Short‑Term Rentals in Mountain View, Hawaii: A Practical Compliance and Launch Guide

Overview: Are Short‑Term Rentals Allowed in Mountain View, HI?

Yes—short‑term rentals (STRs) are allowed in Mountain View, Hawaii, but only under Hawaii County rules and within specific zoning districts. Mountain View is a community on the Island of Hawai‘i (Big Island) within the Puna district and has no separate municipal STR regime; Hawaii County regulates all STRs island‑wide under Ordinance 2018‑114 (Bill 108). Under this law:

• A Short‑Term Vacation Rental (STVR) is a dwelling unit with no more than five bedrooms rented for fewer than 30 consecutive days, where the owner or operator does not reside on site.
• STVRs are allowed only in certain zoning districts (see “Specific Regulations”).
• STVRs operating outside permitted districts prior to April 1, 2019 may continue as nonconforming uses if they obtain a Nonconforming Use (NCU) certificate and renew it annually.

Important: If your property is not in an allowed zone and you do not qualify for an NCU, STR use is prohibited. Confirm zoning with the County before acquisition or listing.

How to Start a Short‑Term Rental Business in Mountain View (Big Island)

1. Confirm zoning eligibility

• Use the County’s zone maps to confirm your parcel is in a permitted district (V, CG, CV; certain residential/commercial zones within resort/resort node areas; RM for qualifying multifamily with a condominium property regime). If outside permitted zones as of April 1, 2019, verify eligibility for an NCU.

2. Register the STVR (or NCU)

• Submit the County’s STVR Registration Application and Statement of Compliance, or an NCU Renewal application if operating under nonconforming status.
• File Building Division final approvals as part of the process.

3. Obtain state tax licenses

• Transient Accommodations Tax (TAT) license and General Excise Tax (GET) license are required before or alongside STVR registration.

4. Maintain and renew as required

• STVR registrations do not expire; however, NCUs must be renewed annually.

5. Operate compliantly

• Observe occupancy limits, safety rules, and neighborhood considerations; maintain insurance and a local “reachable person” contact.

6. Consider local management

• Designate a local contact to ensure rapid response and compliance.

Required Documents, Permits, Licenses, and Guidelines

• County STVR registration (no expiration):
  • Application includes property address, owner/applicant/reachable person details, and authorization if applicable.
  • Building Division final approvals (proof of code compliance).
  • State TAT and GET license numbers.
  • Site plan and floor plan with room uses.
  • Statement of compliance.
  • Processing fee: $500.
• Nonconforming Use (NCU) certificate (for qualifying, pre‑2019 STRs outside permitted zones):
  • Annual renewal required.
  • Annual renewal fee: $250.
• State licensing:
  • TAT license: $5 for 1–5 units; $15 for 6+ units.
  • GET license: $15.
• Insurance:
  • Maintain at least $1,000,000 in general liability coverage (County standard).
• Documentation checklist:
  • Personal ID, Federal EIN, SSN/ITIN, proof of ownership/residence, site and floor plans, TAT/GET licenses, insurance proof, Building Division final approvals, and payment of applicable fees.

Note: Specific neighbor notification radius lists and inspection details vary; confirm requirements with the Planning Department.

Specific Regulations: City/County/State

State of Hawai‘i

• Definition: “Transient accommodations” are rentals for fewer than 180 consecutive days (HRS Chapter 237D).
• STVRs on the Big Island are defined as fewer than 30 consecutive days with no more than five bedrooms and no owner/operator on site.

Hawaii County (Big Island) — Ordinance 2018‑114 and Rule 23

• Allowed districts:
  • V (Village), CG (General Commercial), CV (Village Commercial).
  • Residential and commercial zones in designated Resort and Resort Node areas.
  • RM (multifamily) districts where the property is under a condominium property regime.
• Prohibited areas:
  • Outside allowed zoning and outside resort/resort node areas (unless NCU applies).
• Occupancy/stay limit:
  • Rents of fewer than 30 consecutive days; maximum five bedrooms.
• Nonconforming Use (NCU):
  • STVRs operating outside permitted zones before April 1, 2019 may continue under an NCU if registered; renew annually ($250).
• Registration and renewals:
  • STVR registration is not transferable and does not expire.
  • Changes of owner, reachable person, or property modifications require a new application.
  • NCU renewals are annual.

Mountain View

• No separate municipal STR ordinance; County rules apply.

O‘ahu/Maui/Kauai examples (for context, not applicable to Mountain View):

• O‘ahu: Rentals under 30 days are mostly limited to resort zones; non‑resort areas require special permits.
• Maui: Strict caps and new phase‑outs in apartment zones; permits required.
• Kauai: STRs allowed only in Visitor Destination Areas; homestays and SFTVRs have additional owner‑presence requirements.

Contact Information

Hawaii County Planning Department — STVR Program

• Email: planning@hawaiicounty.gov
• Phone:
  • West Hawai‘i (Kona): 808‑323‑4770
  • East Hawai‘i (Hilo): 808‑961‑8288
• Offices:
  • West Hawai‘i Civic Center, Building E, 2nd Floor, 74‑5044 Ane Keohokalole Highway, Kailua‑Kona, HI 96740
  • Aupuni Center, Suite 3, 101 Pauahi Street, Hilo, HI 96720
• Hours: 7:45 AM–4:30 PM, Monday–Friday
• Website: www.planning.hawaiicounty.gov/resources/short-term-vacation-rentals

Links to Source Pages (from provided content)

• Hawai‘i County Planning — Short‑Term Vacation Rentals: www.planning.hawaiicounty.gov/resources/short-term-vacation-rentals
• Statewide overview and licensing details: www.gosummer.com/post/hawaii-short-term-rental-laws
• Ordinance 2018‑114 (Bill 108) and Planning Department Rule 23: see Hawai‘i County Planning page links above

Note: Verify zoning and permit details directly with the Hawai‘i County Planning Department before listing or acquiring a property, as rules and procedures may evolve.