— Update 10.13.2022: Federal Judge Watson ruled that the DPP and the City and County of Honolulu shall not implement and enforce changing minimum rental terms from 30 days to 90 days. All STR rule updates are here –> Bill 41 (CO 22-7) – Oahu’s New Short-Term Rental Rules 2022 – Legal STR Properties
— Update 9.8.2022: During the 9.7.2022 court hearing to challenge Bill 41’s 90-day rule, Judge Watson instructed both parties to meet with U.S. Magistrate Judge Rom Trader and work out a resolution by 10.23.2022. More here: Courthouse News Service. Stay tuned…
— Updated 7.19.2022: Bill 41 (CO 22-7), Oahu’s latest updated short-term rental rules take effect 10.23.2022, prohibiting rental terms of less than 90 days (formerly 30 days) in residential neighborhoods. Existing rentals must comply by 4.23.2023. Also, STR properties (rental terms of less than 90 days) must be registered with a $1K initial registration fee, and a $500 annual renewal fee. All Waikiki Banyan and Waikiki Sunset condos are legal STRs subject to the terms of Bill 41. STR rule updates are here –> Bill 41 (CO 22-7) – Oahu’s New Short-Term Rental Rules 2022
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This is THE ultimate guide to short-term vacation rental condos – condo hotels – in Honolulu. The vast majority of Honolulu condo hotels are located in Waikiki, but most Waikiki condos are not condo hotels.
This guide attempts to clarify what you need to know about condo hotels and short-term renting in Honolulu.
There was no source to find this information prior to 2015 when we originally published this guide, which has been updated many times since, and it has become an invaluable resource for thousands of buyers and fellow realtors.
If you are interested in…
1) Purchasing a condo that allows short-term renting, visit our Condo Hotels for Sale page.
2) Finding out which condos in Honolulu allow short-term renting, scroll down half the page, and see the entire list.
3) Learning about short-term rental requirements, unit classification, nonconforming use certificates, taxes, financing, and property management, read on.
‘Short-term rentals’ are residential dwelling units that allow rental terms shorter than ninety consecutive days per tenant. The City & County of Honolulu refers to short-term rentals as ‘TVUs’ or ‘Transient Vacation Units,’ where the owner is not residing as a host in the same dwelling. This differentiates TVUs from B&Bs where the owner/host resides in the same dwelling. Both TVUs and B&Bs are subject to strict rules and fines.
Renting shorter than ninety consecutive days per tenant is also referred to as ‘Short-Term Renting’ or ‘STR.’
See related article: Bill 41 (CO 22-7) – Oahu’s New Short-Term Rental Rules 2022
Our guide focuses on TVUs, (non-hosted) short-term rental condos. Because these condos can rent as frequently as daily, just like a hotel, we refer to them as ‘condo-hotels,’ or short ‘condotels.’
Condotels are hugely popular:
- Investors buy them because of the maximum rental income potential.
- 2nd home buyers buy them because of the maximum rental flexibility that allows them to generate rental income and utilize them for personal enjoyment between bookings.
See related article: Waikiki Condotel Reality: Cash Flow vs Lifestyle
PS! We don’t just write useful articles. We are expert real estate agents here to help. For an informed decision, Contact Us when you are ready to purchase or sell.
Requirements For Short-Term Renting
For short-term renting, the property must meet one of the following three requirements:
1) The underlying zoning must be ‘resort mixed use’ (or ‘resort’ if outside of Waikiki), and the HOA / building house rules cannot restrict short-term vacation renting.
2) The individual property must have a Nonconforming Use Certificate or NUC. There are only 793 NUCs in Honolulu County (the city stopped issuing NUCs in Sept. 1990).
3) The condo building is grandfathered as a nonconforming hotel and is exempt from the NUC requirement.
For a condo building to be grandfathered as a nonconforming hotel today, it will need to have maintained an ongoing 24-hour hotel desk operation and must meet today’s Land Use Ordinance (LUO) definition of a hotel, which reads as follows:
“ ’Hotel’ means a building containing lodging and/or dwelling units offering transient accommodations, and a lobby, clerk’s desk or counter with 24-hour clerk service, and facilities for registration and keeping of records relating to hotel guests.”
However, for a condo building to have been grandfathered as a nonconforming hotel and to be exempt from the NUC requirement in 1989, the building must have also met the old LUO’s definition of a hotel. That definition required a building with at least 50% lodging units without full kitchens.
Note: This could be changing in the future as some attorneys might try arguing that ‘grandfathered nonconforming hotel use status’ should require meeting merely today’s hotel definition. – Stay tuned.
Several buildings, e.g. Waikiki Banyan and Waikiki Sunset have been operating as a hotel for decades, easily meeting today’s LUO’s hotel definition. But they simply did not meet the old definition at the time Waikiki was rezoned. Now you know why they were not grandfathered as a nonconforming hotel and have not been exempt from the NUC requirement in 1989.
Other buildings, e.g. Palms At Waikiki, Aloha Surf, Hawaiian Monarch, and the Ala Moana Hotel Condo met the old LUO’s definition and still meet today’s definition. These buildings are exempt from the NUC requirement.
Yet other buildings (e.g. Waikiki Lanais and Waikiki Skytower) never met either the old or the new LUO’s hotel definition and were never exempt from the NUC requirement. In Waikiki Lanais, some units had NUCs, but all have long expired because the unit owners failed to renew their NUCs. Some owners in Waikiki Lanais are apparently still trying to comprehend why their unit never was allowed to operate as a legal short-term rental, hence the Waikiki Lanais AOAO hired a high-powered attorney in Summer 2019 for an alleged $40K to help them sort it out. – Stay tuned.
See related article: The Risks of Short-Term Vacation Renting
- Effective October 2020, there is a 4th path to legal short-term renting without having to meet one of the above-mentioned three requirements. NEW limited provisions under Bill 89/CO 19-18 apply only to B&Bs, and not to TVUs. Check the details of the application and approval process with updates in our separate article Bill 89 Honolulu – New Short-Term Rental Rules Oahu – Stay tuned.
Flowchart – Short-Term Renting is allowed if..
* Dedication For Residential Use
Unit Classification (for property tax purposes)
For property tax collection, each individual condo unit is classified either as ‘Residential’ or ‘Hotel & Resort.’
As of 2017, all condos within the ‘resort mixed use’ zone (‘resort’ if not in Waikiki), are automatically classified as ‘Hotel & Resort’ and taxed at the higher ‘Hotel & Resort’ property tax rate, whether you rent your unit as a TVU or not.
Except, you may petition and ‘dedicate your condo for residential use.’ The residential dedication will reduce the ‘Hotel & Resort’ property tax rate to the lower ‘Residential’ or ‘Residential A’ property tax rate. But a condo unit with a residential dedication will no longer be allowed to rent as a TVU.
The ‘Petition to Dedicate Property for Residential Use’ must be filed by September 1st of a given year. If granted, the dedication lasts for 5 years. The new property assessment notice is being mailed to owners in mid-December and serves as the approval/disapproval notice of the residential dedication. If approved, the lower ‘Residential’ or ‘Residential A’ property tax rate will take effect on July 1st of the following year, the start of the next fiscal year.
See related article: Dedicating Your Condotel For Residential Use
The ‘dedication for residential use’ can be broken. However, that will trigger back taxes and penalties. If in doubt, check with Honolulu’s Real Property Assessment Division (808) 768-3799.
Before assuming that all condos within the ‘resort mixed use’ zone (‘resort’ if not in Waikiki) are allowed to rent as a TVU, always confirm both:
- The individual condo unit has not been ‘dedicated for residential use,’ and
- The HOA/building house rules don’t restrict short-term renting.
