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Maui’s vacation rental battle has dragged on for well over a year. This week’s Council hearing ended with no vote, no timeline, and no resolution—just more uncertainty for everyone involved.

With Bill 9, the controversial rental ban proposal, back in committee after yet another high-stakes hearing, the situation has become more than a zoning dispute. It’s becoming a fundamental reckoning about who can live on Maui, who can visit, and whether the island is slipping into some permanent limbo.

The stakes are huge, and the effects are already being felt, particularly by travelers planning their next trip.

What Bill 9 means for Maui vacation rentals.

The legislation at the center of the crisis, known as Bill 9, seeks to phase out short-term vacation rentals in apartment-zoned districts across Maui. This includes thousands of units that have operated for decades under the “Minatoya list,” which granted legal non-conforming use to many older condominium buildings, especially in West and South Maui.

Maui Mayor Richard Bissen introduced the bill shortly after the Lahaina wildfire, framing it as a necessary response to a growing housing emergency. In public statements, he said, “Housing isn’t a speculative asset, it is a basic human need.” His administration argues that short-term rentals have tipped the housing balance too far, making residents feel like strangers in their own neighborhoods.

If passed, Bill 9 would not shut down all vacation rentals. Properties with hotel or resort zoning would remain unaffected. However, it could eliminate a significant portion of the thousands of mid-range visitor lodging options that many travelers depend on. As currently revised, Bill 9 would allow up to three years for full implementation. Council members are now expected to propose amendments, but the outcome is unclear.

Travelers face uncertainty over Maui vacation rentals.

If you’re planning a Maui trip, here’s what this could mean for you. Bill 9 is not yet law, but the debate surrounding it has already created instability. Condo owners say they’ve received a wave of inquiries from concerned guests asking whether their reservation is still valid. Some are canceling outright. Others are waiting for legal clarity before booking anything at all.

As we covered in Maui Backs Off Rental Ban As Tourism Stalls Out, the Council delayed its vote again in July, retreating behind closed doors in executive session just as the Hawaii summer travel season peaked. That uncertainty alone has been enough to spook visitors.

In recent reader comments, one traveler wrote, “We had our eye on a rental in Kihei for next May, but now we’re backing off. We won’t take a chance on something getting shut down.”

Another added, “We don’t want a resort vacation. We want a kitchen, a washer-dryer, and a beach we can walk to. That’s what made Maui feel personal to us.”

Why Bill 9 is dividing Maui.

The public reaction has been sharp on both sides. Councilmember Gabe Johnson argued in favor of the bill, saying, “We have to stop the bleeding of people leaving the islands, and Bill 9 will do that.” The county’s housing department estimated the proposal could free up thousands of units for long-term use.

However, even officials acknowledge that the transition won’t be easy. Communications Director Laksmi Abraham acknowledged during hearings that the average price of these units, around $500,000 and often paired with very high monthly fees, puts them out of reach for most first-time buyers.

One mortgage banker testified that low-down-payment borrowers will face immediate rejection due to risk.

Meanwhile, many commenters are questioning whether these units will ever be realistically attainable. One noted, “With AOAO fees exceeding $3,500 a month and sometimes spiking to $7,000, how is this going to become affordable housing?”

Another added, “If these properties don’t convert, they’ll just sit empty, and that’s no win for anyone.”

The cost of Maui’s housing crisis.

According to a report by the state’s research arm, UHERO, even if prices drop by 25 percent, 80 percent of Maui’s population would still be unable to afford these units. The report concludes that many buildings were never designed for long-term occupancy, and some require costly upgrades to meet those needs.

The bigger concern is that without a coordinated strategy, the county could convert some units into legal limbo—vacant, unsellable, and unrentable. As we reported in Maui Gets $1.6B—Can Vacation Rentals Survive What’s Coming?, new federal housing funds have added political pressure, but not necessarily a clear plan.

One commenter said, “This whole dim discussion acts like these units will magically become homes. But they won’t. They were built as vacation condos, always were.”

Tourism and real estate brace for impact.

UHERO also warned of the economic fallout if visitor accommodations disappear. Its analysis suggests that Maui could lose up to 3,800 jobs and approximately $900 million in annual visitor spending. Those losses would cascade into air service cuts, workforce reductions, and other unintended consequences.

Many owners suspect the county is trying to avoid lawsuits by stalling any decision. As one put it, “They know this won’t hold up in court, so they’re dragging it out hoping people just walk away.” Others blame powerful hotel unions for influencing policy behind the scenes.

Supporters of the bill argue that it remains a necessary correction to an overgrown industry that has driven up prices for residents. At the same time, critics view it as part of a broader anti-visitor trend.

This is not the first time tensions have spiked. Back in June, we tracked this same emotional split in Maui Vacation Rental Ban Moves Forward Amid Growing Outrage, when many visitors began rethinking whether they felt welcome.

What travelers should consider next.

If you’ve already booked a condo rental on Maui for future travel, reach out to the property manager or owner. Ask them whether their unit is on the Minatoya list and how they plan to handle changes in the event Bill 9 passes.

Please note that hotel-zoned properties are not affected by the proposal in any way. If you’re unsure, ask about zoning status before finalizing any new reservation.

As of this writing, Bill 9 remains in committee. You can follow legislative updates, submit written testimony, and view archived meetings at https://www.mauicounty.us/bill-9-2025-overview/.

For a broader context, our prior article Vague Laws, Big Consequences: Uncertainty Chokes Maui Vacation Rentals breaks down how unclear rules and confusing enforcement are creating planning fatigue across the visitor market.

Right now, the most common phrase we hear from both travelers and owners is the same: “Enough already.” Residents, too, are asking when relief will arrive, and whether any of these proposals will result in housing they can afford.

With no vote scheduled and no resolution in sight, Maui’s rental standoff keeps getting harder to ignore. Whether you’re coming to the island for two weeks or staying for good, this battle touches you. And the future of Maui travel may hinge on what happens next.