Quick Answer: Bill 147 would repeal Hawaiʻi County’s existing bed-and-breakfast and short-term vacation rental provisions and replace them with a new framework. A council committee forwarded it with an unfavorable 4-5 recommendation on October 6, 2026, and on October 21 the full County Council advanced it to second reading. Separately, Ordinance 25-50 registration is already in effect and requires action today.
Key Takeaways
- Bill 147 is pending, not law. On October 21, 2026, the full County Council advanced it to second reading; it may still be amended or rejected [9].
- Ordinance 25-50 is law. Registration opened September 1, 2026, and Bill 175 keeps the registration period open through the end of 2026 [4].
- A committee amendment would bar new unhosted rentals in residential multifamily districts outside resort nodes, unless units already have plan approval [1].
- Owners should register now, keep records current, and follow the council calendar.
What would Bill 147 actually change?
Introduced by Councilmember Heather Kimball, Bill 147 would repeal the County Code provisions governing bed-and-breakfast establishments and short-term vacation rentals and establish a new regulatory framework covering permitted uses, permitting, enforcement, and operating standards [6].
As described when it advanced from committee in April 2026, the draft would:
- Treat stays under 180 consecutive days as short-term, up from 30 days [2].
- Separate hosted rentals, labeled bed and breakfasts, from unhosted rentals, labeled short-term vacation rentals (STVRs) [2].
- Largely limit STVRs to resort areas and certain multifamily condominium properties, mainly in Kona, Waikoloa Beach, and the Kohala Coast [2].
- Require that an unhosted unit be rented to one party at a time, and that a “reachable” person live on the same lot [2].
- Set occupancy limits and quiet hours, and require a permit for large events such as weddings [2].
- Establish an enforcement fund, with fines from $5,500 for a first violation to $10,000 for a third and subsequent violations [2].
- Permit enforcers to treat an unregistered property listed as bookable online as evidence of illegal operation, shifting the burden to the owner to prove compliance [2].
Drafts change. Several of these provisions may have been amended since April, so review the current version before drawing conclusions about a specific property.
Where does Bill 147 stand right now?
The bill has moved slowly. The Policy Committee on Planning, Land Use and Economic Development deferred it on September 1 and again on September 15, 2026 [3]. On October 6, 2026, the committee voted 4-5, sending it to the full Council with an unfavorable recommendation [1]. On October 21, 2026, the full Council heard the bill for the first time and voted to advance it to second reading [9].
Supporters describe the bill as a way to reduce bureaucracy and align the code with current practice; Kimball noted that without it, hosted rentals in residential areas would need a use permit [1]. Critics raised concerns about residents who earn income by renting part of their property and about the new definitions [1]. One amendment, suggested by the Kona Community Development Action Committee, would bar new unhosted rentals in residential multifamily districts outside resort nodes unless units already have plan approval [1].
No date for second reading has been reported [9]. The bill must pass second reading to become law, and the Council can still amend or reject it.
How is Ordinance 25-50 different from Bill 147?
This is the point most absentee owners miss. Ordinance 25-50 was adopted in 2025 and is already in force [5]. It requires owners to register each transient vacation rental, defined as a rental of under 180 consecutive days, before operating it [5].
Registration requires the property address and tax map key, owner and host contact information, a site drawing, a health and safety declaration, tax clearance, and state and county licenses [5]. Fees are $250 for a hosted rental and $500 for an unhosted rental, with annual renewals of $100 and $250 [5]. Operating unregistered can bring a cease-and-desist order and civil fines of $1,000 to $10,000 [5]. Booking platforms may facilitate bookings only for registered or exempt rentals [5].
Registration opened September 1, 2026, through an online portal [4][7]. After an application is accepted, the owner receives a temporary registration number that is also shared with rental platforms [8]. The Council passed Bill 175, which keeps the registration period open through the end of 2026 [4].
This is general information, not legal or tax advice; confirm with a Hawaiʻi attorney or CPA.
What should Kona-Kohala owners do now?
Regardless of how the Council acts on Bill 147, four steps are prudent:
- Register under Ordinance 25-50 if you have not done so, and keep your confirmation and registration number on file [4][5].
