在大岛上经营民宿 B&B：您需要知道的规章和法规
如何在美国夏威夷大岛运营一个民宿或度假屋
作者：Beth Thoma Robinson，R(B)
2012 年 4 月 10 日
注意：这篇文章最初发表于 2012 年 4 月，于 2016 年 8 月更新。
因此，您想在大岛上经营一家 B&B……您访问大岛，并作为客人入住库克船长或哈维的住宿加早餐 (B&B)。您与业主聊天，了解他们是如何来到这里生活的，并探索他们作为全职居民的生活方式。所以，梦想开始了：为什么不买一栋独特的房子，搬到夏威夷，经营一家 B&B 来维持生计？
或者，也许您年复一年地住在 Puako、Kapoho 或 Kailua-Kona 的 Alii Drive 的美妙度假出租屋中，在海浪声中入睡。您在街上看到一栋待售的海滨房屋，想知道收入流是否会使其成为一项不错的房地产投资，或抵消拥有第二套房子的成本。
了解临时住宿的规章制度
夏威夷的临时住宿（意味着度假租赁和住宿加早餐，而不是将您的房产出租给长期租户）的法律和法规很复杂。县规划和分区代码可以限制财产的合法用途，并且每个县（岛）都不同。
租金通常也受 CC&R 的规则和细分或公寓大楼的管理文件的约束。如果您正在考虑已经出租给游客的房产，甚至在查看历史收入流之前，您应该问的第一个问题是租金是否合法或”在雷达下”。
如果分区是RS（住宅）并且物业布局正确，则申请B＆B特别许可证需要时间和金钱，但在大岛上仍然存在。它确实需要通知邻居，这对一些人来说是个问题，但大多数申请都被批准了。
如果分区是度假区，则临时住宿使用更容易。请记住，要经营 B&B（而不是”度假出租屋”），您必须将该物业用作您的主要住所。完整的规则可以在夏威夷县分区法第 25-4-7 节中找到。
夏威夷州土地使用委员会分类为农业的房产似乎很难提供过夜住宿，通常由县划分为”ag”。虽然该县一直愿意颁发特别许可证，但我第一次看到土地使用委员会在 2013 年拒绝了此类申请的裁决，称仅允许在毛伊县过夜进行农业旅游。
想想度假物业的净（非毛）租金收入
如果您不住在家里，您不能经营 B&B，但您可以选择将整个物业出租给度假者。在评估度假出租房屋的潜力时，您还应该牢记营销成本以及物业和租赁管理成本。
全方位服务的假期管理可能会花费您高达总租金收入的 25%-50%。此外，如果在细分或公寓内，您仍然需要缴纳财产税、公用事业、保险、HOA 费用，以及内外的维护。
一些外州业主自己进行营销，并直接与当地的清洁和维护人员打交道。夏威夷州立法机构一直在考虑要求拥有离岛业主的度假物业由房地产执照持有人管理的法案。您确实需要有一个岛上的”代理人”来收取一般消费税和临时住宿税。
国家担心的是，使用 vrbo.com、AirBNB 和类似网站推销其房产的岛外业主可能没有报告租金收入并为其缴纳税款。
puako 度假出租屋出售
海滨 Puako 物业是受欢迎的度假出租屋，例如 (MLS# 291568)，售价 440 万美元。
多个房屋或合法”Ohana”：一间出租，一间供个人使用
我之前写过关于待售房产的文章，包括宾馆和农场或带有”额外农场住宅”的牧场。
Keauhou (Kailua-Kona) Ali’i Drive 上的 Kahalu’u 海滩附近的一个新房源有度假村分区，允许建造两栋房屋，共有 10 间卧室，每间都有自己的浴室。当我第一次写这篇文章时，这个列表在 2012 年上市，并在 2016 年重新上市。
两栋房子，十间卧室，距离 Kahalu’u 海滩一个街区，售价 1,995,000 美元（MLS# 290017）
如果您在住所，这也将是一个适合持牌住宿加早餐旅馆的物业。海景，步行一个街区到海滩，或者附近的农贸市场买木瓜当早餐……你在做梦吗？
贝丝·托马·罗宾逊，R(B)
直接：808.443.4588
电子邮件：Beth@HawaiiLife.com
原文如下：https://www.hawaiilife.com/blog/run-bed-breakfast/
Running a Bed & Breakfast on the Big Island: What You Need to Know
NOTE: This post, originally published in April 2012, was updated in August 2016.
