Maui’s vacation rental landscape continues to evolve as County and State leaders address zoning, land use, rebuilding, water, and operating requirements across the island.
For vacation rental owners, staying informed is increasingly important to protecting both the operation and long-term value of a Maui property. Maui Resort Rentals continues to monitor legislative, zoning, and compliance activity that may affect owners across West and South Maui.
Bill 9, Bill 88, and the H-3 / H-4 Rezoning Process
Bill 9 is now law as Ordinance 5909, which phases out transient vacation rental use in certain apartment-zoned properties. Since its passage, attention has shifted to Bill 88, now Ordinance 6008, which created the new H-3 and H-4 hotel zoning districts.
It is important to understand that Ordinance 6008 did not automatically rezone any property. Instead, it created the framework for individual properties to move through a separate review process that may include public testimony, Planning Commission review, possible amendments, and final County Council action.
That property-specific process is now underway. Resolutions 26-110 and 26-111 have advanced through the Housing and Land Use Committee and County Council and are scheduled for Maui Planning Commission review on September 22, 2026. These resolutions include the first group of apartment-zoned properties being considered for potential H-3 or H-4 hotel zoning.
Additional resolutions, including 26-129 and 26-130, remain in the Housing and Land Use Committee, with further deliberation scheduled for September 9, 2026. These items involve additional apartment-zoned properties and criteria tied to coastal conditions, sea level rise exposure, shoreline regulations, flood hazard areas, and other factors still under discussion. Additional rounds may follow, including a possible affordability-related category.
For owners in established resort communities such as Honua Kai, Kāʻanapali Aliʻi, and The Whaler, the broader takeaway is that zoning clarity matters more than ever. Maui Resort Rentals has long focused on professionally managed residences within luxury resort and hotel-zoned areas, an important distinction as Maui’s regulatory landscape continues to evolve.
These developments are worth following because they may influence future vacation rental inventory, buyer confidence, market positioning, and the long-term value of properties with clearly established resort or hotel zoning.
Maui County Title 19 Zoning Code Rewrite
Maui County is also beginning a comprehensive rewrite of Title 19, the portion of the Maui County Code that governs zoning.
Title 19 was first adopted in 1960 and has not undergone a comprehensive rewrite since. The County is now undertaking a multi-year effort to modernize and reorganize the zoning code, so it better reflects current community plans, land-use needs, and development standards.
At this stage, the County has not released proposed code language. The current phase is focused on the rewrite process, timeline, and public engagement.
Even so, this is an important long-term development to follow because future revisions could affect zoning definitions, permitted uses, development standards, approval processes, and how properties throughout Maui County are reviewed.
Lahaina Front Street Commercial Rebuild
The reopening of Front Street to vehicular traffic on August 1, 2026 marked an important milestone in Lahaina’s recovery. However, visible commercial rebuilding throughout the historic Front Street core remains limited, and many owners, businesses, residents, and visitors are still waiting to see permanent storefronts return.
The County has reported five commercial permits issued for Lahaina town, with one project under construction, two commercial properties in process, and more than 12 commercial properties in pre-application consultation. While those numbers show movement, there continues to be debate around what is included in that data set and how much of it reflects commercial buildings destroyed within the historic Front Street core.
As of recent public reporting, no recovery building permit had yet been issued for a commercial property destroyed on Front Street. That distinction matters. Progress is occurring through infrastructure work, planning, pre-application consultations, temporary marketplaces, and commercial permitting more broadly, but vertical rebuilding of the burned commercial core remains slow.
The County’s Rebuild Lahaina Commercial Design Guidelines were approved by the Cultural Resources Commission on May 7, 2026. The guidelines are intended to support commercial rebuilding in a way that honors Lahaina’s history while addressing climate resilience, sustainability, and future business needs.
Even with these guidelines in place, rebuilding continues to face challenges tied to permitting, historic district review, shoreline conditions, infrastructure, financing, and archaeological requirements. Makai-side Front Street properties face additional uncertainty because there continues to be limited flexibility around shoreline and coastal constraints.
One bright spot is the planned return of Kimo’s to Lahaina. T S Restaurants has signed a letter of intent for Kimo’s to occupy a new Front Street location in the redeveloped Chun Wa Building. While Kimo’s is not immediately returning to its former oceanfront site, the announcement offers a meaningful sign of hope and momentum for Lahaina’s commercial recovery.
For West Maui owners, Lahaina’s recovery matters because the town’s restaurants, shops, harbor, cultural sites, and small businesses are central to the guest experience and the long-term strength of the visitor corridor.
Additional County Regulations to Watch
Beyond vacation rental legislation, several County regulations may affect ownership, property improvements, operations, and association-level planning.
Maui County’s outdoor lighting requirements are intended to reduce light pollution and protect wildlife. These rules may become relevant when exterior fixtures are replaced, repaired, inspected, or evaluated by an association.
Countywide water conservation rules may also influence property operations and expectations, particularly for associations and properties planning future improvements.
While not every regulation will affect every residence, these requirements can become relevant during property improvements, inspections, AOAO discussions, real estate transactions, and ongoing property operations.
MRR ʻOhana Foundation and Community Stays
Following the Lahaina fires, Maui Resort Rentals established the MRR ʻOhana Foundation, a 501(c)(3) nonprofit, to support employees impacted by the disaster, including through rental assistance and other post-fire needs. Three years later, that need remains for some of our employees and throughout the broader Lahaina community.
Recently, the Foundation supported the Lahaina Homecoming event, a community gathering created to welcome former residents home and help families reconnect with Lahaina through culture, remembrance, and community connection.
Through our ʻOhana employee and community stays program, we are also sometimes able to provide discounted accommodations for nonprofit organizations, volunteers, and groups traveling to Maui to support recovery efforts.
We are deeply grateful to the owners who have already donated unused nights in their units to support these stays. Their generosity has helped turn available inventory into a meaningful resource for employees, volunteers, nonprofit partners, and community recovery efforts.
When eligible, the MRR ʻOhana Foundation can provide a donation acknowledgment letter for the owner to review with their tax advisor.
If you are interested in learning more about our ʻOhana employee and community stays program, donating unused nights, or supporting the Foundation monetarily, please reach out. There continues to be a real need, and every contribution helps us support employees, recovery partners, and the broader Maui community.
What This Means for Maui Vacation Rental Owners
The larger takeaway is that Maui’s regulatory environment is becoming increasingly detailed and property-specific.
Zoning, permitted use, County ordinances, association requirements, water rules, rebuilding guidelines, and State legislation can all influence the operation and long-term planning of a vacation rental property. For owners, understanding how these issues apply to a specific residence is becoming just as important as monitoring market performance.
At Maui Resort Rentals, we believe responsible vacation rental management includes staying engaged with the issues shaping our industry and keeping owners informed as important developments occur.
Our team will continue monitoring the H-3 / H-4 rezoning process, the Title 19 rewrite, Lahaina commercial rebuilding, and other County and State initiatives that could affect Maui vacation rental ownership.
For questions regarding these legislative and regulatory developments, please contact Sne Patel, Director of Sales and Advocacy at Maui Resort Rentals, at [email protected] or (808) 800-2656.
If you are interested in learning more about Maui Resort Rentals’ vacation rental management services and how our team supports Maui property owners, contact us at [email protected] or call (808) 662-6284.
This information is provided for general informational purposes and should not be considered legal, tax, or real estate advice. Owners should consult the appropriate professional regarding how specific laws or regulations may apply to their property.