- Confirm your tax standing. Registration requires tax clearance and current state and county licenses [5].
- Audit your listings. Make sure every online listing reflects a valid registration number and accurate occupancy.
- Know your zoning and any nonconforming use certificate. Whether a property sits in a resort area, a multifamily district, or holds a prior permit may determine how a final version of Bill 147 affects it.
From my perspective as an owner of Big Island Stays, the most important aspect of this bill is that the homeowner does not have to live on the property for it to qualify as a hosted rental. Under the bill as drafted, the owner can hire a caretaker who lives on the property and acts as host.
Does Bill 147 affect resale value?
That depends on the final text and on the property. Many buyers on this coast weigh rental eligibility alongside lifestyle use. Under Ordinance 25-50, registration lapses 90 days after a change in ownership unless the new owner registers [5], so buyers will want clean documentation. Owners considering a sale in the near term should organize their permits, registration records, tax clearances, and any nonconforming use certificate.
Frequently asked questions
Is Bill 147 law? No. On October 21, 2026, the full County Council advanced it to second reading. It must pass that reading to become law, and it may still be amended or rejected.
Update this answer both in the visible article FAQ and in the FAQ schema code.
Do I need to register my vacation rental even if Bill 147 fails? Yes. Registration is required under Ordinance 25-50, which is already in effect [5]. Registration opened September 1, 2026 [4].
How much does registration cost? Under Ordinance 25-50, $250 for a hosted rental and $500 for an unhosted rental, with annual renewals of $100 and $250.
What happens to registration when a property sells? Under Ordinance 25-50, registration lapses 90 days after a change in ownership unless the new owner registers.
By Dan Polimino, REALTOR® Broker, The Hawaiʻi Team | KW Big Island
The Hawaiʻi Team – Daniel Polimino, REALTOR® Broker, RB-22894 | KW Big Island, RB-23793 | 73-5619 Kauhola St. Ste 208, Kailua-Kona, HI 96740 | 808-913-0899 | thehawaiiteam.com
Sources
- Adams, G.I. “Bill 147 returns, gets negative recommendation from council committee.” West Hawaii Today / Hawaii Tribune-Herald, Oct. 7, 2026. https://www.westhawaiitoday.com/2026/10/07/hawaii-news/bill-147-returns-gets-negative-recommendation-from-council-committee/
- Verbano, S. “Hawaii County STVRs measure advances.” Hawaii Tribune-Herald, Apr. 19, 2026. https://www.hawaiitribune-herald.com/2026/04/19/hawaii-news/hawaii-county-stvrs-measure-advances/
- Adams, G.I. “Bill aiming to simplify TVR process again deferred.” Hawaii Tribune-Herald, Sept. 16, 2026. https://www.hawaiitribune-herald.com/?p=377797
- Adams, G.I. “TVR registration takes effect.” Hawaii Tribune-Herald, Sept. 8, 2026. https://www.hawaiitribune-herald.com/?p=377152
- County of Hawaiʻi. Ordinance No. 25-50 (Bill 47, Draft 3), “An Ordinance Amending Chapter 6 of the Hawaiʻi County Code.” https://www.hawaiicounty.gov/home/showpublisheddocument/309318/638869623608800000
- Big Island Video News. “Leeward Planning Commission meets on transient accommodations Bill 147.” July 1, 2026. https://www.bigislandvideonews.com/2026/07/01/leeward-planning-commission-meets-on-transient-accommodations-bill-147/
- Hawaiʻi County TAR information site (maintained by two council members; not an official county document), registration portal link. https://hawaiicountytar.com
- Walling, K. “Short-term rental owners in violation of registering in Hawaiʻi County could get 4-month grace period.” Big Island Now, July 23, 2026. https://bigislandnow.com/?p=440732
- Adams, G.I. “Busy day for the County Council.” Hawaii Tribune-Herald, Oct. 22, 2026. https://www.hawaiitribune-herald.com/2026/10/22/hawaii-news/busy-day-for-the-county-council/