According to the Revised Ordinances of Honolulu Section 8.7.1(h), a unit with a valid NUC still remains classified based on the underlying zoning. In other words, a Waikiki condo on a parcel zoned ‘Apartment’ with a valid NUC maintains the ‘Residential’ classification and is taxed at the lower ‘Residential’ or ‘Residential A’ property tax rate.
That’s why NUC units are selling like hotcakes! NUC units allow legal short-term renting for maximum cash flow potential without being taxed at the significantly higher ‘Hotel & Resort’ property tax rate.
See related article: Guide To Honolulu Property Taxes
Taxes (Honolulu County)
• Property Taxes
A unit classified as ‘Hotel & Resort’ is taxed at 1.39% of the assessed value, whereas a unit classified as ‘Residential’ is taxed at either:
1) The ‘Residential’ tax rate of 0.35% of the assessed value. This rate only applies to:
- a) residential properties where the owner claims a homeowner’s exemption for the owner’s primary residence, or
- b) residential properties where the owner cannot claim the home exemption (the property is not the owner’s primary residence) and the assessed value is less than $1,000,000.
2) The “Residential A” tax rate of 0.45% of the assessed value up to $1,000,000, and 1.05% of the assessed value at $1,000,000 and above. This two-tier rate only applies to residential properties where the owner cannot claim the home exemption (the property is not the owner’s primary residence) and the assessed value is $1,000,000 and above.
On October 1st of a given year, the tax office determines the unit’s classification, which applies to the following fiscal year.
Example: October 1st, 2021 the classification is determined for the fiscal year 2022, effective July 1st, 2022 – June 30th, 2023.
• Rental Income Taxes
All short-term rental income is subject to the following taxes:
- 1) GET – General Excise Tax – of 4.5% (Applies to all rental income).
- 2) TAT – Transient Accommodation Tax – of 10.25% in addition to the GET. (Applies to all rental income from rental terms shorter than 180 days).
- 3) OTAT – Oahu Transient Accommodation Tax – of 3% in addition to the GET & TAT. (Applies to all rental income from rental terms shorter than 180 days).
There is more to it. Filing and paying GET, TAT OTAT might seem overwhelming at first, but it’s super easy if you follow our tutorial: GET, TAT & OTAT In Hawaii – The Easiest Way To File And Pay
Late filing or under-reporting rental income can trigger stiff fines. Don’t take chances. We recommend always filing and paying on time.
NUCs – Nonconforming Use Certificates
A ‘NUC’ is a certificate that allows short-term renting for an individual property located outside the ‘resort mixed use’ or ‘resort’ zone. The DPP – Department of Planning & Permitting in Honolulu issued NUCs up until September 1990. No new NUCs have been issued since.
Existing NUCs stay with the property and are subject to ongoing renewal with the DPP Code Compliance Branch by September 30 of every even-numbered calendar year. The cost to renew is $400 (2018) for a two-year renewal. Once a NUC expires without timely renewal it is lost for good.
As of this writing, there are 793 current NUCs, 759 of them have been issued for TVUs (Transient Vacation Units). Most of them are scattered throughout a dozen residential Waikiki condo buildings. Only a few of them are located outside of Waikiki.
34 NUCs have been issued for hosted B&Bs (Bed & Breakfast homes). All of these are outside of Waikiki, mainly on Oahu’s North Shore, on the Windward side, and a few along the Leeward coast.
Financing
Since the 2009 financial crisis, most banks will not lend on condos that lack a full kitchen (aka lodging units), though there are exceptions (e.g. Finance Factors – may require more than 30% cash down payment and interest rate may likely be quite a bit above conventional mortgage rates).
The definition of a ‘full kitchen’ varies a bit among mortgage lenders. They typically require a full-size refrigerator, a sink, a cooking range, or a 4-burner cooktop with a separate oven instead of the range. Some lenders might lend with just a 2-burner built-in cooktop and others may require a freezer with its own door.
Condotels with full kitchen typically require a ‘condotel portfolio loan’ with a 30% minimum cash down payment (70% LTV max) unless you buy as an owner-occupant. ‘Portfolio loan’ means that the lender keeps the loan in-house. Conventional Fannie Mae/Freddy Mac financing typically is not available for condotels.
Portfolio loan interest rates are typically slightly higher than regular conventional loan rates.
Just because your golfing buddy is the president of your favorite bank for the last 50 years does not mean your bank will finance a condotel, regardless if they claim otherwise. We have seen many lenders over-promise and under-deliver when it comes to financing condotels.
Only a handful of local Hawaii mortgage lenders offer condotel financing. They frequently change their appetite based on their level of exposure in the condotel market in comparison to their total loan volume in any given year.
Most large mainland banks are not willing to lend on condotels although some less traditional lenders have done so on rare occasions, e.g. Guaranteed Rate or First Foundation.
We recommend that you get your financing lined up before your purchase. Contact us when you are ready, and we’ll get you connected with the condotel lenders that can finance your purchase at that time.
See related article: Hawaii Condotel Financing | Lenders for Vacation Rentals
Property Management
• Hotel Desk Operator
Some, but not all condotel buildings have an established hotel desk operator that is well equipped to manage your condotel unit.
Pros: Strong marketing presence, brand recognition, and potentially some additional guest services offered through the hotel desk. An effective onsite hotel desk operator could potentially charge a higher daily rental rate and maximize room occupancy. Consistent booking performance can be achieved with strength in numbers. In some buildings, the hotel desk operator exerts great control over other third-party property managers, stifling the competition.
A hotel desk operator is often best equipped to address guest concerns quickly and manage onsite emergencies, including moving a guest into another room if needed.
A hotel desk operator might offer the most flexibility with your personal use requirements. This can be an important benefit to consider if your travels/personal use tends to be spontaneous. Imagine you decide on a whim to vacation in your condotel. The hotel operator might be able to block your room for your personal use and move existing future bookings to another comparable room. If moving the existing future booking is not practical, the hotel operator might be able to offer you a comparable room at a customary reduced owner rate.
Cons: Typically, a hotel desk operator charges higher management fees, sometimes ~50% or more of the gross rental income. A hotel front desk operator might require your unit to match a consistent minimum maintenance quality standard, including occasional furniture upgrades or remodeling work at the owner’s expense.
A hotel desk operator’s management contract might also include longer lock-in periods. An owner may not be able to terminate a management contract without giving extended notice.
• Third-Party Property Management Agency
Pros: A third-party property manager may charge a lower management fee of ~15% – 25% and tends to be more flexible on the unit’s quality standards with fewer requirements.
Cons: A third-party property manager’s marketing efforts may not have the same reach and might result in less gross rental revenue.
A third-party property manager may not have the same economy of scale and may not have the critical mass of available inventory to manage as efficiently. Your booking calendar may be less flexible to satisfy your desire for personal use. Your unit might already be booked several months in advance.
Some buildings have restrictions or additional requirements for third-party property managers to operate. This could diminish the third-party property manager’s effectiveness and limit your net rental return.
Note: It’s not always a binary black or white decision on whether a hotel operator or a third-party property manager offers a superior service with better results for you as the owner. Each unit, building, and property management option should be analyzed and assessed based on your personal needs.
• Owner/Self Managing
You may self-manage your rental property without using a licensed property manager (subject to the condo’s governing documents). However, if you live off-island, Hawaii law requires that you have an on-island agent, a caretaker, or a custodian serving as a ‘local contact’ on your behalf in case of an emergency, natural disaster, or to handle any other property and tenant issues.
