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Writer's picturePorter DeVries

How to Maintain Your Homeowner’s Property Tax Exemption with a Long-Term Lease in Hawaii

In Hawaii, homeowners can reduce their property tax burden by claiming the homeowner’s property tax exemption. However, maintaining this exemption comes with certain requirements, particularly if you plan on renting out the property. Recording a long-term lease can be one way to retain the benefits of this exemption while renting your property responsibly. Here’s how Hawaii homeowners can maintain their property tax exemption by recording a long-term lease.

1. Understanding the Homeowner’s Property Tax Exemption in Hawaii

The homeowner’s property tax exemption in Hawaii allows primary residence homeowners to reduce their taxable property value. By claiming this exemption, the assessed value of your home is lowered, which can translate to significant savings on your annual property taxes.

To qualify:

  • You must own and occupy the property as your primary residence.

  • You need to file for this exemption through your county (e.g., Honolulu, Maui, Hawaii, or Kauai).

Each county has its exemption amounts and rules, so it’s essential to confirm the specifics with your local tax office.

2. How Renting Affects Your Property Tax Exemption

In Hawaii, you may still qualify for the homeowner’s exemption if you rent out your property, provided certain conditions are met. The key condition is that the homeowner must continue to own and primarily occupy the property. If you no longer occupy the property as your primary residence, you typically risk losing the exemption.

However, if you’re renting a part of your property or have specific living arrangements, you can maintain the exemption with a long-term lease agreement. This type of lease ensures you are renting the property in a way that aligns with county guidelines.

3. Why a Long-Term Lease Matters for Tax Exemption

Recording a long-term lease can help you maintain your exemption by demonstrating your commitment to stable, long-term occupancy. Hawaii property tax laws often require proof of a lease that spans at least one year (12 months). This long-term lease agreement signals to the county that:

  • You are not engaging in transient (e.g., short-term, vacation) rentals.

  • The property’s use aligns with residential purposes rather than commercial or transient lodging.

This approach can ensure that you continue to benefit from the homeowner’s exemption while maintaining compliance with county guidelines.

4. Recording a Long-Term Lease: The Step-by-Step Process

Recording a lease involves formalizing it with the county and provides official proof of your tenant's residential occupancy, which may help protect your homeowner’s exemption status. Here’s how you can record a long-term lease in Hawaii:

  • Draft a Lease Agreement: Work with a professional or use a template to draft a residential lease agreement that covers at least one year. Ensure it includes details like tenant names, lease terms, rent amount, and responsibilities.

  • File with Your County: In Hawaii, you may need to record the lease with the Bureau of Conveyances if the county requires it. This filing creates an official record of the long-term arrangement.

  • Submit a Lease Exemption Request (if applicable): Some counties may have specific forms or requests for homeowners who wish to maintain exemptions while renting. Check with your county tax office to see if there’s a form that requires submission along with your lease.

  • Renew or Update Annually: Some counties may require yearly confirmation of your lease or other documentation to maintain your exemption. Ensure you stay current with any renewal requirements.

5. Key Considerations and Tips

  • Avoid Short-Term Rentals: Counties in Hawaii generally disqualify properties used for short-term rentals from receiving a homeowner’s exemption. Short-term rentals typically refer to any rental period shorter than 180 days.

  • Maintain Proof of Primary Residence: Even when renting, keeping records like utility bills, voter registration, and state ID documents showing your address can support your claim of primary residency.

  • Consult a Local Tax Professional: Tax laws and requirements vary by county. Consulting a professional familiar with Hawaii tax law can help you navigate the process correctly and avoid unintended issues.

6. Maintaining Compliance to Protect Your Exemption

To ensure you do not lose the exemption due to rental activities:

  • Regularly check county guidelines.

  • Keep your lease agreements compliant and avoid changes that could disqualify the property.

  • Keep all paperwork and filing records in case you need to prove your compliance with county requirements.

Conclusion

Recording a long-term lease allows Hawaii homeowners to continue benefiting from the homeowner’s property tax exemption while renting out their property. By following county-specific guidelines and committing to long-term, residential use, you can secure this exemption, helping you reduce your property tax obligations while responsibly managing your rental.

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