This is THE ultimate guide to short-term vacation rental condos – also referred to as condo hotels or condotels – in Honolulu. The vast majority of Honolulu condo hotels are located in Waikiki, although most condos in Waikiki don’t allow short-term renting.
This guide attempts to clarify what you need to know about condotels in Honolulu – rules, regulations, taxes etc – and includes a comprehensive list of all Honolulu’s legal short-term rental buildings.
There was no source to find this information, prior to 2015, when we originally published this guide, and it has become an invaluable resource for thousands of buyers and fellow realtors. We regularly make updates, to keep it relevant.
If you are interested in….
1) Purchasing a condo that allows short-term renting; visit our Condo Hotels for Sale page.
2) Learning about nonconforming use certificates, taxes, financing and property management; scroll down past the list of buildings.
3) Finding out which condos in Honolulu allow short-term renting; read on.
Short-term rentals are units that allow rental terms shorter than thirty consecutive days per tenant. The City & County of Honolulu have created two categories for non-hosted short-term rentals: Transient Vacation Units and Hotel Use Units. Since both types allow short-term renting, we will, in the following, collectively, refer to them as TVU’s.
TVU’s are different from Bed & Breakfast Homes, where the owner or host reside in the same property as the tenant. This guide focuses on TVU’s only; non-hosted short-term rental condos. Because these condos can rent as frequently as daily, just like a hotel, we often refer to them as ‘condo hotels,’ or, in short, ‘condotels.’ Renting shorter than thirty consecutive days per tenant is also referred to as ‘Short-Term Renting’ (STR).
See related article: Bill 41 (CO 22-7) – Oahu’s New Short-Term Rental Rules 2022
Condotels are hugely popular among:
- Investors who purchase them because of the maximum rental income potential.
- Second home buyers who purchase them because of the maximum rental flexibility; generate rental income and utilize 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 to be allowed, one – and just 1 – of the following must be fulfilled:
1) The underlying zoning is ‘Resort Mixed Use’ and the building rules cannot restrict short-term renting.
2) The individual unit has a Nonconforming Use Certificate (NUC). There are currently 753 condos with an NUC’s in Honolulu (the city stopped issuing NUC’s Sept. 1990).
3) The building is grandfathered as a Nonconforming Hotel and the building rules cannot restrict short-term renting.
For a building to be grandfathered as a nonconforming hotel, it must have maintained an ongoing 24-hour hotel desk operation, since built, and meet the Land Use Ordinance (LUO) definition of a hotel (see page 346 for the current definition), ongoing, since it was built. If built several years ago, when the LUO hotel definition was different, the building must have met such old definition of a hotel, during the time such old hotel definition was in place, in addition to also meeting the current hotel definition. The current hotel definition reads:
“ ’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.”
The old hotel definition required at least 50% of units do not have a full kitchen.
Examples of grandfathered nonconforming hotels – exempt from NUC requirements – that met the old hotel definition, during the time such old definition was in place, and also meet today’s hotel definition, include Palms At Waikiki, Aloha Surf, Hawaiian Monarch and Ala Moana Hotel Condo.
In 2022, Waikiki Banyan and Waikiki Sunset were also grandfathered as nonconforming hotels and became exempt from NUC requirements. Both buildings have been operating as hotels since built, easily meeting today’s hotel definition. They did not meet the old hotel definition, during the time such old definition was in place, requiring at least 50% of units do not have a full kitchen.
See related article: The Risks of Short-Term Vacation Renting
How We Organized the List
For property tax purposes, short-term rental units are classified as ‘Transient Vacation’ or ‘Hotel & Resort’. We felt it made sense to organize the legal short-term rental buildings, considering these classifications, and we divided the list into 3 groups:
Transient Vacation
This group includes buildings that are:
A) Zoned Resort Mix Use.