Your ‘on-island local contact’ does not have to be a licensed real estate professional if your on-island local contact manages only your real estate activities, e.g. renting and offering to rent. However, your property manager must be licensed if he/she is managing properties for multiple owners.
Some more information for rental property owners is here. You should also be familiar with Hawaii’s Landlord-Tenant Code. Whatever you do, we recommend following the rules.
Also Good To Know
1) As a rule of thumb, Waikiki’s ‘resort mixed use’ district runs between oceanside Kuhio Ave and the ocean, as well as along the oceanside of Ala Moana Blvd. You can check a detailed map here. That might change in the future. Stay tuned by signing up for our newsletter at the bottom of this article.
2) Most condotels do not have a dedicated parking stall. However, typically there will be parking available for rent within the building or nearby.
3) Most condotel buildings do not allow individual washers and dryers. Instead, condotel buildings typically include a community laundry. Some existing washers and dryers within a condotel may have been installed without AOAO’s approval and or a building permit. Illegally installed washers and dryers could stress the existing plumbing and electrical systems beyond capacity and could be a liability. Verify if the existing washer and dryer are legal and approved.
4) Whenever rental rules contradict the underlying zoning laws and the condo documents, the more restrictive rules always prevail. – No exception.
- a) A few condo buildings, e.g. Foster Tower, Crescent Park, and Scandia Towers are on parcels zoned ‘resort mixed use’ but their respective house rules restrict rental terms to 30 days or more. – The more restrictive condo rental rules prevail.
- b) A few condo buildings, e.g. Waikiki Lanais and Waikiki Skytower, as mentioned above, are on parcels zoned ‘apartment’ but the AOAO has been tolerating short-term rental activity for decades in the past. Contrary to popular misinformation, – the more restrictive zoning rules prevail.
- c) Sometimes buildings change their house rules, e.g. 2465 Kuhio At Waikiki. The building eliminated short-term rental restrictions from its condominium documents in 2019 and is now allowing TVUs consistent with the underlying ‘resort mixed use’ zoning.
5) A few condotel buildings, e.g. the Ala Moana Hotel Condo restrict owners to occupy their condotel as full-time occupants and impose maximum time limits on long-term residential occupancy. Remember that most Ala Moana Hotel Condo units are tiny in size and were designed as lodging units lacking full kitchens. With long-term occupancy limits, owners may not claim a ‘Homeowner Exemption.’
6) Many condotel buildings do not allow pets. – Verify.
The Ultimate List Of Legal Waikiki Condotels
This is what you are looking for. Following is a comprehensive list of all condos in Waikiki that allow short-term vacation rentals.
The data is believed to be reliable but not guaranteed. Use at your own risk. Zoning and building house rules can and do change.
Please let us know if you find any discrepancies we might have missed. We are grateful and will humbly update. With your kind consideration, this guide will stay current and help many more buyers too! ~ Mahalo for your input.
The list is divided into five categories, with buildings organized alphabetically:
A) Parcels zoned ‘Resort Mixed Use’ – with hotel operation. = Short-term renting allowed.
B) Parcels zoned ‘Resort Mixed Use’ – no hotel operation. = Short-term renting allowed.
C) Parcels zoned ‘Apartment’ – with hotel operation. Grandfathered as a nonconforming hotel and exempt from NUC requirements. = Short-term renting allowed.
D) Parcels zoned ‘Apartment’ – with hotel operation. Specifically carved out as a legal STR property under Bill 41 (CO 22-7) = Short-term renting allowed.
E) Parcels zoned ‘Apartment’ – no hotel operation. = The individual unit must have a NUC, otherwise no short-term renting.
A) Parcels zoned ‘Resort Mixed Use’ – with hotel operation. = Short-term renting allowed.
Size: Studio – 1BR, ~200 to 450 sq ft. Full kitchen: Only 8 x 1BR.
Hotel Operator: Castle Resorts (Phone: 808-545-3510).
Tenure: Fee simple.
Note: 8 x 1BR units with full kitchen. There are 5 other 1BR without full kitchen.
Size: Studio – 2BR, 500 to 1,000 sq ft. Full Kitchen: Yes.
Hotel Operator: Aqua Ilikai Hotel & Luxury Suites (Phone: 808-954-7417).
Tenure: Fee simple.
Note: The 500 sq ft units were originally all 1BR, but most owners have removed the shoji doors to create a large studio with improved wider views.
One of only three condos in Waikiki with direct beach access without having to cross a busy street. Several owners are marketing their units for short-term renting at www.waikikibeachrentals.com
Size: Studio – 1BR, ~300 to 680+ sq ft. Full Kitchen: Only 1BR.
Hotel Operator: Luana Waikiki Hotel (Phone: 808-955-6000).
Tenure: Fee simple.
Note: 2 types of studios – ‘Studio Kitchenette’ with stove burner and microwave and the ‘Hotel Room’ without stove and microwave.
Size: Studio – 1BR, ~350 to 450 sq ft. Full Kitchen: Only 1BR.
Hotel Operator: Springboard Hospitality (Phone: 808-923-9805).
Tenure: Fee simple with a few leasehold (expiry: 2044).
Note: Rooftop pool with spectacular ocean views.
Size: 1BR – 2BR, ~500 to 700 sq ft. Full Kitchen: Yes.
Hotel Operator: Regency on Beachwalk by Outrigger (Phone: 808-922-3871).
Tenure: Fee simple.
Note: A stone’s throw away from the Trump Tower.
Size: Studio – 3BR, ~500sqf to 3,000+ sq ft. Full Kitchen: Yes.
Tenure: Fee simple.
Note: Tower 1 was completed in 2016 and Tower 2 was completed in 2017. Besides Ritz-Carlton’s hotel operation, only a few select 3rd party rental agencies are allowed to manage TVUs. No deeded parking stalls, but owners enjoy complimentary parking while staying in their unit.
Size: Studio – 3BR, ~350 to 3,000 sq ft. Full Kitchen: Yes.
Hotel Operator: Trump International Hotel Waikiki Beach Walk (Phone: 808-683-7777).
Tenure: Fee simple.
Note: Besides Trump’s hotel operation, only a few select 3rd party rental agencies are allowed to manage TVUs. No deeded parking stalls, but owners enjoy complimentary parking while staying in their unit.
Size: 2BR, ~1,000 to 1,100 sq ft. Full Kitchen: Yes.
Hotel Operator: Aston Waikiki Beach Tower (Phone: 808-926-6400).
Tenure: Mixed fee simple and leasehold (expiry year 2039).
Note: Aston offers 14 days of complimentary cleaning service per year for units in their rental program. Several units – especially ‘-02’ and ‘-03’ units on higher floors – offer outstanding ocean and Diamond Head views.
Size: ~200 to 470 sq ft (studios). Full Kitchen: Some units.
Hotel Operator: Castle Resorts at the Waikiki Grand Hotel (Phone: 808-923-1814).
Tenure: Fee simple with a few leasehold (expiry year 2043).
Note: Very few units come with a parking stall. Very few 1BR.
Size: Studio – 2BR, ~350 to 1,200 sq ft. Full Kitchen: Yes.
Hotel Operators: Castle (808-952-4500), Park (808-954-7426) & Outrigger (808-922-3871).
Tenure: Fee simple.
Note: One of only three condos in Waikiki with direct beach access without having to cross a busy street. The only condo building right on the white sandy beach in Waikiki. There are three hotel operators in the building. Pet friendly (verify).
B) Parcels zoned ‘Resort Mixed Use’ – no hotel operation. = Short-term renting allowed.
