Hawaii County (Big Island) short-term rental laws (2026)
Hawaii County, the Big Island, opened a new registration for vacation rentals on September 1, 2026. It reaches hosted rentals for the first time. The county says registration is not a permit and does not change where vacation rentals are allowed.[2]
Every rule below links to the official source it comes from, verified October 1, 2026.
Is Airbnb legal in Hawaii County (Big Island)?
Legal, with county registration
Every rental under 180 days registers. An unhosted rental also has to sit in a district where zoning permits it.
10 official sources · verified October 1, 2026
Photo: Hari Nandakumar on Unsplash
- PermitRequired · $500 unhosted, $250 hosted
- Primary residenceVaries
- Number on listingRequired
- Night capNone published
Big Island short-term rental rules
Hawaii County requires every rental of less than 180 consecutive days to register as a Transient Vacation Rental. The rule took effect on September 1, 2026. It covers hosted and unhosted rentals alike. Registration costs $500 for an unhosted rental and $250 for a hosted one. Yearly renewal costs $250 or $100. Zoning still decides where an unhosted rental may operate. The list includes the resort district, two commercial districts and some condominiums. Elsewhere, only rentals holding a certificate from 2019 continue. An unregistered rental risks a civil fine of $1,000 to $10,000, plus a daily fine.[1]
Every Hawaii County (Big Island) rule, sorted by what it asks
Filter by topic. Each line carries the number of its official source, listed at the bottom of the page.
You must
- Register any rental of less than 180 consecutive days[1][3]
- Renew the registration every year[1]
- Show the registration or NUC number in all advertising[5]
- NUC holders: renew on or before the certificate's expiration date[5]
- Keep county property taxes current[2]
- Hold a state GET license and TAT certificate[1]
- Pay the 3% county TAT to the Director of Finance[9]
- Unhosted: have a reachable person living in Hawaii County[5]
- Answer by phone within one hour, be on site within three[5]
- Keep quiet hours from 9:00 p.m. to 8:00 a.m.[5]
- Display the rules in the unit and recite them in the rental agreement[5]
- Park guest vehicles in the designated onsite area[5]
- Post the registration and contact details on the back of the front door[5]
You must not
- Run an unhosted rental outside the districts where zoning permits it[5]
- Treat registration as a permit: it does not change zoning[2]
- Rent more than five bedrooms on a building site[2]
- Use a short-term vacation rental for commercial purposes[6]
- Keep operating more than 90 days after a change of ownership[1]
- Apply for a new nonconforming use certificate: the window closed in 2019[5]
What a new permit costs
County registration fees under Ordinance 25-50
$500first registration, unhosted
- Unhosted registration$500
What other cases cost
- Hosted registration$250
- Annual renewal, unhosted$250
- Annual renewal, hosted$100
- Late renewal fee$90
- Nonconforming use certificate renewal$250
How to apply in Hawaii County (Big Island)
Official name: Transient Vacation Rental (TVR) registration
- 1
Check the zoning first. Registration does not legalize an unhosted rental where zoning does not allow one.[2]
- 2
Gather the tax map key, the bedroom count and a site drawing. Add the tax clearance and your state tax licenses.[1]
- 3
Register on the county's online platform and pay the fee.[3]
- 4
Put the registration number in every rental ad.[2]
- 5
If you stop operating, contact the Planning Department to cancel the registration.[4]
Five jurisdictions, same questions
The Hawaii County (Big Island) column comes from the official sources on this page. The other columns show the headline rule from each WonderGuest page. Open a page for the full detail.
| Question | Hawaii County (Big Island) | Honolulu (Oahu) | Maui County | Kauai County | Riverside County |
|---|---|---|---|---|---|
| Permit | Required$500 unhosted, $250 hosted | Required$1,000 to register, $500 a year | RequiredCapped by area, fee not published | RequiredOutside the VDA: closed, $750 renewal | Required$740 new, 1 year |
| Primary residence | Varies | Varies | Varies | Varies | Not required |
| Night cap | None published | None published | None in the county code | None published | None in the ordinance |
| Number on listing | Required | Required | Required | Required | Required |
| Where allowed | Unhosted: resort and commercial districts | Resort zones and mapped apartment areas | Hotel districts, or with a county permit | Visitor Destination Areas only | Unincorporated areas, with local caps |
| Occupancy tax | 3% county TAT plus 11% state TAT | 3% Oahu TAT, on top of the state's | 3% county TAT, on top of the state's | 3% county TAT, on top of the state's | 10% county TOT, Airbnb collects |
| Fine without permit | $1,000 to $10,000, plus a daily fine | Up to $10,000, then $10,000 a day | Up to $20,000, then $10,000 a day | Up to $10,000 per day | $1,500, then $3,000 and $5,000 |
| Honolulu (Oahu) short-term rental rules | Maui County short-term rental rules | Kauai County short-term rental rules | Riverside County short-term rental rules |
Coming up
What's changing
No change with an effective date appears in the official sources on this page as of October 1, 2026.
FAQ
Hawaii County (Big Island) short-term rental questions
Do I need to register my vacation rental on the Big Island?
How much does Hawaii County's TVR registration cost?
Where are unhosted vacation rentals allowed on the Big Island?
Is a short-term rental 30 days or 180 days in Hawaii County?
What is the fine for an unregistered vacation rental in Hawaii County?
Sources
- Ordinance No. 25-50, transient accommodations (approved June 23, 2025), County of Hawaii, read on October 1, 2026
- TVR registration public information sheet and FAQ (revised July 29, 2026), County of Hawaii Planning Department, read on October 1, 2026
- Online registration for Transient Vacation Rentals is now live (September 7, 2026), County of Hawaii, read on October 1, 2026
- Transient vacation rentals, County of Hawaii Planning Department, read on October 1, 2026
- Hawaii County Code, chapter 25, zoning (August 13, 2026 edition), County of Hawaii, Office of the County Clerk, read on October 1, 2026
- Planning Department Rule 23, short-term vacation rentals (2019), County of Hawaii Planning Department, read on October 1, 2026
- Ordinance No. 26-63 (Bill 175, Draft 2), Hawaii County Council, read on October 1, 2026
- Hawaii County Code, chapter 2, section 2-259, transient accommodations tax, County of Hawaii, Office of the County Clerk, read on October 1, 2026
- Transient accommodations tax (TAT), County of Hawaii Department of Finance, read on October 1, 2026
- Hawaii County Code, chapter 19, real property taxes, County of Hawaii, Office of the County Clerk, read on October 1, 2026
This page is not legal advice. It summarizes the official sources listed on this page as they read on October 1, 2026. Rules can change after that date, so check with the issuing office before you apply or publish a listing.
Before you list
Free tools for new hosts
Short-term rental agreement generator
Parties, dates, rent, deposit checked against your state's cap, and the house rules clauses you enforce. A signed-ready PDF for direct and Vrbo bookings.
Airbnb host fee calculator
What Airbnb takes on a booking under the 15.5% host-only fee or the old split fee, what the guest pays on top, and the payout that reaches you.
Airbnb profit calculator
Nightly rate, occupancy, Airbnb fee, management, mortgage, taxes and depreciation. You get cash flow, cash-on-cash return and what is left after the IRS.
Airbnb cleaning checklist generator
Build a printable turnover checklist by room, with restock, photos to take and a place for the cleaner to sign. Free PDF, no sign-up.