Exception: If a building is grandfathered as a Nonconforming Hotel, as described in the ‘Hotel & Resort’ section below, then units in such buildings are classified as Hotel & Resort and we will list such buildings under the Hotel & Resort section.
B) Grandfathered Nonconforming Hotels that meet the current hotel definition, but was built when the old hotel definition was in place and did not meet such old definition. This applies to just 2 buildings – Waikiki Sunset and Waikiki Banyan (both buildings still have a large number of NUC units.
Units in this section are subject to the Transient Vacation property tax rate, starting fiscal 2024, and owners are required to register with the DPP ($1,000) and pay an annual renewal fee ($500), if the owner wants to run a short-tern rental business. Registration does not run with the land, which means if ownership changes, the new owner has to register with the DPP again.
Hotel & Resort
This group includes buildings grandfathered as Nonconforming Hotels, which were originally built as hotels and meet the current hotel definition, and also met the old hotel definition, if such old hotel definition was in place, when the building was built.
Units in this section are subject to the Hotel & Resort tax rate. No registration required to run a short-term rental business.
Transient Vacation (NUC)
This list includes buildings that have at least 10 units with a NUC, but, otherwise, short-term renting is not allowed, since zoning is not Resort Mixed Use and the buildings are not grandfathered as Nonconforming Hotels.
Units in this section are subject to the Transient Vacation property tax rate, starting fiscal 2024, and owners are required to pay an annual renewal fee ($500), if the owner wants to run a short-term rental business. The NUC runs with the land and there are no registration requirements – just the annual renewal fee.
See related article: Honolulu Property Tax Rates.
List Of Legal Short-Term Rentals
This is what you have been looking for! The complete list of all buildings in Honolulu – predominantly in Waikiki – that allow short-term renting.
PS! You can visit our Waikiki Condo Hotel page to see short-term rental units for sale, organized by building.
Transient Vacation
Size: 2BR, 876 to 989 sf. Large balconies. Full Kitchen: Yes.
Tenure: Fee simple.
Zone: Resort Mixed Use.
Hotel Operation: No.
In 2019 the Association changes their rules – no longer restricting short-term renting.
Size: 1BR, ~365 sf. Full Kitchen: Yes.
Tenure: Fee simple
Zoning: Resort Mixed Use.
Hotel Operation: No.
Three units come with 1 parking stall. There is one studio on the 1st floor without a full kitchen.
Size: Studio – 2BR, ~370 to 1,200 sf. Full Kitchen: Most units.
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.
Hotel Operation: Yes. Aston at the Executive Centre Hotel Hawaii (Phone: 808-539-3000).
From the DPP: “Some units at 1088 Bishop Street, TMK 2-1-012:004, are part of the hotel group where STRs are permitted.”
Predominantly 1BR units. Great rooftop amenities deck. Some units are townhouse-style. Located in Honolulu’s Downtown business district.
Size: Studio – 1BR, ~420 to 650 sf. Full Kitchen: Yes.
Tenure: Fee simple.
Zoning: Resort Mized Use.
Hotel Operation: No.
One of just three condos in Waikiki with direct beach access, without having to cross a busy street.
Size: 1BR, ~430 sf. Full Kitchen: Yes.
Tenure: Fee simple with a few leasehold (expiry: 2035).
Zoning: Resort Mixed Use.
Hotel Operation: No.
The house rules reportedly state that renting must be in accordance with the zoning. About 30% of units come with one parking stall.
Size: Studio – 1BR, ~200 to 500 sf. Full Kitchen: No.
Tenure: Mixed fee simple and leasehold (expiry year 2033).
Zoning: Resort Mixed Use.
Hotel Operation: No.
Two buildings: ‘Tower 1’ (2463 Kuhio Ave) is fee simple and ‘Tower 2’ (2450 Prince Edward St) is leasehold.
Size: Studio, ~392 sf. Full Kitchen: Yes.
Tenure: Fee simple.
Zoning: Resort Mized Use.
