Maui County Council Special Meeting on Transient Vacation Rentals (Dec 15, 2025)

On December 15, 2025, the Maui County Council convened a special meeting to consider Bill 9, CD1, FD1, 2025, an ordinance amending the Maui County Code to phase out transient vacation rentals (TVRs) in apartment districts. Despite significant debate regarding economic risks, housing outcomes, and the implementation of temporary measures, the Council voted 5-3 to pass the bill on its second and final reading.

Consent Calendar

• No items listed in the consent calendar; the meeting proceeded directly to discussion of major agenda items.

Public Comments & Testimony

• Community Testifiers: Multiple public witnesses and community organizers (including Elikyokona, Ruides, Makocona, Lazo, and Regal) testified in support of the bill, arguing that TVRs have commodified housing, driven up prices, and displaced generational residents. They emphasized that the majority of TVR owners are non-resident investors and that the bill is necessary to "reclaim housing" and "reign in tourism."
• Labor Representatives: Members of the International Longshore and Warehouse Union (ILW) testified in support, stating that hotel workers need stable housing and that the current system prioritizes profits over local livelihoods.
• Economic Analysts/Advisors: Testifiers cited YouHeron analysis projecting a loss of approximately $65 million annually in real property taxes and $15 million in general excise/transit accommodation taxes. They argued the bill creates fiscal risk without a guaranteed pathway to converting units into long-term housing.
• Property Owners/Business Interests: Some testifiers, including owners of small-scale businesses, expressed concern that the bill would negatively impact their operations and the local tourism economy without adequate support mechanisms.

Discussion Items

• Councilmember Wu Hodgens: Expressed opposition to Bill 9, citing the lack of a detailed transition plan and the absence of the Temporary Investigative Group's (TIG) recommendations within the bill itself. She highlighted that the bill could result in significant job losses and revenue declines while failing to guarantee the creation of affordable housing, noting that property owners may choose to sell units to developers like BlackRock or leave them vacant rather than convert them. She argued the proposal was incomplete and risky given the current economic recession.
• Councilmember Cook: Expressed support for the TIG's recommendations but stated she would vote no on Bill 9 itself because it lacks the implementation mechanisms (such as the TIG's zoning changes) necessary to protect property rights and ensure a viable economic transition. She questioned the logic of passing a bill before establishing the zoning framework, warning that the original intent of producing housing may not be met.
• Councilmember Suge Mora: Clarified a public concern regarding potential evictions in FEMA housing in February 2026, stating that this was a rumor and that no final determination for eviction had been made, though it remains under review.
• Councilmember Paulton: Expressed full support for the bill, prioritizing "people over profits." He noted that the community wants the measure passed to protect generational residents and that the local desire for housing reform outweighs the uncertainty remaining in West Maui.
• Councilmember Johnson: Rised in full support of the historic bill, framing it as a measure for the community and workers over corporate profits. He expressed confidence in the community's resilience and ability to pivot to a new economic age.
• Councilmember Rollins Fernandez: Provided a detailed rationale for full support, citing statistics that 94% of units are owned by non-residents and that Maui's TVR density (21%) vastly exceeds that of other global cities. She presented evidence of artificially inflated housing prices and argued that the bill corrects systemic issues where tourism profits flow out of the county while residents face high costs, emphasizing that "profits are replaceable, but generational communities are not."
• Councilmember Senency: Expressed support for the bill, acknowledging the economic risk but noting that Maui County still holds the largest number of legal short-term rentals in Hawaii. He stated the bill addresses only 13% of existing units and supports future legislation to create new zoning to address the remaining rentals.
• Councilmember Cook (on TIG Recommendations): Clarified for the legislative record that the TIG recommendations are not a "carve-out" within the bill text themselves, but rather a separate zoning process that requires future planning commission approval. She reiterated that this process is not guaranteed.
• Corporation Council (Victoria Takayesu) & Legislative Staff: Clarified that any zoning changes resulting from the TIG process would require a new public process and future council action, confirming that no automatic carve-outs exist in the current bill.

Key Outcomes

• Motion to Pass: Councilmember Wu Hodgens moved to pass Bill 9, CD1, FD1, 2025. The motion was seconded by Councilmember Paulton.
• Vote Result: The bill passed on a 5-3 vote.
  • Ayes: Paulton, Johnson, Rollins Fernandez, Wu Hodgens, Senency.
  • Noes: Suge Mora, Cook, Chair Alice Lee.
• Legislation Provisions: The ordinance disallows transient vacation rental uses in apartment districts.
  • Phase-out date: January 1, 2029, for the West Maui Community Plan Area.
  • Phase-out date: January 1, 2031, for the rest of the County.
• Next Steps: The Council established a Temporary Investigative Group (TIG) to develop recommendations for phasing out the remaining allowed units, though the Council noted these recommendations were not included in the current bill text. Future zoning changes (H3/H4) would require separate public processes and approval by future Planning Commissions and Councils.
• Adjournment: The meeting was adjourned following the vote.