The Realtors Association of Maui (RAM) formally announced its opposition on Friday to Mayor Richard Bissen’s proposed Bill 9, which seeks to eliminate approximately 7,000 short-term rentals (STRs) in apartment-zoned areas by 2026.
RAM reports the opposition comes following a careful review process and unanimous vote by its Board of Directors, saying the measure has raised major concerns about its potential impacts on Maui’s housing market, economy and property rights.
RAM’s leadership said: “while the housing crisis demands urgent solutions, Bill 9 is not the answer.”
“RAM supports real, sustainable solutions to expand affordable housing for local residents,” said Lynette Pendergast, RAM President. “This proposal risks trading one crisis for another that damages our economy, undermines small businesses, and threatens the livelihoods of local residents without producing truly livable, affordable homes for families.”
Mayor Richard Bissen responded to a request for comment from Maui Now saying, Bill 9 is “one part of a collective strategy” to address Maui’s severe housing crisis. He said the measure proposes a phased transition of transient vacation rentals in apartment-zoned areas back to their intended residential use.
“Alongside this effort,” he said the county is “advancing affordable housing programs, policy reforms, tax incentives, deed restrictions, expedited permitting, infrastructure investment, and new development. No single action will solve this crisis — but together, these efforts build a stronger, long-term path forward.”
He said one thing that everyone can agree on is the urgency of this issue. “Our residents — from working families to kūpuna — continue to struggle to find homes in the very communities they’ve helped build and sustain,” said Bissen.
RAM says its concerns are backed by economic projections. A March 2025 report from the University of Hawaiʻi Economic Research Organization estimates the phase-out could result in the loss of nearly 1,900 local jobs, a $900 million drop in annual visitor spending, and a $60 million reduction in property tax revenue. RAM argues that losing this critical funding would be detrimental to Maui’s public services and future housing projects.
Bissen said points made, including those cited by UHERO “deserve thoughtful consideration,” but he said, “we must also weigh the cost of inaction: the continued loss of residential inventory, rising displacement, and a widening gap between housing availability and community need.”
RAM says that “while well-intentioned, the bill overlooks key realities.”
“Most of the affected units were never designed for full-time family living and remain financially out of reach for local households. They’re typically small, often studios or one-bedrooms, with limited outdoor space, minimal storage, and sometimes no parking,” RAM argued, calling the setups “impractical” for long-term living, especially for families with children or pets. “In addition, the high carrying costs – mortgage, HOA dues, maintenance, and property taxes – can easily exceed $6,000 per month, far exceeding the affordable rental cap of $2,500 per month for a family earning Maui’s median income of $101,000,” according to a RAM news release.
The mayor said that while some argue that these units were never meant for long-term family living, the reality, he said is that some of these properties continue to house local residents today. “The broader issue is that housing intended for residential use has, for years, been diverted to serve the visitor industry. Allowing that pattern to continue unchecked would only intensify the strain on local families and working people,” said Bissen.
RAM is urging County leaders to pursue “more effective solutions” it says are already within reach including: enforcing regulations on illegal STRs, streamlining permitting and infrastructure approvals, pursuing targeted rezoning where appropriate, and using proven tools like public-private partnerships and affordable housing incentives.
RAM says these strategies can provide “meaningful results without the collateral damage” proposed under Bill 9.
A public hearing on Bill 9 is expected in late May.
“We recognize that this is an emotionally charged issue,” said Pendergast. “Our approach has been and will continue to be rooted in care, respect, and a commitment to practical, community-driven solutions. At RAM, our vision is ‘a home for everyone.’ We’re committed to shaping policy that reflects Maui’s values and realities without compromising fairness, economic stability, or the future of our local families.”
“This bill seeks to realign policy to better serve the people of Maui. We support the Council’s upcoming deliberation on Bill 9 and look forward to continued discussion in the Housing and Land Use Committee,” said Bissen.