Hotel Operation: No.
All units come with one parking stall.
Size: 1BR to 3BR, 452 to 1,205 sf. Full kitchen: Yes.
Tenure: Fee simple.
Zoning: Resort Mixed Use.
Hotel Operation: No.
Size: 1BR – 2BR, ~500 to ~670 sf. Full Kitchen: Yes.
Tenure: Leasehold (expiry year 2041).
Zoning: Resort Mixed Use.
Hotel Operation: No.
About 30% of the units come with one parking stall. Community laundry on every floor.
Size: Studio, ~392 sf. Full Kitchen: Most units.
Tenure: Fee simple with a few leasehold (expiry: 2034).
Zoning: Resort Mixed Use.
Hotel Operation: No.
Size: Studio, ~392 sf. Full Kitchen: Yes.
Tenure: Fee simple with a few leasehold (expiry: 2032).
Zoning: Resort Mixed Use.
Hotel Operation: No.
Several units come with one parking stall.
Size: 2BR, ~1,000 to 1,100 sf. Full Kitchen: Yes.
Tenure: Mixed fee simple and leasehold (expiry year 2039).
Zoning: Resort Mixed Use.
Hotel Operation: Yes. Aston Waikiki Beach Tower (Phone: 808-926-6400).
Size: 1BR, ~530 to 600 sf. Full Kitchen: Yes.
Tenure: Fee simple with a few leasehold (expiry year 2035).
Zoning: Apartment.
Hotel Operation: Yes. Aston at Waikiki Banyan (Phone: 808-922-0555).
Grandfathered nonconforming hotel (all non-NUC units are also allowed to run short-term rentals).
All units come with one unassigned parking stall. Two towers with shared amenities.
Size: Studio – 2BR, ~350 to 1,200 sf. Full Kitchen: Yes.
Tenure: Fee simple.
Zoning: Resort Mixed Use.
Hotel Operation: Yes. Castle (808-952-4500), Park (808-954-7426) & Outrigger (808-922-3871).
The only condo located directly on Waikiki beach.
Size: 1-2BR, ~530 to 600 sf. Full Kitchen: Yes.
Tenure: Mixed fee simple and leasehold (expiry year 2036).
Zoning: Apartment
Hotel Operation: Yes. Aston Waikiki Sunset (Phone: 808-922-0511).
Grandfathered nonconforming hotel (all non-NUC units are also allowed to run short-term rentals).
All units come with one unassigned parking stall.
Hotel & Resort
Size: Studio -2BR, ~250 to 1,900 sf. 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.
Hotel Operation: Yes. Mantra runs the operation, though the name of the operation is listed as Ala Moana Hotel (808-955-4811).
Owners are not allowed to occupy full-time.
Size: Studios, ~180 to 390 sf. Full Kitchen: No.
Tenure: Fee simple.
Zoning: Apartment.
Hotel Operation: Yes. Aqua Aloha Surf Waikiki Hotel (Phone: 808-954-7410).
Size: Studio – 1BR, ~200 to 450 sf. Full kitchen: 8 of the 1BR’s.
Tenure: Fee simple.
Zoning: Resort Mixed Use.
Hotel Operation: Yes. Castle Resorts (Phone: 808-545-3510).
Size: Studio – 1BR, ~200 to 570+ sf. Full Kitchen: Only 1BR.
Tenure: Mix of fee simple and leasehold (expiry year 2054).
Zoning: Apartment.
Hotel Operation: Yes, but…….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 a grandfathered nonconforming hotel, exempt from the NUC requirement.
Size: Studio – 2BR, 500 to 1,000 sf. Full Kitchen: Yes.
Tenure: Fee simple.
Zoning: Resort Mixed Use.
Hotel Operation: Yes. Aqua Ilikai Hotel & Luxury Suites (Phone: 808-954-7417).
Most units were originally developed as 1BR’s, but most owners have since removed the original shoji doors to create large studios with better views.