So, you want to run a B&B on the Big Island…you visit the Big Island and stay as a guest in a Bed and Breakfast (B&B) in Captain Cook or Hawi. You chat with the owners about how they came to live here and explore what their lifestyle is like as a full-time resident. So, the dream begins: why not buy a unique home, move to Hawai’i, and make ends meet running a B&B?
Or perhaps you stay year after year in a wonderful vacation rental in Puako, Kapoho, or along Alii Drive in Kailua-Kona, falling asleep to the sound of the ocean. You see an oceanfront home for sale down the street and wonder if the income stream would make it a good real estate investment, or offset the costs of owning a second home.
This Kona Bay Estates home (MLS# 279711) would make a good vacation rental; $2,989,000
Know the Rules & Regulations on Transient Accommodations
Laws and regulations are complex when it comes to transient accommodations in Hawai’i (meaning vacation rentals and bed-and-breakfast rather than renting your property to long-term tenants). The County planning and zoning codes can restrict legal usages of properties and are different for each County (island).
Rentals are also usually subject to rules in the CC&R’s and governing documents of a subdivision or condo complex. If you are considering a property already being rented to tourists, even before looking at the historical income stream, the first question you should ask is whether the rentals are done legitimately or “under the radar.”
If the zoning is RS (residential) and the property layout is right, an application for B&B special permit takes time and money, but still exists on the Big Island. It does require notice to the neighbors, which has proven a problem for some, but most applications are approved.
If the zoning is resort, transient accommodation usage is easier. Remember, to run a B&B (rather than a “vacation rental”), you must be using the property as your primary residence. The full rules can be found in the Hawaii County Zoning Code section 25-4-7.
Live in one dwelling, rent the other to vacation guests (MLS# 297979)
Overnight accommodations appear to be difficult to provide on properties classified agricultural by the Hawaii State Land Use Commission, generally zoned “ag” by the County. While the County has been willing to issue special permits, I first saw a ruling in 2013 in which the Land Use Commission denied such an application, saying overnight stays for agricultural tourism are only allowed in Maui County.
Think Net (Not Gross) Rental Proceeds for Vacation Properties
If you are not living in the home, you canʻt run a B&B, but you may have the option of renting out the entire property to vacationers. As you evaluate the potential of homes for vacation rental, you should also keep in mind the costs of marketing and of property and rental management.
Full-service vacation management can cost you as much as 25%-50% of gross rental income. In addition, you will still have your property taxes, utilities, insurance, HOA dues if in a subdivision or condo, and maintenance both inside and out.
Some out-of-state owners do the marketing themselves and deal directly with local cleaning and maintenance staff. The Hawai’i state legislature keeps considering bills that would require vacation properties with off-island owners to be managed by a real estate licensee. You do need to have an on-island “agent” to collect general excise and transient accommodation taxes.
The Stateʻs concern is that off-island owners using vrbo.com, AirBNB, and similar websites to market their properties may not be reporting the rental income and paying the taxes on it.
Oceanfront Puako properties are popular vacation rentals, like (MLS# 291568) for $4.4 million.
Multiple Homes or Legal “Ohana:” One to Rent, One For Personal Use
I’ve written before about properties for sale with guest houses and farms or ranches with “additional farm dwellings.”
A new listing near Kahalu’u Beach on Ali’i Drive in Keauhou (Kailua-Kona) has resort-zoning, which allowed two homes to be built with a total of 10 bedrooms, each with its own bath. This listing was on the market in 2012 when I first wrote this post, and is relisted in 2016.
Two houses, ten bedrooms, one block from Kahalu’u Beach for $1,995,000 (MLS# 290017)
This would also be a property suitable for a licensed bed-and-breakfast if you are in residence. Ocean views, a one-block walk to the beach, or farmers market nearby to buy the papaya for breakfast…are you dreaming yet?
A hui hou,
Beth Thoma Robinson, R(B)
Direct: 808.443.4588
Email: Beth@HawaiiLife.com
Posted on April 10, 2012 in Big Island, Bed and Breakfast, Big Island, For Sale, Hawi, Kahaluu, Kapoho Beach Lots, Kona, North Kohala, Ocean View, Vacation Rentals
About the Author
Beth Thoma Robinson
Beth Thoma Robinson is a REALTOR Broker, Director, Conservation and Legacy Lands , BIC with Hawai’i Life. You can email me at beth@hawaiilife.com or via phone at (808) 443-4588.