Size: 2BR, 876 to 989 sq ft. plus big lanais. Full Kitchen: Yes.
Tenure: Fee simple.
Updated August 2019: Latest addition to the list. The AOAO just changed their condo docs to no longer restrict short-term renting.
Size: 1BR, ~365 sq ft. Full Kitchen: Yes.
Tenure: Fee simple.
Note: Pet friendly (verify). Only three of the units come with parking. There is one studio on the 1st floor without a full kitchen.
Size: Studio – 1BR, ~420 to 650 sq ft. Full Kitchen: Yes.
Tenure: Fee simple.
Note: One of only three condos in Waikiki with direct beach access without having to cross a busy street.
Size: Studio – 3BR, ~320 to 3,300 sq ft. Full Kitchen: Yes.
Tenure: Leasehold (expiry: 2052).
Note: Just 8 units total. All other units in the building are time-share units managed by the Imperial.
Size: 1BR, ~430 sq ft. Full Kitchen: Yes.
Tenure: Fee simple with a few leasehold (expiry: 2035).
Note: The house rules reportedly state that renting must be in accordance with the zoning. About 30% of the units come with one parking stall.
Size: Studio – 1BR, ~200 to 500 sq ft. Full Kitchen: No.
Tenure: Mixed fee simple and leasehold (expiry year 2033).
Note: Two buildings. ‘Tower 1’ (2463 Kuhio Ave) is fee simple and ‘Tower 2’ (2450 Prince Edward St) is leasehold. Pet friendly (verify).
Size: Studio, ~392 sq ft. Full Kitchen: Yes.
Tenure: Fee simple.
Note: All units come with one parking stall.
Niihau Apts
Size: 1BR to 3BR, 452 to 1,205 sq ft. Full kitchen: Yes.
Tenure: Fee simple.
Size: 1BR – 2BR, ~500 to ~670 sq ft. Full Kitchen: Yes.
Tenure: Leasehold (expiry year 2041).
Note: About 30% of the units come with one parking stall. Community laundry on every floor.
Size: Studio, ~392 sq ft. Full Kitchen: Most units.
Tenure: Fee simple with a few leasehold (expiry: 2034).
Size: Studio, ~392 sq ft. Full Kitchen: Yes.
Tenure: Fee simple with a few leasehold (expiry: 2032).
Note: Many units come with one parking stall.
C) Parcels zoned ‘Apartment’ – with hotel operation. Grandfathered as a nonconforming hotel and exempt from NUC requirements. = Short-term renting allowed.
Size: Studios, ~180 to 390 sq ft. Full Kitchen: No.
Hotel Operator: Aqua Aloha Surf Waikiki Hotel (Phone: 808-954-7410).
Tenure: Fee simple.
Note: Fun open-air lobby.
Size: Studio – 1BR, ~200 to 570+ sq ft. Full Kitchen: Only 1BR.
Tenure: Mix of fee simple and leasehold (expiry year 2054).
Note: The ‘Hawaiian Monarch Hotel’ has 50 hotel rooms, all owned by Roberts Hawaii with an office on the 2nd floor. They do not manage individually owned units. Despite the hotel operation’s self-imposed restrictions – not offering the hotel services to individual owners – the building is exempt from the NUC requirement, and owners are allowed to rent their units as TVUs.
Size: Studio – 1BR, ~280 – 570 sq ft. Full Kitchen: Some studios, all 1BR.
Hotel Operator: Aqua Skyline at Island Colony (Phone: 808-954-7411).
Tenure: Fee simple with a few leasehold (expiry: 2044).
Note: Short-term renting only allowed if owner has an agreement signed with Island Colony Partners and has reclassified unit to Hotel Resort (if not already classified as such).
There are two types of studios:
1) ‘Studio units’ which allow full kitchens, although most of these units do not have a full kitchen.
2) ‘Lodging units’ which do not allow full kitchens.
Size: Studio – 1BR, ~220 to 750+ sq ft. Full Kitchen: Only 1BR.
Hotel Operator: Aqua Palms Waikiki (Phone: 808-954-7424).
Tenure: Fee simple.
Note: Some units come with a parking stall. The building’s governing documents prohibit owners to claim a Homeowner’s Exemption. An owner may live in their unit full-time but the property will be taxed at the higher ‘Hotel & Resort’ property tax rate.
Size: Studio – 3BR, ~310 to 1,780 sq ft. Full Kitchen: Only 1 -3BR.
Hotel Operator: Wyndham Vacation Resorts Royal Garden (Phone: (808) 943-0202), only managing the time-share units.
Tenure: Fee simple.
Note: Mostly studios, with just a few select 1, 2 and 3BR units. 140 units are time-share units managed by Wyndham Vacation Resorts Royal Garden and about 68 units are individually owned condo units.
D) Parcels zoned ‘Apartment’ – with hotel operation. Specifically carved out as a legal STR property under Bill 41 (CO 22-7) = Short-term renting allowed.
Size: 1BR, ~530 to 600 sq ft. Full Kitchen: Yes.
Hotel Operator: Aston at Waikiki Banyan (Phone: 808-922-0555).
Tenure: Fee simple with a few leasehold (expiry year 2035).
— Update 4.26.2022: All Waikiki Banyan non-NUC units are now legal STRs under the provisions of Bill 41 (CO 22-7) – Oahu’s New Short-Term Rental Rules 2022. – Some units maintain a NUC with reduced renewal fees.
Note: All units come with one unassigned parking stall. Two towers with shared amenities.
Size: 1-2BR, ~530 to 600 sq ft. Full Kitchen: Yes.
Hotel Operator: Aston Waikiki Sunset (Phone: 808-922-0511).
Tenure: Mixed fee simple and leasehold (expiry year 2036).
— Update 4.26.2022: All Waikiki Sunset non-NUC units are now legal STRs under the provisions of Bill 41 (CO 22-7) – Oahu’s New Short-Term Rental Rules 2022. – Some units maintain a NUC with reduced renewal fees.
Note: All units come with one unassigned parking stall.
E) Parcels zoned ‘Apartment’ – no hotel operation. = The individual unit must have a NUC, otherwise no short-term renting.
Size: Studio – 1BR, ~430 to 720 sq ft. Full Kitchen: Yes.
Tenure: Fee simple with a few leasehold (expiry: 2051).
Note: Every unit comes with 1 parking stall. Some units come with 2 parking stalls! Less than 30 units have a NUC.
Size: Studio – 1BR, 460 to 630 sq ft. Full Kitchen: Yes.
Tenure: Fee simple.
Comments: All units come with at least 1 parking stall. Less than 20 units have a NUC.
Size: 1BR – 3BR, ~400 to 2,400 sq ft. Full Kitchen: Yes.
Tenure: Mainly leasehold (expiry year 2041) with some fee simple.
Note: All units come with at least 1 parking stall. Some units are timeshare units. Three timeshare management companies maintain an office in the building. Less than 65 units have a NUC.
Waikiki Marina Condominium
Size: Studio, ~360 to 390 sq ft. Full Kitchen: Yes.
Hotel Operator: The Equus (Phone: 808-949-0061).
Tenure: Mostly fee simple with a few leasehold (expiry 2048).
Note: Almost every unit has a parking stall. Less than 60 units have a NUC. There is a hotel operator in the neighboring building, which will manage rentals in the building but will only do short-term renting if the unit has a NUC.
Other Condos Worth Noting:
Here are a few buildings with only a very small number of NUC units allowed to do short-term renting. Otherwise, no short-term renting.
2121 Ala Wai – only unit #2406 has a NUC.
Aloha Towers – only unit #601 has a NUC.