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 sf. Full Kitchen: Yes.
Tenure: Leasehold (expiry: 2052).
Zoning: Resort Mixed Use.
Hotel Operation: Yes, but only for time-share units.
Just 8 units total. All other units in the building are time-share units managed by the Imperial.
Size: Studio – 1BR, ~280 – 570 sf. Full Kitchen: Some studios, all 1BR.
Tenure: Fee simple with a few leasehold (expiry: 2044).
Zoning: Apartment.
Hotel Operation: Yes. Aqua Skyline at Island Colony (Phone: 808-954-7411).
Short-term renting only allowed if an 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.
Ka Lai Waikiki Beach (formerly Trump Tower)
Size: Studio – 3BR, ~350 to 3,000 sf. Full Kitchen: Yes.
Tenure: Fee simple.
Zoning: Resort Mixed Use.
Hotel Operation: Yes. Ka Lai Waikiki Beach (Phone: 808-683-7777).
Trump Tower Rebranded to Ka Lai Waikiki Beach, Feb 7, 2024.
Besides Ka Lai’s hotel operation, only a few select 3rd party rental agencies are allowed to manage short-term renting. No deeded parking stalls, but owners enjoy complimentary parking while staying in their unit.
All units, except studios, have washer & dryer.
Size: Studio – 1BR, ~300 to 680+ sf. Full Kitchen: Only 1BR.
Hotel Operator: Luana Waikiki Hotel (Phone: 808-955-6000).
Tenure: Fee simple.
Zoning: Resort Mixed Use.
Hotel Operation: Yes. Luana Waikiki Hotel (Phone: 808-955-6000).
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 sf. Full Kitchen: Only 1BR.
Tenure: Fee simple with a few leasehold (expiry: 2044).
Hotel Operation: Yes. Springboard Hospitality (Phone: 808-923-9805).
Rooftop pool with spectacular ocean views.
Size: Studio – 1BR, ~220 to 750+ sf. Full Kitchen: Only 1BR.
Tenure: Fee simple.
Zoning: Apartment.
Hotel Operation: Aqua Palms Waikiki (Phone: 808-954-7424).
Some units come with 1 parking stall.
The building’s governing documents prohibit owners to claim a Homeowner’s Exemption, although an owner may live in their unit full-time.
Size: 1BR – 2BR, ~500 to 700 sf. Full Kitchen: Yes.
Tenure: Fee simple.
Zoning: Resort Mixed Use.
Hotel Operation: Yes. Regency on Beachwalk by Outrigger (Phone: 808-922-3871).
Renaissance Residences Honolulu
Size: studio – 2 bedroom, ~500 to 1,000 sf. Full Kitchen: Yes.
Tenure: Fee simple.
Zoning: Business Mixed Use.
Hotel Operation: Yes. Renaissance Residences (808-517-4373).
Size: Studio – 3BR, 40000sf to 4,000+ sf. Full Kitchen: Yes.
Tenure: Fee simple.
Zoning: Resort Mixed Use.
Hotel Operation: Yes. Ritz-Carlton (Phone: 808-922-8111.)
Tower 1 was completed in 2016 and Tower 2 was completed in 2018. Besides Ritz-Carlton’s hotel operation, only a few select 3rd party rental agencies are allowed to manage short-term rentals.
No deeded parking stalls, but owners enjoy complimentary parking while staying in their unit.
Size: Studio – 3BR, ~310 to 1,780 sf. Full Kitchen: Only 1 -3BR.
Tenure: Fee simple.
Zoning: Apartment.
Hotel Operation: Yes, but only manages time-share units. Wyndham Vacation Resorts Royal Garden (Phone: 808-943-0202).
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.
Size: ~200 to 470 sf (studios). Full Kitchen: Some units.
Tenure: Fee simple with a few leasehold (expiry year 2043).
Zoning: Resort Mixed Use.
