Kauai’s New Bill 2933: Key Changes for Agricultural Land and Guest Houses
Kauai’s agricultural (AG) land regulations have changed with the passing of Bill 2933, a major zoning update that affects guest houses, farm dwellings, and development options across the island. Whether you already own AG land on Kauai or are considering purchasing acreage, understanding these new rules is essential. Here’s a clear breakdown of what Bill 2933 means for property owners, buyers, and anyone interested in Kauai real estate.
What Is Bill 2933? Kauai’s New AG Land Law Explained
Historically, Kauai allowed additional dwelling units (ADUs) and rental units on residential-zoned properties if they met certain requirements (setbacks, lot size, sewer capacity, etc.). However, AG-zoned properties had more restrictions, particularly regarding guest houses and additional dwellings.
Bill 2933 introduces a major change for AG land by allowing one additional guest house per primary dwelling (called “farm dwellings”) on AG-zoned parcels. Previously, many AG properties could only have one guest house, and in cases where properties were subdivided (CPR’d), guest house rights were restricted to just one unit. Now, the new law allows every farm dwelling (house on AG land) to have its own guest house.
New Guest House Rules for Kauai AG-Zoned Properties
Larger Guest House Size (800 Sq Ft)
The size of guest houses has increased from 500 square feet to 800 square feet. This provides more living space for family members or long-term residents.
Kitchens Now Allowed in AG Guest Houses
Guest houses can now include a kitchen, making them more functional for multigenerational living.
Limitations on Use (No STRs, No Separate Sale)
Guest houses cannot be sold separately from the main dwelling.
They cannot be used for short-term rentals. The intention is to provide housing for local families and promote long-term residency, rather than turning these properties into short-term vacation rentals.
Why Bill 2933 Matters for Kauai’s Housing and Agriculture
The intent behind Bill 2933 Kauai is to create more housing options for local families while still preserving Kauai’s agricultural economy and rural character. By allowing an additional guest house per farm dwelling, the law promotes multigenerational living, enabling families to live together on the same property and support agricultural lifestyles.
However, the law still maintains Kauai’s focus on agriculture and sustainable land use, as guest houses cannot be used for commercial purposes like short-term rentals. This is a crucial point for preserving the island’s rural charm and agricultural landscape.
Key Considerations for AG Landowners on Kauai
While this new law presents opportunities, there are several practical considerations:
Wastewater & Infrastructure Requirements
Properties will still need to meet wastewater requirements, which may limit where guest houses can be added. If infrastructure is not available, development could be restricted.
Rules for Existing Guest Houses or ADUs
If a property already has a guest house or an additional dwelling unit (ADU), no additional guest house can be built under this law. So, if you’re planning to expand, you’ll need to account for any existing structures.
Impact on Kauai AG Land Preservation
While the bill is aimed at increasing housing availability for locals, there are concerns that it could lead to urbanization of agricultural land. However, given that most AG land is not used for commercial farming, proponents argue that this change strikes a balance between preserving agriculture and addressing the housing needs of Kauai’s residents.
What This Means for Buyers and Owners of AG Land
- For AG Landowners: If you own AG land and want to build additional housing for family members or long-term residents, this law now gives you more flexibility. You can add a guest house for every farm dwelling on the property (subject to meeting infrastructure requirements, CPR rules, and subdivision rules).
- For Potential Buyers: If you’re looking to buy AG land, this law could make properties more appealing, especially if you need multiple dwellings.
Final Thoughts
Bill 2933 marks a shift in Kauai’s approach to managing agricultural land, balancing development with the island’s need for sustainable housing. While the new law opens up more possibilities for families and local residents, the restrictions on short-term rentals and the focus on long-term residency help ensure that the island’s rural and agricultural character is preserved. Whether you’re a current landowner or a prospective buyer, this bill offers exciting opportunities for those looking to live, work, and grow on Kauai’s agricultural lands.
See chart below for density allowances for farm dwellings on AG zoned parcels.
Check out my listing on Koolau, which is zoned AG and may be an ideal candidate for a guest house.
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