Kuau Plaza is a condo property in Kuau, just outside Paia on Maui’s north shore. It’s apartment-zoned, so Bill 9 would end nightly vacation rentals there on January 1, 2031, unless it’s rezoned into a hotel district. So far that looks possible: the Planning Commission recommended it.
Kuau Plaza: Bill 9 status
Paia (Kuau), Maui · 30 units on the county list
Recommended for hotel rezoning- Vacation rental deadlineJanuary 1, 2031, unless the property is rezoned to a hotel district
- Hotel rezoningReferred for H-3/H-4 hotel zoning by the Council in July 2026 (Resolutions 26-110/26-111, adopted July 24, 2026).
- Planning CommissionRecommended approval of hotel zoning on Sept. 22, 2026 (one of only 5 of 48 properties).
- County CouncilBack to Council for final decision on the rezoning bill.
- AlsoHas an existing county variance for transient use.
Last checked October 28, 2026. Confirm a specific unit's zoning with the County of Maui Department of Planning.
Where the rezoning stands
On Sept. 22, 2026, the Maui Planning Commission reviewed 48 properties for the new H-3 and H-4 hotel districts and recommended approval for only five. Kuau Plaza was one, and the commission noted it has a variance. The other four were Hale Kaanapali, Maui Schooner, Hono Koa and Hana Kai.
The County Council makes the final call. Until it votes, plan around the 2031 deadline.
What it means if you own a unit here
- If the building is rezoned to hotel: nightly rentals can continue under the hotel district rules, and the Bill 9 deadline no longer applies.
- If it isn’t: nightly rentals have to stop by the deadline. After that you can live in the unit, rent it long-term (30 days or more) or sell it.
- Either way: run the long-term rental numbers now. If rent won’t cover the mortgage, HOA dues, insurance and property tax, that’s the decision you’re really facing, and it’s better to know before the deadline than after.
Buyers know about Bill 9 too. If you’re thinking about selling, it helps to know who’s buying in your building now and what they’re paying.
See the status of other buildings on our Maui Bill 9 building tracker, or read the full Bill 9 explainer.
Sources
- Maui Council passes Bill 9, 5-3, on second and final reading, Maui Now, Dec. 15, 2025
- New hotel zoning for vacation rentals passes Maui Council on final vote, 7-2, Maui Now, June 22, 2026
- Maui Planning Commission rebuffs exemptions to vacation rental ban, Honolulu Star-Advertiser, Sept. 23, 2026
- Hotel or housing battle drags on, Maui Now, Sept. 29, 2026
General information as of October 2026, not legal or tax advice. Zoning decisions and court cases are ongoing. Confirm the status of a specific unit with the County of Maui Department of Planning and your own attorney.