Big Island

A Bed & Breakfast in the Neighborhood

Pictured Bed & Breakfast: 1896 Kalanianaole St, HI 96720

Section 25-4-7 of the Hawai`i County Code outlines requirements for all Bed and Breakfast establishments on Hawai`i Island. In effect since 1996, the rules allow their existence in almost any residential area. In a nutshell:

  • Up to 5 guest rooms are allowable on lots of 15,000 square feet or greater.
  • Room count may be adjusted for smaller lots.
  • Up to 10 guests can be housed at any time.
  • Guests may stay 30 days or less.
  • The specific County permit required is based on the underlying zoning.
  • Off-street parking must be provided.
  • Owners are expected to live in the Bed and Breakfast dwelling.
  • Only breakfast may be served.
  • A Bed and Breakfast permit “runs with the land,” meaning that once it’s in place, it passes to subsequent owners.

As REALTORS®, we sometimes advertise properties that possess unique qualities that we feel might make them desirable as transient accommodations. Remember, Bed and Breakfasts are not considered short-term vacation rentals. Their rules are different.

Low Impact

At times, neighbors become concerned about the impact such an operation might have on the neighborhood. I have sold several Bed and Breakfast establishments over the years. I was surprised to learn that a Bed and Breakfast creates less impact on a neighborhood than a typical family. This makes perfect sense if you think about it. As a parent, I know how much traffic my family always created. B&B guests typically make one trip to the property and leave in the morning. They do not normally return during the day.

The Kalanianaole Street B&B has little impact on nearby Carlsmith Beach Park

Charm Included

Because pride of ownership directly affects the innkeeper’s ability to make a living, property maintenance issues are normally non-existent. From my experience, the quality of most Bed and Breakfasts meets or exceeds our local hotels. Many reflect the gracious character and charm synonymous with Hilo. What better experience for a visitor to take away from this wonderful place than the warmth of a Big Island family willing to share their home with Aloha! In my mind, there are certainly worse things that could happen to a neighborhood.

The Kalanianaole B&B has enough charm to rival any hotel chain.

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About the Author

Denise Nakanishi

Denise Nakanishi is a REALTOR Broker with Hawai'i Life. Denise Nakanishi is one of Hilo's most acclaimed real estate agents. She reached the rank of Major in the US Army and is now known by many as "Major Mom." The nickname fits–not only does Denise bring the discipline and mission-oriented attitude you'd expect, she's also caring and compassionate, always looking out for her clients like they're her own family. Having made the Big Island her home since 1987, Denise combines her extensive knowledge of the area with a sharp focus on customer service and the results speak for themselves. She's the recent recipient of the Best East Hawai`i, Best of Zillow, Chairman's Circle Award, President's Circle, Top Producing Agent since 2001, and Realtor of the Year awards. Denise stays ahead of the curve because she's passionate about education–she served as Education Chair for Hawaii Island REALTORS® for many years. She's one of Big Island's best real estate resources, known for her weekly article in the Hawaii Tribune Herald. Denise leads Team Nakanishi for Hawai`i Life, who is committed to their family, work, and community. In her little time away from work, Denise is a committed runner and Grandy. She also devotes many hours to various Veterans' Organizations, the East Hawaii Cultural Center, and the Hawaii Island REALTORS®. You can email me at or via phone at (808) 936-5100.

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Reach Mind

April 2, 2022

Greetings Agent, i need more details on this property.

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