Hotel Operation: Yes. Castle Resorts at the Waikiki Grand Hotel (Phone: 808-923-1814).
Very few units come with a parking stall and just a few 1BR.
Transient Vacation (NUC)
Size: Studio – 1BR, ~430 to 720 sf. Full Kitchen: Yes.
Tenure: Fee simple with a few leasehold (expiry: 2051).
Zoning Apartment.
Hotel Operation: No.
# of NUC’s: Less than 30.
Every unit comes with at least 1 parking stall.
Size: Studio – 1BR, 460 to 630 sf. Full Kitchen: Yes.
Tenure: Fee simple.
Zoning: Apartment.
Hotel Operation: No.
# of NUC’s: Less than 20.
All units come with at least 1 parking stall.
Size: 1BR – 3BR, ~400 to 2,400 sq ft. Full Kitchen: Yes.
Tenure: Mainly leasehold (expiry year 2041) with some fee simple.
Zoning: Apartment.
Hotel Operation: No
# of NUC’s: Less than 65.
All units come with at least 1 parking stall. Some units are timeshare units. Three timeshare management companies maintain an office in the building.
Size: Studio, ~360 to 390 sf. Full Kitchen: Yes.
Tenure: Mostly fee simple with a few leasehold (expiry 2048).
Zoning: Apartment.
Hotel Operation: Yes. The Equus (Phone: 808-949-0061).
# of NUC’s: Less than 60.
Most units have 1 parking stall.
Hotel operator is located in the neighboring building and will only manage short-term rentals if a unit has a NUC.
Condos With Very Few NUC’s
A few buildings with just 1 – 3 units with a NUC, allowed to do short-term renting. Otherwise, no short-term renting: 2121 Ala Wai, Aloha Towers, Monte Vista, 250 Ohua, Canal House and Fairway Villa
No NUC’s, But People Are Asking
There are no NUC’s in these buildings and short-term renting isn’t allowed: Waikiki Lanais, Waikiki Skytower, Waikiki Park Heights, Inn On the Park, Diamond Head Beach Hotel and Hawaiian King.
Unit Classification
For property tax purposes, each unit that allows short-term renting will be classified as either ‘Hotel & Resort’ or ‘Transient Vacation’ (‘Transient Vacation’ is a new category, starting fiscal 2024 – July 1, 2024):
1) Hotel & Resort: Units in grandfathered nonconforming hotels that meet the current hotel definition, and also met the old hotel definition, if such definition was in place, when the building was built.
2) Transient Vacation: Properties that fall into one – and just 1 – of the following three categories:
a) Units in grandfathered nonconforming hotels that meet the new hotel definition, but was built when the old hotel definition was in place and the buildings don’t meet such old hotel definition, which are Waikiki Sunset and Waikiki Banyan only.
b) NUC units.
c) Units in buildings that are zoned Resort Mix Used. Exception: If a building is grandfathered as a nonconforming hotel, as outlined in point 1) above, the units in such building will be classified as Hotel & Resort.
See related article: Property Class / Property Tax.
If an owner doesn’t run a short-term rental business and the property is classified as Hotel & Resort or Transient Vacation the owner may file a Petition to Dedicate Property for Residential Use, which, if granted, will reclassify the property to a residential tax class, and that may reduce the property tax burden. If a unit is classified as Residential, short-term renting is not allowed.
See related article: Dedicating Your Condotel For Residential Use
The residential dedication 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 a unit in a grandfathered nonconforming hotel or in a resort mixed use zone is allowed to rent short-term, always confirm:
- The individual unit has not been dedicated for residential use, and
- The building rules don’t restrict short-term renting.
Taxes
Property Taxes
A unit classified as Hotel & Resort is taxed at 1.39% of the assessed value. Transient Vacation is a new category, starting fiscal 2024 – July 1, 2024 – and the tax rate is not yet determined (should know mid by June). We do know it will be a two tier system, with tax rate X up to $800,000 of assessed value and tax rate Y above $800,000 of assessed value.
