Column: Make land trust, limited-profit developers for homes Star Advertiser Dale Kobayashi and Makana Hicks-Goo March 2, 2025 Original Article Hawaii has a housing crisis that needs no introduction. If you were born here, chances are you were born with it: mentions of our housing crisis started popping up in local papers in the 1930s. Nearly a hundred years on, we’re still trying to sort it out. These days the refrain you’re likely to hear is that it’s simply a matter of supply and demand. By which it’s always meant just supply — concerns about demand are gauche. Supply is the hot topic. Indeed our housing crisis is often described flatly as a “housing shortage.” The conventional wisdom stops here claiming that if we increase supply prices will fall. It’s true that we’ve seen the dire consequences of not building enough. In the 40 years since 1980 production has lagged and home prices (adjusting for inflation) have risen by 161%, according to Census data. But it’s hard to argue that we’ve never built enough. In the 40 years between 1940 and 1980, we built more homes than the rest of the U.S. on a per capita basis. Units per capita increased by 62%, our housing stock by 268%. The results were equally bad as when we didn’t build: home prices rose by 510%, adjusting for inflation. It seems whether we build or don’t, in Hawaii prices rise. This really shouldn’t be surprising. Everyone engaged in building homes in Hawaii benefits when prices go up, and they’re good at their job. The solution to this problem isn’t in the debate we see play out constantly between NIMBYs and YIMBYs (“not in my backyard” and “yes in my back yard”); both have had their crack at the problem. It’s instead something quite different, rooted in how property markets actually work, and our actual problems. Let’s call it LIMBY — locals in my backyard. LIMBYs know we need supply, but think it’s ridiculous to ignore the other side of pricing: demand. LIMBYs also think it’s silly to ignore how markets work and how land is priced to guarantee a return on investment determined more by Wall Street’s requirements than by local incomes. The solution that works through these tangled problems, that can better leverage public investment in housing, that can build a housing market tied to local incomes, is a land trust and limited-profit developers. Land trusts provide a ready mechanism to eliminate land speculation and thereby limit price increases. A limited-profit developer creates competition in the market to price development as a simple percentage of gross costs rather than a return on investment set by capital markets. These aren’t untested ideas. Land trusts underpin affordable housing across the globe — most notably in Vermont. Limited-profit developers are critical for housing development in Singapore and Austria. A raft of other changes are needed to shore up things now and help us build that market. State Sen. Stanley Chang has pending legislation to retool our state financing programs, which are currently giveaways to well-connected developers. Chang wants programs to direct developers toward actually affordable housing, and we agree. State Rep. Tina Grandinetti has introduced a slew of bills to make sure tenants in naturally affordable housing are protected — and they should be. State Rep. Amy Perruso and state Sen. Les Ihara have introduced legislation to study how to better create a housing market for locals, using state resources and trusts based on ideas from local developer Peter Savio. Hawaii ought to be a place where you are more likely to make it here if you were grown here. As our housing crisis has steadily gotten worse, you’re now more likely to own a home in Hawaii if you were flown here. Creating a housing market for locals is the only path forward.

