Overview: Are Short-Term Rentals Allowed in Keaau, HI?

• Explicit answer: Yes. Short-term vacation rentals (STVRs) are allowed in Keaau and across Hawaii County, but they are regulated by the County and must comply with zoning and registration requirements.
• The current framework is Ordinance 2018-114 (Bill 108), which defines where STVRs are permitted, sets operating standards, and provides a path for existing STVRs to obtain a Nonconforming Use Certificate (NUC). The Planning Department administers the ordinance through Planning Department Rule 23.
• A new registration law for hosted transient vacation rentals (TVRs/STVRs) was adopted in 2025 as Ordinance 25-50. As of the latest county communications (September 2025), the effective date is expected to be delayed from December 20, 2025 to March 2026, to allow time for implementation and operator compliance. This hosted STVR registration program sits alongside the existing Bill 108 rules for unhosted STVRs, and both apply to properties in Keaau.

How to Start a Short-Term Rental Business in This Market (Keaau, Hawaii County)

Follow these steps to launch and operate a compliant STVR:

1. Confirm zoning eligibility

• Determine your Tax Map Key (TMK) and zoning using the County Real Property Tax website. Check whether your property is in a zoning district that allows STVRs (e.g., resort/visitordestination zones) or if you’ll rely on a Nonconforming Use Certificate (NUC) if the use predates the ordinance.
• Reference: Hawaii County Zoning & Land Use resources; Planning Department “Find out my zoning” tool.

2. Choose the pathway under the current framework

• New STVR in an allowed zoning district: Apply for STVR registration under Bill 108/Rule 23.
• Existing STVR operating prior to Bill 108 (or outside an allowed zoning district at the time): Apply for a Nonconforming Use Certificate (NUC) and renew annually.

3. Obtain state tax accounts (required for all transient accommodations)

• General Excise Tax (GET) license: State Department of Taxation.
• Transient Accommodations Tax (TAT) registration: State Department of Taxation. Note: You must collect and remit GET and TAT on all bookings. These are state-level obligations that apply to all STVRs in Hawaii.

4. Prepare the STVR/NUC application package

• Download and complete:
  • STVR Registration Form (03.31.2022) and STVR Statement of Compliance (03.31.2022).
  • For NUC holders: Nonconforming Use Certificate Renewal Application (03.31.2022) and NUC Annual Renewal Statement of Compliance (03.31.2022).
  • For changes of information: STVR Change of Information Application (03.31.2022) and Statement of Compliance.
• Note: The application packet also references the “Reachable Person” requirement in Rule 23 (a local contact for the property).

5. Submit to Hawaii County Planning Department

• Submit at the East Hawaii (Hilo) office for Keaau-area properties (see Contact Information below).
• Fees for the hosted TVR registration program (Ordinance 25-50) are described in recent county news: $250 initial registration for hosted rentals ($500 for unhosted), with annual renewals at $100 (hosted) and $250 (unhosted). Hosting platforms (e.g., Airbnb, Vrbo) must also register and pay a $1,000 fee and report monthly listing data. The effective date is expected to be extended to March 2026.
• Existing Rule 23 fees under Bill 108 may also apply to applications processed under the current STVR program. Confirm current fee schedules with the Planning Department.

6. Comply with operational requirements and hosting platform registration

• Maintain and enforce quiet hours, guest limits, and conduct standards; keep required safety equipment (e.g., fire extinguishers) on site; ensure your listing reflects permit status and contact details for the “Reachable Person.”
• If hosting through online platforms, ensure both the property and platform registrations are current; platforms must register and submit monthly data under Ordinance 25-50.

7. Ongoing compliance

• Renew the NUC annually if applicable.
• Maintain tax compliance (GET/TAT) and respond to any county requests for information or inspections.
• Track any updates to Rule 23 or new registration rules that may affect hosted rentals.

Required Documents, Permits, Licenses, and Guidelines

• County-level documents
  • STVR Registration Form (03.31.2022) and STVR Statement of Compliance (03.31.2022).
  • Nonconforming Use Certificate (NUC) Renewal Application (03.31.2022) and NUC Annual Renewal Statement of Compliance (03.31.2022).
  • STVR Change of Information Application (03.31.2022) and Statement of Compliance.
  • Planning Department Rule 23 (procedures for processing STVRs).
  • Ordinance 2018-114 (Bill 108) — STVR regulatory framework.
• State-level documents
  • State of Hawaii General Excise Tax (GET) license.
  • Transient Accommodations Tax (TAT) registration.
• Supporting materials
  • Property ownership documentation.
  • TMK number (obtain via the Real Property Tax website).
  • Floor plans/site plans as needed for application and inspections.
• Hosting platforms (expected under new registration law)
  • Platform registration and $1,000 fee (for Airbnb/Vrbo/etc.); monthly reporting of listings and activity.
• Renewal cadence
  • NUCs must be renewed annually.