See related article: Honolulu Property Taxes
Rental Income Taxes
All short-term rental income is subject to the following taxes:
- GET – General Excise Tax – of 4.5% (applies to all rental income).
- TAT – Transient Accommodation Tax – of 10.25% in addition to the GET (applies to all rental income from rental terms shorter than 180 days).
- 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).
Filing and paying GET, TAT OTAT might seem overwhelming at first, but it’s 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 – pay on time.
NUC’s – Nonconforming Use Certificates
A NUC is a certificate that allows a unit owner to run a short-term rental business in non-resort mixed used zones and in buildings that aren’t grandfathered as nonconforming hotels. The DPP – Department of Planning & Permitting – issued NUC’s up until September 1990. No new NUC’s have been issued since.
Existing NUC’s stay with the property and are subject to ongoing annual renewal – $500 fee – with the DPP Code Compliance Branch. 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 TVU’s. Most of them are scattered throughout a dozen residential Waikiki condo buildings. Only a few of them are located outside of Waikiki.
34 NUC’s have been issued for hosted Bed & Breakfast homes (B&B’s). 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
Obtaining financing for a condo hotel can be challenging and, certainly, most lender’s will not lend if a unit does not have a full kitchen.
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% Loan to Value 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 normally a bit 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.
Banks’ risk appetite change, due to various factors, and an analysis is likely to include a look at their total current condotel and building specific loan exposure. Since condotels are considered higher risk loans, relatively to regular residential properties, banks willingness to lend on condotels tend to change more frequently.
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 condotel buildings have an established hotel desk operator that is well equipped to manage your 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
- Most condotels do not have a dedicated parking stall. However, typically there will be parking available for rent within the building or nearby.
- Most condotel buildings do not allow individual units to have a washer or dryer. Instead, condotel buildings typically include community laundry. Some existing washers and dryers within a condotel may have been installed without AOAO’s approval and 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.
- Whenever rental rules contradict the underlying zoning laws and the condo documents, the more restrictive rules always prevail.
- A few 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 and such more restrictive condo rental rules prevail (no short-term renting allowed).
- A few buildings – e.g. Waikiki Lanais and Waikiki Skytower – are on parcels zoned ‘Apartment’ but the AOAO’s have tolerated short-term rental activity for many years. Contrary to popular misinformation, the more restrictive zoning rules prevail.
- Sometimes buildings change their rules – e.g. 2465 Kuhio At Waikiki. The building eliminated short-term rental restrictions from its condominium documents in 2019 and now allows short-term renting, consistent with the underlying ‘resort mixed use’ zoning.
- 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.’
— 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.
Earlier today I received the following response regarding some airbnb listings I had asked for verification on, seems the city has Inn on the Park and Hawaiian King as ok to do STR!!!
xxxxx@honolulu.gov
to me
Mr. Rxxx,
The Inn on the Park and Hawaiian King is classified as Non-Conforming Hotels at this time and vacation rental are permitted without a NUC or registration. If you have any questions on the allowable use for those buildings, you may contact LUPD for an official written assessment.
Thank you,
xxx xxxxx
Short Term Rental Enforcement Branch
Department of Planning & Permitting
City & County of Honolulu
Phone 768-8904
Regarding managing your unit yourself. There is a newer info brochure from the DCCA then the one you are linking to. And interestingly that newer info adds the term “transient accommodation” for the “local contact” requirement while the old brochure (from 2014) did not differentiate.
In the newer version it states:
“If you’re off-island, you’ll also need to designate a local contact who resides on the same island as the transient accommodation. The local contact may be an individual or an entity with a principal place of business on the same island as the property. Because they are on the same island as the transient accommodation, the local contact may be able to assist with issues which may arise relevant to the transient accommodation. ….”.