Monte Vista – only unit #1005, #1704 & #1705 has a NUC.
250 Ohua – only unit #12A has a NUC.
Canal House – only unit #2405 has a NUC.
Fairway Villa – only unit #1516 and #2502 have a NUC.
Other condos people are asking about:
Waikiki Lanais – no NUC units (see reference above and here). = No short-term renting.
Waikiki Skytower – no NUC units. = No short-term renting.
Waikiki Park Heights – no NUC units. = No short-term renting.
Inn On the Park – no NUC units. = No short-term renting.
Diamond Head Beach Hotel – no NUC units. = No short-term renting.
Hawaiian King – no NUC units. = No short-term renting.
—————-
2 Honolulu “Outsiders”
In Honolulu, outside of Waikiki, there are just 2 condo buildings that allow short-term vacation renting:
Size: Studio -2BR, ~250 to 1,900 sq ft. Full Kitchen: Only 1 & 2BR.
Hotel Operator: Mantra runs the operation, though the name of the operation is listed as Ala Moana Hotel (808-955-4811), without the Mantra name.
Tenure: Fee simple.
Zoning: “Business Mixed Use” and all units are classified as “Hotel & Resort”. Grandfathered nonconforming hotel use status and exempt from the NUC requirement.
Note: Great building. Owners are not allowed to occupy full-time. High maintenance fees.
Size: Studio – 2BR, ~370 to 1,200 sq ft. Full Kitchen: Most units.
Hotel Operator: Aston at the Executive Centre Hotel Hawaii (Phone: 808-539-3000).
Tenure: Mainly leasehold (expiry: 2053) with some fee simple. The fee is being offered on all units.
Zoning: “BMX-4” is a type of business mixed-use zoning that allows for commercial, residential, and short-term vacation rentals.
Note: Predominantly 1BR units. Great rooftop amenities deck. Some units are townhouse-style. Located in Honolulu’s Downtown business district.
Update August 2019: The AOAO is currently rectifying a lack of the required ‘change of use permit’ to be legally operating as a hotel, as it was pointed out to them recently by the DPP. – Oops. Stay tuned.
— We don’t just write about this stuff. We are expert realtors specializing in representing buyers and sellers of real estate in any market condition. We are committed to providing the most excellent service available on the planet. We love what we do and look forward to assisting you too!
Contact us when you are serious and ready. We are here to help.
________________________________
Also…, we want to make this The Best real estate website you visit. We would love to get your feedback on how we might improve. We are humbled by your support and remain committed to constant learning and growing with you. ~ Mahalo & Aloha
________________________________
Disclaimer: The information is deemed reliable, but not guaranteed, and should not be relied upon in deciding to purchase or sell. Always verify any and all information before deciding to purchase or sell. Rules, regulations, tax rates, tax laws, zoning laws, condo governing documents, etc. are subject to change. We love to get your suggestions and additions we might have missed and will humbly update. With your kind consideration, this guide will stay current and help many more buyers too! We are here to help and committed to your success. Mahalo for your input, comments, and questions below.
March 24, 2023 - 4:42 am
Hello I am looking to buy a studio at the island colony and rent it out as STR. Can you advise if I can manage the rental myself or it needs to go through the hotel management? How does the process look like? Thank you
October 5, 2022 - 1:38 pm
Interesting in short term rental . I just needed more information. I have no idea where to start I would appreciate any help. Thank you in advance
March 17, 2023 - 11:14 am
Aloha!
1) Review all our condotel/short-term rental resources: https://www.hawaiiliving.com/blog/category/condotels-short-term-rentals/
2) Establish what your cash budget is. If you need financing, get pre-qualified with any of these condotel lenders: https://www.hawaiiliving.com/blog/condotel-financing-options/
3) Call us or use the contact form when you are ready to proceed.
We are here to help.
~ Mahalo & Aloha
September 8, 2022 - 10:29 am
Aloha Bev and George,
I am an investor and was interested purchasing a unit at 441 Lewers St and called the Planning dept and spoke with one of the planners this morning. She kindly informed me that they recently sent a letter to that building (441 Lewers Street) on May 23, 2022 clarifying that this building is NOT allowed for vacation rentals because it is out of the resort zone and does not meet the minimum qualifications for hotel / resort classification (no front desk, no 24 hr employee, etc….). If you ever want 100% clarification on a property status for permitted use as a vacation rental write to the Department of Planning and Permitting with a $150 check requesting a “clarification letter.” You must understand that the DPP is a very dysfunctional department and it is well worth $150 to have a letter. I do this for all of my vacation rentals even if they are clearly in the resort zone just in case a misinformed or corrupt employee starts sending out ludicrous citations. Having the stamped official letter from DPP will be what keeps your rental income flowing in the case there is a discrepancy and there have been many many discrepancies in the past years about which buildings are legit STVR and which are not.
September 9, 2022 - 11:59 pm
Aloha Tyler!
Thank you for your contribution and for sharing intel about a 5.23.2022 DPP letter.
Perhaps the DPP is catching on and getting things straight. I haven’t seen the letter, but it is correct that 441 Lewers never met the LUO’s definition to qualify for Grandfathered Hotel and Resort Use. Therefore, STRs should not be legal here.
– Yes, that makes sense.
Oddly, in the year 2017, CO 17-13 did identify this building as Grandfathered for Hotel and Resort Use(!?)
– No, that made NO sense.
Even today, in the new fiscal year 2022 which started on 7.1.2022, the city still charges twelve out of forty units in the building the higher $13.90 Hotel Resort Zone property tax rate.
That’s the default property tax rate for this parcel and the privilege of short-term renting as per CO 17-13 unless the owner applied for the ‘Residential Use Dedication.’
– Mistake, sloppiness, or dysfunctional?
Could the city have wrongfully overcharged these twelve units by a whopping ~$10K per unit in property taxes during the last 5 years?
In doubt, it’s a great idea to get an official clarification letter from the experts at the DPP.
~ Mahalo & Aloha
August 7, 2022 - 10:32 am
Outstanding. So much useful info. Best real estate website I have ever seen.
The NUC/STR BIBLE.
August 13, 2022 - 3:20 pm
Aloha Patsy Wilhelm!
Cool, thanks for your kind words.
Glad we can help.
Call us when you are ready to buy and sell again.
~ Mahalo & Aloha
July 24, 2022 - 5:25 pm
Hello following up on the Executive Centre – I was reading through Bill 41 and it excludes BMX4 from transient vacation rentals and I do not believe this building has the grandfathered hotel permit either
August 13, 2022 - 3:24 pm
Aloha Jerry!
It appears, there is no change in the status quo. No update.
The front desk still operates. No city letters threatening to shut down STRs.
If anyone has an update, please post for the benefit of many.
~ Mahalo & Aloha
July 16, 2022 - 10:23 am
Aloha! It’s been awhile since I read about an update on Executive Centre – do you know if there has been any movement and also if the new bill affects the mixed business use zoning for the Executive Centre as I do believe that area was never mentioned in the bill and most likely was overlooked as that is the only building of its kind in the area with that zoning. Mahalo.
June 27, 2022 - 7:15 am
Is 441 Lewers Street Pacific Palms legal for short term rentals? TY
June 27, 2022 - 11:04 pm
Aloha Bev!
Yes, according to CO17-013, unless the individual condo unit is ‘dedicated for residential use.’
Check the city’s list of properties dated 6.26.2017 posted in our article here: https://www.hawaiiliving.com/blog/new-rules-dedicating-condotel-residential-use/
CO 17-013 identifies 441 Lewers on the list as ‘grandfathered for hotel and resort use’ (!)