Governor signs measures aimed at protecting agriculture in Hawaii Hawaii Tribune Herald John Burnett June 27, 2025 Original Article A pilot program to fight agriculture-related crimes in Hawaii will go into effect July 1 on the Big Island and Oahu. The program within the state Department of Law Enforcement is intended to strengthen laws relating to agriculture theft — including cattle rustling — plus trespassing and hunting without permission on private ag land. The new law — one of five ag measures signed into law today by Gov. Josh Green — is being called “Duke’s law.” It was Senate Bill 1249, which was introduced by Sen. Tim Richards, a Waimea Democrat and vice chairman of the Senate Agriculture and Environment Committee. The law’s name is in honor of Cranston “Duke” Pia, a 39-year-old Makaha, Oahu, rancher who was — in Richards’ words — “executed in front of his mother” for protecting his cattle from hunting dogs on Feb. 17, 2024. Pia died of a single gunshot wound to the head. Chantston Pila Kekawa, then 17, of Maili, Oahu, was charged as an adult with second-degree murder, first-degree terroristic threatening, firearms offenses and first-degree theft. He pleaded not guilty and has a trial scheduled for Aug. 18 in Honolulu Circuit Court. “SB 1249 is about protecting our farmers and ranchers while honoring the memory of Duke Pia,” Richards said today. “Duke was a young rancher who was tragically shot and killed while confronting trespassers on his land. “This law strengthens enforcement, increases penalties, and gives us the tools to fight rural crime. It’s about justice, safety and preserving the future of agriculture in Hawaii.” The law funds, within DLE, a full-time assistant chief position; two full-time investigator positions, one on the Big Island, the other on Oahu; and six full-time agricultural patrol officers, three for the Big Island and three for Oahu. The new law doesn’t contain the stand-your-ground component that would allow a farmer or rancher, under certain circumstances, to exercise deadly force without retreating that was in another bill Richards introduced. That bill, HB 1248, the original Duke Pia bill, died without a hearing from the Senate Judiciary Committee. The new law appropriates $949,856 for each of the next two fiscal years to fund the pilot program. Other agriculture and food-related bills signed into law today by Green include: — HB 534, which prohibits the sale of any raw processed ahi tuna by retail establishments without a label that states the country where the ahi was landed. The bill claims that the majority of raw processed ahi sold in Hawaii retail establishments as poke is “foreign-sourced, previously frozen, gas treated and imported in pre-cut cubes” and generally cheaper for retailers. It also states that local consumers of poke are “subjected to misleading advertisements and in-store terminology such as ‘prepared fresh,’ ‘freshly made’ and ‘locally made,’ while the ahi used to prepare the poke is foreign-sourced, previously frozen, gas treated and imported in pre-cut cubes.” “Due to a loophole in federal labeling laws, retailers are not required to disclose the origin of these products, leading many consumers to falsely assume they are purchasing fresh, locally caught tuna,” wrote Rep. Kirstin Kahaloa, a Kona Democrat, the majority caucus leader and former Agriculture and Food Systems chairwoman, in a committee report. “By ensuring transparency in seafood labeling, this measure empowers consumers to make informed choices, supports Hawaii’s fishing industry, and protects the integrity of the state’s premium seafood market.” The law, which goes into effect July 1, 2026, was introduced by Rep. Tyson Miyake, a Maui Democrat and majority whip, with Kahaloa and fellow Big Island Reps. Nicole Lowen and David Tarnas signing on as co-sponsors. According to Eric Kingma, executive director of the Hawaii Longline Association, the local market for fresh ahi poke sold at retail largely has been replaced by foreign-caught, gas-treated tuna imported from Vietnam, the Philippines, China, Indonesia and other countries. He added the new law “should help Hawaii’s commercial tuna fishermen statewide.” “This bill will hopefully drive consumer demand for more fresh Hawaii-landed ahi poke at retail because they will see that the previously frozen, gas-treated tuna is not from Hawaii,” Kingma said. — HB 774, which which goes into effect July 1, relates to value-added products and establishes a food and product innovation network within the Agribusiness Development Corporation. It also appropriates $385,289 for each of the next two fiscal years for two full-time positions, plus operating expenses. The development of this network is intended to facilitate the responsible use of labels such as “Hawaii made,” “Made in Hawaii,” “Produced in Hawaii” and “Processed in Hawaii,” and aid businesses in promoting their products locally and internationally. Kahaloa, who introduced the legislation, called it “transformative for Hawaii’s farmers and food entrepreneurs — empowering them to innovate, grow and proudly share their unique products with the world.” Green said the network will provide “access to facilities, equipment, certification resources — things that make a difference.” “Honestly, I believe people are more than ready to buy agricultural products from the state of Hawaii,” Green said. — HB 496 prohibits certain words and