Source:
https://cca.hawaii.gov/rico/files/2022/10/REC-190718-Info-for-Owners-of-Rental-Property.pdf
So the question then becomes is the “local contact” requirement only for transient accommodation (180 days ++)?
And btw while researching that subject I noticed there is a small change planned in the law (HB1683, SECTION 3. Section 521-43, Hawaii Revised Statutes,) that eliminates the same island requirement too and changes that to “in state” [of HI].
The law text in itself (521-43) is a bit vague though, (as is customary).
Full text of the planned change of the landlord – tenant law / HB1683 can be found here. Looks like the first reading. Quite interesting.
https://www.capitol.hawaii.gov/sessions/session2024/bills/HB1683_.HTM
Great stuff! True to your title it was only Waikiki/Honolulu. Do you have anything for outer areas like Ko Olina?
Are there options available for using any of these buildings as my full time residence with my wife? We would not be renting the unit at all.
Thank you
Aloha Josh,
Thank you for your excellent question.
Yes, you can live in these condotel buildings as your primary residence (some limitations in select buildings apply, e.g., Ala Moana Hotel, etc…)
However, consider that some of the better cash-flowing condotels are often selling at a premium over regular residential condos because of their income potential.
Buying a condotel for personal enjoyment without wanting to rent it is like buying an expensive Ferrari to drive at the 25-mile speed limit. It is a lifestyle decision, and not an economical one.
If you don’t plan on ever renting your unit, consider exploring regular residential condos in quality buildings, often larger or at a lower price. There are plenty of good options available.
Or, if you still prefer living in a condotel without renting it, at least apply for the ‘Dedication for Residential Use’ to lower your property taxes to the residential tax rate: https://www.hawaiiliving.com/blog/condo-reclassification/
It will save you some bucks.
Call us when you are ready to proceed.
We are expert realtors and ready to assist.
~ Mahalo & Aloha
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
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
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
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.
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
Outstanding. So much useful info. Best real estate website I have ever seen.
The NUC/STR BIBLE.
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
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
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
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.
Is 441 Lewers Street Pacific Palms legal for short term rentals? TY
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
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?
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
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.
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
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—
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
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
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
Aloha George, can units in Tradewinds Plaza (2572 Lemon Street) rent out as nightly STRs?
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
Hello, George,
Tradewinds does not allow lockbox. How could people change that?
thanks.
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
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
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
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
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
Great info Thanks for putting this together.
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
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.
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
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.
George Krischke, Principal Broker, Hawaii Living LLC
Alan Gregg! Mahalo for the update.
Hello Alan – is there any update to this?
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!
George Krischke, Principal Broker, Hawaii Living LLC thank you for all the info!
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
What is a NUC and how can a property get one? Thank you
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
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!
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
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
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
Thank you for the great information. Is the Ilima OK for short term rentals? Read through your list and didn’t see it mentioned.
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
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.
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
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?
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
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.
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
George Krischke, Principal Broker, Hawaii Living LLC MAHALO for taking the time to reply with this information, George! I really appreciate it.
You are welcome Stacey Stephens! 🙂
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?
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
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
What about Aloha towers. Interesting article will affect tourism
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
Is Hawaiian King condos excluded from bills 85 & 89 How do you get permit # to advertise on vrbo & air bnb leagally ?
registered with the DPP to do business
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
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.
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
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?
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
This newly listed Hawaiian King unit is boldly advertising that they can do STR, claims they have a letter.
https://www.hawaiiliving.com/hawaiian-king-212-waikiki-condo-for-sale-202404903/
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?
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
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.
Aloha Liesje Tncr! There are no legal short-term rental condos in Makaha Valley.
~ Mahalo & Aloha
Is 2442 Kuhio Ave allowed to have short term rentals?
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
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!
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
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.
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
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?
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
what a great post and extremely helpful information
Hi Elena, Thank you for your nice comment. I am happy to hear it was helpful.