Real Estate Changes

Elsie Foster • October 2, 2017

Whatʻs new for 2022?

A person is holding a candle in the shape of the number 2022.

There have been major changes recently that affect real estate sales in Hawaiʻi. Effective May 1, 2022, Hawaiʻi became the first state to enact a law that requires Sellers to disclose whether the property being sold is at risk of a sea level rise. To see if a property is within a sea level rise exposure area that requires disclosure, go to the State’s website at www. hawaiisealevelriseviewer.org and enter property risk 3.2.

Many of the properties along the Waiʻanae Coast are located within this exposure area. These properties are not just along the coastline but include other areas that are susceptible to flooding from streams.

As of March 28, 2022 Sellers must provide Buyers with disclosure forms specifically indicating whether the property is a legal vacation rental or not. If the Seller indicates that the property is a legal vacation rental, the Seller must also provide the permit number and tax clearance certificates proving that all General Excise and Transient Accommodations taxes have been paid.

The only two areas in Waiʻanae that are resort-zoned are where the Mākaha Sheraton once stood and within Mauna ʻOlu in Mākaha Valley. Other resort-zoned areas on Oʻahu are parts of Ko Olina, Waikiki and Turtle Bay. Outside of these areas, a Non-Conforming Use Certificate that was issued prior to September 1990 is required. There are currently 24 properties on the Waiʻanae Coast with a certificate and they are all oceanfront condominiums.

Effective October 23, 2022, short-term rentals must be a minimum of 90 days instead of the current 30 days. Violators will be faced with large fines. There is a grace period for people currently renting legally for 30-89 days, but they must switch over to a minimum 90-day rental as of April 2023. This change is being made in an effort to increase the inventory of long-term rentals.

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Expect the Unexpected

January 31, 2026

There are several things that first-time landlords often don’t consider when they buy a rental property. Take John, for example. He bought his first rental property thinking it would be simple: collect the rent each month, pay the mortgage, and pocket the rest. For the first few months, things went smoothly. But then the tenant lost his job, moved out early, and left the place a mess and without paying the last month’s rent. John spent his weekends cleaning up, only to have the water heater give out the next week. To make matters worse, his HOA sent him notice that maintenance fees were increasing by $100 a month. Unfortunately, John’s story isn’t unusual. Here are some ideas for aspiring landlords. No matter how strong the rental market seems, there will always be downtime between tenants. Smart landlords plan for one to two months of vacancy every year so they’re not blindsided when the rent stops coming in. Maintenance fees, property taxes, and insurance rarely stay the same. Landlord insurance costs more than a standard homeowner’s policy, and it’s important to build these rising expenses into your budget. Plumbing leaks, broken appliances, pest infestations—these are inevitable. Our salty air and humidity only speed up the wear and tear on properties. And then there are the big-ticket items: roofs, windows, or even foundation issues. A good rule of thumb is to set aside about 10% of the rent each month for repairs and maintenance. Even the best tenants don’t always return a property in “move-in ready” condition. Repainting, landscaping, and other turnover costs are part of the cycle. New landlords sometimes forget to budget for professional services. From property managers to accountants to attorneys, having the right team can save you money in the long run. Landlords who succeed aren’t just collecting checks; they’re running a small business. The key is to expect the unexpected by planning for vacancies, rising costs, repairs, and turnover. If you budget wisely, set aside reserves, and treat your property like an investment instead of a gamble,

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Hidden Stories Behind Abandoned Homes

January 31, 2026

We have all seen them. The mailbox is leaning against the fence, stuffed with unopened letters and junk mail, and the grass is so tall it hides the front steps. No one’s been home for a long time. Every community has a house everyone drives past and wonders about. Perhaps the owner passed away, the family relocated to the mainland, or the bank has yet to complete the foreclosure. Whatever the reason, each abandoned home has a story to tell. In real estate, we often see homes frozen in time. Life has stopped, but the house waits. Sometimes, it happens suddenly, such as when a homeowner dies without a will or kupuna move into care. At other times, financial hardship leaves the property in limbo, neither sold nor properly maintained. Delays or disagreements can leave homes sitting vacant for years. On average, it takes approximately six years to complete the foreclosure process in Hawai’i. In just a few months, stray cats move in, paint peels, vines climb walls, and everything seems to rust in the salt air. For neighbors, the sight of an abandoned home can be heartbreaking and upsetting, as these overgrown lots often attract pests, dumping, and trespassing, including squatters who occupy them for illegal activity, which can persist for years. However, even the worst can be brought back to life with patience and vision. If there’s an abandoned property on your street, don’t look away. Report safety issues and stay involved. And if you’re a homeowner, take steps now to keep your property out of limbo by creating a will or trust and communicating with your family. These small steps can prevent your home from becoming another boarded-up property in the neighborhood.