Hawaii STRH and TVR Permits: County-by-County Guide (2026)
Short-term rental regulations vary dramatically across Hawaii's four counties — what's legal on Maui may be prohibited on Oahu, and what qualified for a grandfather exemption in 2022 may not transfer to a new owner today. This guide covers the current permit framework county by county, including Oahu's Bill 41 restrictions, the Nonconforming Use Certificate (NUC) process, Maui's TVR tiers, and the Big Island and Kauai rules.
Terminology: STRH, TVR, NUC, and STVR
Each county uses slightly different terminology for short-term rentals. Understanding which term applies to which county avoids confusion when researching or filing:
| Term | County | What it means |
|---|---|---|
| STRH | Oahu (City & County of Honolulu) | Short-Term Rental Home — the Oahu permit for rentals under 30 days outside hotel zones |
| NUC | Oahu | Nonconforming Use Certificate — the grandfather status that allows existing STRs to continue operating in now-restricted residential zones |
| TVR | Maui, Big Island, Kauai | Transient Vacation Rental — the neighbor island term for short-term rental permits |
| STVR | Various | Short-Term Vacation Rental — a generic term used in some county communications; not a distinct permit class |
Oahu: Bill 41 and the STRH permit freeze
Oahu's short-term rental landscape changed dramatically with Bill 41, enacted in 2022 and amended in the years since. The core effect: no new STRH permits may be issued in residential zoning districts (R-series, A-series, and most AG districts). New permits are only available in dedicated hotel and resort zones — primarily H-1, H-2, H-3, Resort Commercial (RCX), and portions of Waikiki zoned for transient accommodation.
Properties that held a valid STRH permit prior to Bill 41's effective date can apply for a Nonconforming Use Certificate (NUC), which allows them to continue operating in their residential zoning. NUCs are tied to the property and the specific permitted use — they do not automatically transfer to a new owner as a simple conveyance. The City requires new owners to apply for NUC transfer and demonstrate continuity of the short-term rental operation.
H-1, H-2, H-3 (hotel districts); Resort Commercial (RCX); specific Waikiki parcels with transient accommodation designation
All residential zones (R-3.5 through R-20, A-1, A-2, A-3) where a permit existed prior to Bill 41. New STR permits not available.
Residential zones with no prior STRH permit. Operating without a valid permit or NUC is subject to fines up to $10,000/day.
The NUC application process
NUC applications are processed by the DPP's Compliance Division. The application requires documentation of the property's prior permitted STR status, including the original STRH permit number, evidence of continuous STR operation, and the current TMK. If the property has changed hands, a purchase agreement or deed establishing the transfer date is also required.
NUCs issued under Bill 41 include operating conditions: bedroom count limits, parking requirements (typically 1 stall per bedroom), guest registration requirements, and a local contact requirement (a responsible party reachable by phone within 1 hour). Annual renewal and fee payment are required to maintain NUC status.
Maui: TVR permits and the resort zone requirement
Maui County's short-term rental framework predates Oahu's Bill 41 and has operated on a similar restriction model for longer. On Maui, TVR permits for properties outside of designated resort districts (Hotel zoning, B-1 Business, or specific apartment zones in resort areas like Kaanapali and Wailea) have been frozen for years. Properties in residential zones must have a valid TVR permit that predates the county's restriction period to operate legally.
Maui's enforcement has intensified following increased housing pressure from wildfire displacement. Properties operating without a valid permit in residential zones face significant fines, and the County has actively pursued operators advertising on platforms like Airbnb and VRBO without current TVR documentation.
Properties in resort-zoned areas (Kaanapali, Kapalua, Wailea, Makena, Kihei resort sections) generally can obtain TVR permits as a matter of right within the permitted zoning. The Maui permit application is processed through the Maui County Department of Planning and includes a $500–$1,500 application fee depending on unit type.
Hawaii County (Big Island): TVR rules by district
Hawaii County has historically had a more permissive approach to vacation rentals than Oahu or Maui, but has progressively tightened its framework. Big Island TVR permits are governed by the Hawaii County Code, with requirements varying based on whether the property is in a resort, residential, or agricultural zone.
Agricultural properties advertising vacation rental use face the same fundamental question as Oahu AG-zoned properties: is the rental use incidental to an active agricultural operation, or has it become the primary use? Big Island agricultural bed-and-breakfast operations have a separate permit pathway, but true vacation rentals in AG zones require careful compliance analysis.
Properties in resort zones (primarily South Kohala, Kona coast resort areas) can generally obtain TVR permits through the planning department. Hawaii County Planning Department processing times are typically 3–6 months from complete application submission.
Kauai: vacation rental rules and GET compliance
Kauai County has operated with a formal vacation rental permit framework for many years. Kauai's Visitor Destination Area (VDA) zoning designates where TVR use is permitted outright; outside of VDAs, vacation rental use in residential zones requires a pre-existing nonconforming use status or a use permit.
Key Kauai-specific requirement: all vacation rental operators must obtain a State of Hawaii General Excise Tax (GET) license and collect GET on rental revenue (4.0% base rate, plus the Kauai surcharge), as well as the Transient Accommodations Tax (TAT) at the current rate. Failure to collect and remit TAT is a common compliance gap identified in enforcement actions — platforms collect TAT on behalf of hosts in some cases, but the legal obligation remains with the property owner.
State-level requirements that apply everywhere
Regardless of county, all Hawaii short-term rental operators must comply with:
- General Excise Tax (GET): 4% base rate plus applicable county surcharge on gross rental income. Filed on Form G-45 (periodic) and G-49 (annual).
- Transient Accommodations Tax (TAT): Currently 10.25% on gross rental income for stays under 180 days. Filed with the State Department of Taxation.
- GET license: Must obtain a GET license from DOTAX before collecting rent. The license number should be displayed to guests.
- Platform reporting: Major platforms (Airbnb, VRBO) are required to report Hawaii host income to the state. Hosts who fail to file cannot avoid detection through platform revenue alone.
Buying a property with an existing STR permit: what to verify
Purchasing a property with an existing STRH, NUC, or TVR is common — but the assumption that the permit conveys automatically to the new owner is one of the most expensive mistakes in Hawaii real estate transactions. Verify the following before closing:
Confirm the permit is current, not expired or suspended. DPP and county planning departments have online permit lookup tools; cross-check against the permit document the seller provides.
On Oahu, NUC transfer requires a new application. It is not automatic at closing. If the seller has not initiated the transfer process, the NUC may lapse before the buyer can operate.
Permits often include specific operating conditions (bedroom count, parking, local contact, noise restrictions). Verify you can comply with all conditions under your planned operation.
Request evidence that the seller has been collecting and remitting GET and TAT. Outstanding tax liability can follow the property in certain circumstances.
Active Airbnb/VRBO listings should reflect the valid permit number. Listings without a permit number in counties that require disclosure may be operating illegally.
Common compliance failures
- Operating in a residential zone on Oahu without a valid NUC after Bill 41
- Assuming permit status transferred to new owner at sale without filing transfer application
- Listing more bedrooms than the permit authorizes
- Failing to post the permit number on online platform listings (required by county)
- Not providing a local contact person reachable within 60 minutes
- Failing to collect TAT — particularly common when hosts assume the platform handles all taxes
- Not renewing the annual permit before expiration, causing automatic suspension
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