However, it makes no sense why that property ever made the list!! It’s blatantly inconsistent with the city’s own rules. A mistake or oversight, deliberate or accidental?
Please, if anyone knows the right person at the city that can explain this discrepancy, we are curious and happy to share any updates.
—> Correction and update 9.9.2022: Check the above 9.8.2022 comment from Tyler about a 5.23.2022 letter from the DPP clarifying that STRs are NOT allowed at 441 Lewers St. – Thank you Tyler for your contribution!
~ Mahalo & Aloha
October 2, 2022 - 3:23 pm
Hi George, I am looking to buy a 2bd in a STR zoned building. If I use it as my primary residence, but also STR the spare room will I still be clear from capital gains if residing there for 2 out of 5yrs?
March 14, 2023 - 9:40 pm
Aloha Sally!
Careful when you mix personal use with business use.
With tax matters, it’s best to check with your favorite qualified tax professional.
We are only realtors providing exceptional real estate services.
Good luck.
~ Mahalo & Aloha
June 19, 2022 - 4:52 pm
What is the status of the Colony Surf? The minimum stay is 30 days and it is not in a residential neighborhood(next to Outrigger Canoe Club and Elks Club). I have stayed there for many years and had already paid a deposit and made a reservation for November 2022 before Bill 41 was passed.
June 20, 2022 - 10:36 pm
Aloha Nora!
Colony Surf is in the Medium Density Apartment zone, …which is residential.
Effective October 23, 2022, Colony Surf’s minimum rental terms are supposed to be 90 days or longer.
More about Bill 41: https://www.hawaiiliving.com/blog/bill-41-co-22-7-oahus-short-term-rental-rules-legal-str-properties/
Good luck.
~ Mahalo & Aloha
May 28, 2022 - 7:46 am
According to the list in the link below,
Inn on the Park is and Exempt NUC
And 80%+ are operating as STRs
It was built and operated originally as a hotel then converted to a condo
It also has a 24/7 front desk with guest registration.
—link removed—
June 3, 2022 - 6:58 pm
Aloha Alan C!
I regret, the list you provided appears far from accurate.
To prevent embarrassing the source of the list, I omitted the link from your comment. 😉
Careful. Blissfully unaware wishful thinking and confirmation bias are rampant.
There is no 24/7 front desk operation.
80%+ alleged blatant offenders don’t make it legal either.
However, if you can otherwise garner written verification from the DPP, then we will gladly update our Condotel Guide.
We are here to help.
Mahalo & Aloha
October 25, 2022 - 12:18 pm
Hi George
Inn on the Park does have 24/7 front desk operation. I invite you to visit the bldg lobby to verify this for yourself. Also, I have emailed you the Dept of Planning & Permitting’s (DPP) 1994 list exempting certain buildings from the nonconforming use certificate requirements. Inn on the Park is listed as “yes” Exempt from NUC
Mahalo
Alan
March 14, 2023 - 9:04 pm
Aloha Alan Christopher!
I appreciate your patience. Catching up…
As mentioned, Inn On The Park has NOT maintained an ongoing 24/7 front desk operation.
Inn On The Park is in the ‘apartment zoned precinct’ and is NOT exempt.
=> Short-term renting is not allowed.
The 1994 list was a working list by a DPP worker that worked there decades ago. The list is incorrect and was never used for official business.
It was leaked and has been circulating ever since.
I’m sorry you fell for it. You are not the only one.
But don’t take my word for it. Hash it out with the city’s authorities.
As I already responded on 10.23.2022 to your email…
1) Request an official written clarification from the DPP.
2) Post your confirmed findings as a comment on our Blog. 🙂
We will humbly update.
–Good luck,
Mahalo & Aloha
January 23, 2022 - 5:36 pm
Aloha George, can units in Tradewinds Plaza (2572 Lemon Street) rent out as nightly STRs?
June 3, 2022 - 7:06 pm
Aloha Meg!
Yes. We listed Tradewinds Plaza above appropriately in category B) Parcels zoned ‘Resort Mixed Use’ with no hotel front desk operation. = Short-term renting is allowed.
~ Mahalo & Aloha
January 4, 2023 - 4:02 pm
Hello, George,
Tradewinds does not allow lockbox. How could people change that?
thanks.
March 16, 2023 - 11:21 am
Aloha Jack!
As an owner, you may suggest to the AOAO board of directors practical solutions that could benefit the building.
Good luck.
~ Mahalo & Aloha
November 13, 2021 - 12:01 pm
Not a post. just looking as a newbie investor looking for passive cashflow positive income with Airbnb , etc.
Would like to work with someone knowledgeable in this field.
Mr Ching
June 3, 2022 - 9:59 pm
Aloha Mr Ching!
We are honored to assist in achieving your dreams.
1) Review all our Short Term Rental resources:
https://www.hawaiiliving.com/blog/category/condotels-short-term-rentals/
2) Establish your budget, and get pre-qualified with a condotel portfolio lender:
https://www.hawaiiliving.com/blog/condotel-financing-options/
3) Contact us when you are ready: https://www.hawaiiliving.com/contact/
We are here to help.
~ Mahalo & Aloha
July 14, 2021 - 12:07 am
Thank you for the thorough article on a confusing topic. I am looking at purchasing a unit at Pats in Punaluu for a STR, and see many units listed there on VRBO for under 30 days. One even says it is ‘a legal rental, exempt from Bill 89 (per Honolulu Department of Planning and Permitting)”, which is what prompted me to look up Bill 89 and the property as a whole. I don’t see any NUCs listed, (or the building) Is it exempt because of it’s location? or not? Mahalo
July 18, 2021 - 6:07 am
Aloha Wendy Swanson!
There are no legal STRs at Pats At Punaluu. Whoever claims otherwise, have them forward evidence and we will update our Guide. ~ Mahalo & Aloha
May 18, 2021 - 4:05 am
Great info Thanks for putting this together.
June 16, 2021 - 7:06 am
Aloha Alan!
You are welcome and thank you for your comment.
Call us when you are ready to buy or sell real estate.
We love to help.
~ Mahalo & Aloha
May 18, 2021 - 4:05 am
Executive center moved to BMX-3 and govt have cited some STR owners, HOA is in negotiation with govt and have been since late 2019.
June 16, 2021 - 7:06 am
Aloha Alan!
Thank you for commenting and adding to the knowledge base.
Much appreciated. 🙂
Please keep us posted when you hear of any updates. ~ Mahalo & Aloha
June 16, 2021 - 11:06 am
Seems process is really slow, Units have licenses for STR but are geting cited. Several units available for sale and great value good location but as a buyer I cannot afford to buy a unit which may not get approval for continued STR.
June 16, 2021 - 11:06 am
George Krischke, Principal Broker, Hawaii Living LLC
June 18, 2021 - 5:06 am
Alan Gregg! Mahalo for the update.
July 17, 2022 - 11:52 pm
Hello Alan – is there any update to this?
February 8, 2021 - 10:02 pm
Thanks for all of this excellent info! I have two quick questions:
Can you please let me know if any permits or licenses are required for doing short-term rentals of a condo in the Waikiki Resort Zone (Pacific Monarch building), other than GET and TAT registrations/ licenses?
Also, are GET and TAT registrations/ licenses for this automatically approved, or is there a chance they could be denied for some reason?
Thanks!
February 10, 2021 - 12:02 am
George Krischke, Principal Broker, Hawaii Living LLC thank you for all the info!
February 10, 2021 - 12:02 am
Aloha Carl Schneider!