Specific Regulations: Short-Term Rentals in Keaau, HI (City/County/State)

• County (Hawaii County) — current framework (Bill 108/Rule 23)
  • Where allowed: STVRs are permitted in certain zoning districts (e.g., visitordestination/resort areas). Outside those districts, existing STVRs may qualify for a Nonconforming Use Certificate (NUC) to continue operation.
  • Operating standards: The ordinance establishes conduct and operational standards (quiet hours, guest limits, safety measures) that must be observed by all STVRs. The Planning Department enforces compliance and issues permits/certificates under Rule 23.
  • Enforcement and penalties: Enforcement mechanisms exist under Rule 23 and the County’s code enforcement process.
• County (Hawaii County) — Ordinance 25-50 (hosted TVR registration)
  • Scope: Establishes a registration program specifically for hosted transient vacation rentals; unhosted rentals are already regulated under Bill 108.
  • Fees: Hosted STVR initial registration $250; unhosted $500. Annual renewals: $100 (hosted), $250 (unhosted). Hosting platforms must register ($1,000) and provide monthly listing data.
  • Penalties: Unregistered rentals face fines from $1,000 to $10,000; continued violations may trigger daily penalties and liens.
  • Timing: Effective date is likely delayed from December 20, 2025 to March 2026 (as of September 2025 reporting).
• State (Hawaii) — taxes and general requirements
  • General Excise Tax (GET): All STVRs must obtain a GET license and remit the tax.
  • Transient Accommodations Tax (TAT): All STVRs must register and remit TAT on bookings.

Local Authority Contact Information (Keaau/Hawaii County)

• Hawaii County Planning Department — East Hawaii (Hilo) Office
  • Address: Aupuni Center, 101 Pauahi Street, Suite 3, Hilo, HI 96720
  • Phone: 808-961-8288
  • Fax: 808-961-8742
  • Hours: 7:45 AM – 4:30 PM, Monday–Friday
  • Email: planning@hawaiicounty.gov
• Hawaii County Planning Department — West Hawaii (Kona) Office (for additional assistance)
  • Address: West Hawaii Civic Center, Building E, 2nd Floor, 74-5044 Ane Keohokalole Highway, Kailua-Kona, HI 96740
  • Phone: 808-323-4770
  • Fax: 808-327-3563
• County Program and Regulatory Updates (for the new hosted STVR registration)
  • County Transient Accommodation Regulations website: www.hawaiicountytar.com
  • Webinar and information on registration timing are hosted at this site.

Links to Source Pages and Key Documents

• Hawaii County Planning Department — Short-Term Vacation Rentals hub
  • www.planning.hawaiicounty.gov/resources/short-term-vacation-rentals
• Short-Term Vacation Rental Application Packet (PDF)
  • records.hawaiicounty.gov/Weblink/1/edoc/115580/STVR%20Registration%20Form%2003.31.2022.pdf
• STVR Registration Statement of Compliance (PDF)
  • records.hawaiicounty.gov/Weblink/1/edoc/115581/STVR%20Registration%20Stmt%20of%20Compliance%2003.31.2022.pdf
• Nonconforming Use Certificate Renewal Application (PDF)
  • records.hawaiicounty.gov/Weblink/1/edoc/115578/STVR%20NUC%20Renewal%20Application%2003.31.2022.pdf
• NUC Annual Renewal Statement of Compliance (PDF)
  • records.hawaiicounty.gov/Weblink/1/edoc/115579/STVR%20NUC%20Renewal%20Stmt%20of%20Compliance%2003.31.2022.pdf
• STVR Change of Information Application (PDF)
  • records.hawaiicounty.gov/Weblink/1/edoc/115576/STVR%20Change%20of%20Information%20Application%2003.31.2022ii.pdf
• STVR Change of Information Statement of Compliance (PDF)
  • records.hawaiicounty.gov/Weblink/1/edoc/115577/STVR%20Change%20of%20Information%20Stmt%20of%20Compliance%2003.31.2022.pdf
• Planning Department Rule 23 (PDF)
  • www.planning.hawaiicounty.gov/home/showpublisheddocument/301491/637203350591400000
• Ordinance 2018-114 (Bill 108) — STVR Law (PDF)
  • records.hawaiicounty.gov/Weblink/0/doc/970621/Page1.aspx
• Hawaii County Real Property Tax — TMK lookup
  • www.planning.hawaiicounty.gov/?splash=https%3a%2f%2fqpublic.schneidercorp.com%2fApplication.aspx%3fAppID%3d1048%26LayerID%3d23618%26PageTypeID%3d2%26PageID%3d9876&____isexternal=true
• County Transient Accommodation Regulations (Ordinance 25-50) portal
  • www.hawaiicountytar.com
• Hawaii Tribune-Herald — County likely to delay STVR registration law until March (2025-09-05)
  • www.hawaiitribune-herald.com/2025/09/05/hawaii-news/county-likely-to-delay-stvr-registration-law-until-march/
• Hawaii Life — 8 Most Asked Questions About Short-Term Rentals (context on permits/zoning)
  • www.hawaiilife.com/blog/big-island-essentials-the-8-most-asked-questions-about-short-term-rentals/