Hours: 9:00 PM to 8:00 AM (strictly enforced)
• Maximum Guests: Limited by bedroom count and zoning restrictions
• Parking Requirements: Adequate on-site parking must be provided
• Signage Restrictions: Limited signage allowed; must comply with local ordinances

Planning Department Rule 23 Implementation

Application Processing:

• Detailed review procedures for new STVR applications
• Standards for determining property eligibility
• Appeal processes for denied applications

Ongoing Compliance Monitoring:

• Regular inspection requirements
• Complaint investigation procedures
• Enforcement mechanisms for noncompliance

Community Impact Management:

• Standards for noise control
• Parking and traffic management requirements
• Neighborhood compatibility standards

Tax and Fee Requirements

State and County Taxes:

• Hawaii State Transient Accommodations Tax (TAT): 10.25%
• Hawaii County Transient Accommodations Tax (HCTAT): 3% (effective January 1, 2022)
• Hawaii State General Excise Tax (GET): 4% (applies to all business activities)
• Combined Tax Rate: 17.75% total tax burden on gross rental income

Registration and Renewal Fees:

• Initial STVR registration fee
• Annual renewal fees
• Change of information fees
• NUC annual renewal fees (if applicable)

Recent Regulatory Updates (Bill 47, Effective December 2025)

Enhanced Registration Requirements:

• Hosted STVR Fee: $250 initial registration
• Unhosted STVR Fee: $500 initial registration
• Annual Renewal Fees: $100 for hosted, $250 for unhosted
• Late Renewal Penalty: $90 late fee
• Ownership Change: 90-day re-registration requirement

Platform Regulations:

• Third-Party Platform Fee: $1,000 annual registration
• Monthly Reporting: Detailed listing submissions required
• Compliance Enforcement: 10-day cure period for violations

Contact Information for Local Authority

Hawaii County Planning Department - Short-Term Vacation Rentals

West Hawaii (Kona) Office:

• Physical Address: West Hawaii Civic Center, 74-5044 Ane Keohokalole Highway, Building E, 2nd Floor, Kailua-Kona, HI 96740
• Phone: (808) 323-4770
• Fax: (808) 327-3563
• Service Area: Kealakekua, North Kona, South Kona, North Kohala, South Kohala, Ka'u

East Hawaii (Hilo) Office:

• Physical Address: Aupuni Center, 101 Pauahi Street, Suite 3, Hilo, HI 96720
• Phone: (808) 961-8288
• Fax: (808) 961-8742
• Service Area: North Hilo, South Hilo, Puna, Hamakua

General Department Information:

• Email: planning@hawaiicounty.gov
• Website: www.planning.hawaiicounty.gov/resources/short-term-vacation-rentals
• Hours of Operation: 7:45 AM - 4:30 PM, Monday-Friday

Key Contacts for STVR Matters:

• STVR Program Administrator: Available through main planning department
• Compliance Officers: For enforcement questions and violation reporting
• Permit Review Staff: For application questions and status updates

Additional Government Contacts

Hawaii County Finance Department (Tax Collections):

• Phone: (808) 961-8201
• For: Transient Accommodations Tax questions and payments

State of Hawaii Department of Taxation:

• Phone: (808) 974-6200
• For: General Excise Tax registration and compliance

Source Links and Additional Resources

Primary Regulatory Sources

Hawaii County Planning Department - Short-Term Vacation Rentals: www.planning.hawaiicounty.gov/resources/short-term-vacation-rentals Complete resource center for all STVR-related information, forms, and guidelines

Ordinance 2018-114 (Bill 108) - Full Text: www.planning.hawaiicounty.gov/home/showpublisheddocument/301489/637203350585600000 Original legislation establishing STVR framework in Hawaii County

Planning Department Rule 23 - Implementation Guidelines: www.planning.hawaiicounty.gov/home/showpublisheddocument/301491/637203350591400000 Detailed procedures for processing, regulating, and managing STVR impacts

Application Forms and Documentation

STVR Registration Application Packet: records.hawaiicounty.gov/Weblink/1/edoc/115580/STVR%20Registration%20Form%2003.31.2022.pdf Primary application form for new STVR registrations

STVR Statement of Compliance: records.hawaiicounty.gov/Weblink/1/edoc/115581/STVR%20Registration%20Stmt%20of%20Compliance%2003.31.2022.pdf Required compliance attestation form

Nonconforming Use Certificate Renewal Application: records.hawaiicounty.gov/Weblink/1/edoc/115578/STVR%20NUC%20Renewal%20Application%2003.31.2022.pdf For continuing existing operations in prohibited zones

STVR Change of Information Form: records.hawaiicounty.gov/Weblink/1/edoc/115576/STVR%20Change%20of%20Information%20Application%2003.31.2022ii.pdf For ownership changes or operational modifications

Supporting Resources

Tax Map Key (TMK) Lookup System: qpublic.schneidercorp.com/Application.aspx?AppID=1048&LayerID=23618&PageTypeID=2&PageID=9876 Essential tool for verifying property zoning and eligibility

Hawaii County Planning Department Rules of Practice and Procedure: records.hawaiicounty.gov/weblink/Browse.aspx?dbid=1&startid=56244 Complete rules governing department operations

Real Property Tax Information: www.planning.hawaiicounty.gov/ (Real Property Tax section) For verifying current property tax status

Recent News and Updates

Hawaii Tribune-Herald STVR Law Coverage: www.hawaiitribune-herald.com/2025/08/17/hawaii-news/stvr-law-goes-into-effect-soon/ Coverage of new Bill 47 regulations taking effect December 2025

Market Analysis and STR Profit Information: www.strprofitmap.com/regulations/HI/captain-cook Additional market and regulatory analysis specific to Captain Cook/Kealakekua area

Professional Resources

Search Hawaii Property - STVR Resource Center: www.searchhawaiiproperty.com/understanding-stvrs/ Local real estate professional guidance and market insights

Hawaii County Official Website: hawaiicounty.gov General county government services and contact information

Important Note for Investors: Regulations are subject to change. Always verify current requirements with the Hawaii County Planning Department before proceeding with any STVR application or operation. The county has been actively updating forms and procedures, with significant updates implemented throughout 2025.

This guide represents the regulatory environment as of 2025. Given the ongoing evolution of short-term rental regulations in Hawaii County, investors should consult with local legal counsel and the Planning Department before making investment decisions or proceeding with applications.