1) Pacific Monarch is a legal condotel in the ‘Resort Mixed Use’ district with an existing front desk hotel operation. No extra permits or licenses are needed other than your GET/TAT license.
2) The GET/TAT license registers you with the tax office so that you can file and pay your taxes. They will not turn you down. They will always want your taxes. 😉
More GET/TAT info:
https://www.hawaiiliving.com/blog/get-tat-hawaii-easiest-way-file-pay/
Call us when you are ready to buy. 🙂
That’s what we do. We are here to help.
~ Mahalo & Aloha
March 7, 2020 - 11:03 am
What is a NUC and how can a property get one? Thank you
May 23, 2020 - 7:05 am
Aloha Christian Domingo!
As explained above, a NUC is a ‘Non-conforming Use Certificate’. There are currently only 808 NUCs remaining. Existing NUCs stay with the property and are subject to ongoing renewal with the DPP Code Compliance Branch by September 30 of every even-numbered calendar year. The cost to renew is $400 (2018) for a two-year renewal. Once a NUC expires without timely renewal it is lost for good. You can not obtain a new NUC.
The last time the city issued new NUCs was in Sept. 1990(!)
Let us know when you are ready to buy or sell.
We are expert realtors ready to help.
~ Mahalo & Aloha
February 24, 2020 - 9:02 pm
So helpful! I am supposed to stay at Discovery Bay Condos (across ala moana blvd from HHV) in April for 9 days and I dont see them on the list of legal rentals, can you let me know please!
February 24, 2020 - 10:02 pm
Aloha Sara Moore!
Thank you for your comment.
I regret, STR is not allowed at Discovery Bay.
Across the street are two legal condotel buildings:
Ilikai & Ilikai Marina.
Call us when you are ready to buy. 🙂
We are here to help.
Good luck.
Mahalo & Aloha
February 21, 2020 - 6:02 am
ALOHA….thank you for the information. I am so confused lol.
I have been looking for a 1B1B that I can rent short term either VRBO etc and on off weeks, months I can use it. IS THERE SUCH A BUILDING in Waikiki and is there a comprehensive list I can see addresses of HOA’s that allow it? I currently have a list of properties that I like but cannot find the information I am searching for. I’d like to make a little money to offset costs but be able to use it as well. I WOULD LOVE A washer/dryer in the unit but a realtor told me that it would be for LONG TERM (30 days or more) rentals. HUh?
Lastly, if I decide to offer long term rentals over 30 days, can I rent up to 9 months and use the other 3 months for personal use? Again, can’t seem to find the answers. Thanks again for your help; have a great weekend.
Mahalo
February 22, 2020 - 11:02 am
Aloha Lisa Rivaldo-Dillon!
Of course there are buildings that fit your criteria. Absolutely, you can rent for 9 months and use the other 3 months for personal use. We have assisted many clients that are looking for the exact same product. I just received your email and will respond directly.
~ Mahalo & Aloha
January 21, 2020 - 2:01 am
Thank you for the great information. Is the Ilima OK for short term rentals? Read through your list and didn’t see it mentioned.
January 24, 2020 - 5:01 am
Aloha Diane Booth Conway!
Thank you for your question.
Not sure which ‘Ilima’ you are referring to, however there is absolutely no legal short-term renting at Ilima Apts, Ilima Gardens, Ilima Court Condominium, Ilima West Apts, Hale Ilima, and Ilima At Hoopili.
However, if you meant ‘Kuilima Estates’, then you are in luck. Here is the latest update 2.10.2020: New DPP declaratory ruling: B&Bs and TVUs are allowed at ‘Kuilima Estates East & West’, pursuant to CO 19-18. That is because Kuilima Estates is within 3,500 feet of a resort zone district of greater than 50 contiguous acres and was rezoned to A-1 Low-Density Apartment District (Zone Change Application #71/2-33) as part of the rezoning of the Turtle Bay master planned resort.
— Let us know if you need assistance with buying or selling.
We are here to help. 🙂
~ Mahalo & Aloha
December 16, 2019 - 5:12 am
Will the author of this article please contact me regarding the ROH and property tax assessments. I have critical some information that may help others who own nightly rentals.
December 16, 2019 - 11:12 am
Aloha Peggy Kepler!
You may post your critical information in the comment section below, or contact us here:
https://www.hawaiiliving.com/contact/
We love to hear from you.
~ Mahalo & Aloha
September 26, 2019 - 9:09 am
What is the latest verdict on the Executive Center in Honolulu? Is it safe to rent via VRBO from private owner, for 1 week long?
October 15, 2019 - 1:10 am
Aloha Mars Vaaj!
Thank you for checking in and commenting.
Last we heard was that the Executive Center glitch was still being resolved.
Perhaps someone can pitch in and comment with an update when done. ~ Much appreciated.
“Is it safe to rent via VRBO from private owner?” — I regret, we wouldn’t know. We are only expert realtors representing buyers and sellers. Let us know if there is anything else we can do for you.
~ Mahalo & Aloha
September 25, 2019 - 9:09 pm
Important information, thank you. As a consumer, it’s scary to think we could make a reservation just to have it pulled out from under us at any time. I have lots of family on Oahu and we are having a huge reunion in Waimanalo next July – and there are virtually no hotels on that side, which made AirBnB a terrific option…but we’re scared. Do you have a resource for those of us wanting to actually RESERVE time at a properly licensed short term rental? And – should I believe the AirBnB/VRBO hosts (NOT properly licensed) I’ve spoken with who assure me that “everything should be fine until after October 1, 2020?” Thank you.
September 30, 2019 - 5:09 am
Aloha Stacey Stephens! Thanks for commenting.
1) The best resource for legal short-term rentals outside of the “Resort” zone is the NUC list referenced above:
https://www.hawaiiliving.com/assets/editor/nucreport_dec_8_2020.pdf
Check all listings that start with Tax Map Key: 4-1 (Waimanalo) through 4-4 (Kailua) on page 12 and 13.
There are a few legal B&Bs in Waimanalo on Laumilo St and many additional legal B&Bs in Kailua within a short distance. Google them and check their booking calendars. Good luck.
2) I regret, we don’t vouch for short-term rental hosts that rent without a NUC. But, we are experts in assisting buyers and sellers. We are here to help when you or your family are ready to buy or sell.
— Make it a memorable family reunion! ~ Mahalo & Aloha
October 1, 2019 - 7:10 pm
George Krischke, Principal Broker, Hawaii Living LLC MAHALO for taking the time to reply with this information, George! I really appreciate it.
October 3, 2019 - 11:10 am
You are welcome Stacey Stephens! 🙂
December 1, 2019 - 4:12 pm
George Krischke, Principal Broker, Hawaii Living LLC Hi, I have also looked at the listings but I do not understand any of it. How can I find a legal short term rental condo?
September 7, 2019 - 7:09 pm
We are wondering about the properites at Turtle Bay Resort. Do all properties within the complex (not the hotel) meet the requirements for Short term rentals or are they limited to specific ones? We are looking to book a rental and having a hard time finding possible rentals on the north shore that meet the requirements. Thanks
September 8, 2019 - 1:09 am
Aloha Naomi Provencal!
Thank you for asking. There are two properties next to the Turtle Bay Resort hotel:
1) ‘Ocean Villas At Turtle Bay’ are zoned ‘resort’ and are legal TVUs, unless the owner of a specific unit has successfully petitioned to ‘dedicate their unit for residential use’. More here:
https://www.hawaiiliving.com/blog/new-rules-dedicating-condotel-residential-use/
With a ‘residential dedication’ the owner has given up their right of short-term renting in lieu of the lower residential property tax rate.
2) All 368 ‘Kuilima Estates’ townhomes are now allowed to do short-term renting as per 2.10.2020 new DPP declaratory ruling: That is because Kuilima Estates is within 3,500 feet of a resort zone district of greater than 50 contiguous acres and was rezoned to A-1 Low-Density Apartment District (Zone Change Application #71/2-33) as part of the rezoning of the Turtle Bay master planned resort.
See posted updates here: https://www.hawaiiliving.com/blog/bill-89-honolulu-new-short-term-rental-rules-for-oahu/
— I regret we don’t handle rentals, but we are your dedicated experts when you are ready to buy or sell. 🙂 ~ Mahalo & Aloha
August 4, 2019 - 2:08 am
What about Aloha towers. Interesting article will affect tourism
August 5, 2019 - 9:08 am
Aloha Leon Ells!
Thank you for your comment.
Only Aloha Towers unit #601 has maintained a NUC for the last 29 years, subject to renewal in 2020.
All other Aloha Towers condos risk fines if they do short-term renting: https://www.hawaiiliving.com/blog/bill-89-honolulu-new-short-term-rental-rules-for-oahu/
Let us know if there is anything else we can do for you.
We are here to help. ~ Mahalo & Aloha
July 21, 2019 - 11:07 am
Is Hawaiian King condos excluded from bills 85 & 89 How do you get permit # to advertise on vrbo & air bnb leagally ?
July 26, 2019 - 9:07 am
registered with the DPP to do business
August 5, 2019 - 9:08 am
Aloha Wendy Keller!
Thank you for your comment.
In 1994 Hawaiian King met the definition of a hotel and was exempt from the NUC requirement.
However, the Hawaiian King may not meet today’s definition of a hotel which requires a 24-h front desk active hotel operation to maintain its ‘grandfathered’ hotel & resort use status for legal short-term renting within the apartment zone.
Short-term renting at the Hawaiian King does not appear to be legal. If someone can prove otherwise, please let us know and we will humbly update our Guide. We appreciate your input.
You may also clarify directly with the DPP.
Let us know if there is anything else we can do for you.
~ Mahalo & Aloha
June 22, 2022 - 5:00 pm
Hello if Hawaiian King decided to have a 24/7 front desk? I believe now it’s 8am to 5pm – would the HK be able to revert back into the grandfathered hotel and resort use status? This status seems to be less black and white and not well defined example Hawaiian Monarch.
June 23, 2022 - 2:49 pm
Aloha Jerry Li!
A couple of condo buildings hired attorneys to push this idea through that adding a 24/7 hotel front desk operation should entitle them ‘grandfathered non-conforming hotel use status.’ – Unsuccessfully.
To be grandfathered as a non-conforming hotel today, a condo building must have ‘maintained an ongoing 24/7 hotel desk operation.’
Merely adding one today won’t do the trick.
Hawaiian Monarch and other similar condo buildings should be aware of the reverse scenario which happened to the Hawaiian King. Losing an existing 24/7 hotel front desk could compromise a condo building’s ‘grandfathered non-conforming hotel use status.’ (!)
~Mahalo & Aloha
June 23, 2022 - 5:15 pm
Very interesting – I wonder if Inn on the Park has something to say about this as they do have a 24h secretory desk that guests use to check in. Seems pretty grey. There is also that Hostel next to Island Colony that is never really talked about. Do you know what the deal is there?
June 27, 2022 - 9:22 pm
Aloha Jerry Li!
Re: Inn On The Park. – Many like to convince themselves that Inn On The Park has maintained an ongoing 24/7 front desk operation. Wishful thinking? We ask if you or anyone could provide convincing evidence to that effect, then we’ll gladly update our Condotel Guide.
Re: Hostel (?) next to the Island Colony. – Sorry, don’t know(?)
–> We only cover properties that you can buy into. We put these free resources together to help the public with their buying and selling decisions. Many call us after they’ve gotten bad advice and bought the wrong property. 🙁 Hopefully, we can prevent that from happening to you or anybody else.
We are here to help. Call us when you are ready to buy or sell.
Stay safe.
~ Mahalo & Aloha
July 14, 2019 - 3:07 am
Can I still rent though VRBO a condo for a week that I booked at the Ko Lina Villas? Or is that not going to be allowed now?
July 19, 2019 - 12:07 pm
Aloha Barbara Chisholm!
Thanks for checking in. The ‘KoOlina Beach Villas’ are zoned ‘resort’ and are legal TVUs. https://www.hawaiiliving.com/oahu/ko-olina/beachvillas-ko-olina-condos-for-sale/
If you are staying here you are likely going to have a marvelous magical vacation experience. Enjoy!
Let us know if there is anything else we can do for you.
We are here to help. ~ Mahalo & Aloha
December 1, 2019 - 4:12 pm
George Krischke, Principal Broker, Hawaii Living LLC Hello,
Can you please help me? Which condo’s at Makaha Valley are legal? I want to book airbnb’s for my stay but it is so hard to find out which condo’s are legal short term rentals and which are not.
December 19, 2020 - 6:12 am
Aloha Liesje Tncr! There are no legal short-term rental condos in Makaha Valley.
~ Mahalo & Aloha
July 12, 2019 - 10:07 pm
Is 2442 Kuhio Ave allowed to have short term rentals?
July 19, 2019 - 12:07 pm
Aloha James A. Meredith!
Thanks for checking in.
Kuhio Plaza, 2442 Kuhio Ave is zoned ‘apartment precinct.’ There are no NUCs in the building. = No short-term renting allowed.
Let us know if there is anything else we can do for you.
We are here to help. ~ Mahalo & Aloha
July 12, 2019 - 9:07 pm
Aloha. Thank you for your article.
When you update your list, 2465 Kuhio at Waikiki has eliminated any of the governing docs preventing short term rentals. The building is zoned resort and fully allows short term rentals now (no hotel operations).
Great article!
July 19, 2019 - 12:07 pm
Aloha Gary Strong!
Thank you so much for updating us. Much appreciated. We will verify and update the list shortly. Let us know if there is anything else we can do for you. We are here to help.
~ Mahalo & Aloha
February 6, 2020 - 6:02 pm
George Krischke, Principal Broker, Hawaii Living LLC
I see that 2465 Kuhio at Waikiki now allows for short term rental. How about 2463 Kuhio ave in Kuhio village? It’s zoned resort but does the building allow for short term rentals? Thanks in advance.
May 23, 2020 - 7:05 am
Aloha Ty Murdoch!
Kuhio Village is zoned ‘Resort Mixed Use’ without a hotel operation.
KV’s house rules do not prohibit short-term renting.
That’s why it is listed in the category B) Parcels zoned ‘Resort Mixed Use’ – no hotel operation. => Short-term renting IS allowed.
Let us know when you are ready to buy or sell.
We are expert realtors ready to help.
~Mahalo & Aloha
April 14, 2018 - 6:04 am
Thank you for all your hard work, and it is a great help learning Condotel here in Honolulu. I have a question in regards to Trump Tower Waikiki, who else is allowed to manage as a selected third party rental agencies?
April 14, 2018 - 10:04 am
Hi Takashi,
Thanks for your comment. I believe there are a couple of 3rd party rental agencies, one being GAIA Resort.
My guess is Trump has structured things in a way making it tough for 3rd party rental agencies to do much better – if at all – than Trump’s rental program, for owner’s rental income. However, to be verified on a case by case basis.
– Kristian
January 24, 2018 - 1:01 am
what a great post and extremely helpful information
March 16, 2018 - 11:03 am
Hi Elena, Thank you for your nice comment. I am happy to hear it was helpful.