images on packaging of mamaki tea suggesting the tea is a Hawaii agricultural product unless 100% of the tea or dried leaves were cultivated, harvested and dried in Hawaii. The law, which goes into effect July 1, also appropriates $65,000 for each of the next two fiscal years for a full-time measurement standards inspector. The bill was introduced by Kahaloa, with fellow Big Island Reps. Lowen, Jeanne Kapela and Sue Keohokapu-Lee Loy among the co-signers. The measure was formerly on Green’s intent to veto list. — and HB 427 renames the state Department of Agriculture the Department of Agriculture and Biosecurity, and the Board of Agriculture the Board of Agriculture and Biosecurity. The legislation, introduced by Kahaloa, also transfers the Hawaii Invasive Species Council from the Department of Land and Natural Resources to the newly named department. In addition, the measure establishes a position of deputy chair for biosecurity to oversee all biosecurity initiatives within the department. The department, with the governor’s approval, may declare a biosecurity emergency in response to an outbreak of a pest or resistant organism that poses an economic or environmental threat. According to the governor’s office, the state budget allocates the highest level of funding ever for biosecurity — $26.6 million appropriated over the next two fiscal years to support positions and related expenses. “With the increasing frequency of natural disasters and growing biosecurity threats, safeguarding our resources and environment is a top priority for my administration,” said Green. “Prevention and forethought will fortify our state, and by signing HB 427, we are keeping top of mind the ways in which we can stay in the driver’s seat — actively leading the effort to protect our agriculture and our islands.”

UH study on quality of life cites housing, health care as stressors Star Advertiser Nina Wu December 11, 2024 Original Article A new dashboard launched by the University of Hawaii at Manoa offers insights into the pressing social, economic and health issues affecting state residents. The dashboard Opens in a new tab , which went live Tuesday, offers data from a survey of more than 8,000 adult residents conducted earlier this year. It offers snapshots of how residents from a broad range of demographics felt about their neighborhood, workplace, housing, mental and physical health and other factors affecting quality of life. It also delves into how prepared residents are for natural disasters, and their significant sources of stress, which appear to stem mostly from the high cost of housing and living. “The 2024 Hawaii Quality of Life and Well-Being Dashboard is more than a collection of statistics — it’s a call to action,” said lead researcher Jack Barile in a news release. “By making this information publicly available, we hope to inspire collaborative efforts to tackle the challenges facing our state.” While the dashboard shows many residents are feeling economic strain and stress, he noted, it also shows Hawaii’s communities are strong and resilient. Barile, also a professor of psychology and director of UH Manoa’s Social Science Research Institute, said results also highlight the unique needs and strengths of different communities, such as those with lower incomes and Native Hawaiian and Pacific Islander residents. The survey results can guide policymakers, community leaders and employers toward targeted actions that can improve well-being across the state, he said. Among the dashboard’s key findings: >> Economic stress. Most significant stressors for residents include the economy (73%), personal finances (73%) and housing costs (64%), particularly for households with incomes below $50,000. >> Moving from Hawaii. Among those surveyed, 40% considered moving out of the state in the past year due to high living costs. The rate is even higher, at 47%, among Native Hawaiian and Pacific Islander communities. >> Health disparities. Native Hawaiian and Pacific Islander residents experience notably higher levels of stress and unhealthy days compared with white and Asian residents. Residents also cited challenges to accessing affordable health care, with 19% reporting medical debt over $500. >> Community strength. Despite hardships, 67% of residents said they feel safe in their neighborhoods, with a similar percentage reporting that neighbors are willing to help each other. >> Positive workplaces. 83% of employees felt respected by their employers, while 78% felt their contributions are valued. Employees looking to change jobs cited flexible work schedules, paid family leave and telework options as priorities. >> Disaster preparedness. Only 12% of respondents said they were well or very well prepared if there was a disaster in their community. In February, Hawaii became a trauma-informed state upon Gov. Josh Green’s signing of an executive order directing all state departments to collaborate with the Office of Wellness and Resilience to integrate principles of safety, transparency and peer support into workplaces and services. The UH College of Social Sciences launched the dashboard in partnership with the governor’s Office of Wellness and Resilience, which is funding the project. The surveys, to be conducted regularly, are the first step toward helping Hawaii become a trauma-informed state. The hope is that the data informs policy initiatives that address Hawaii’s unique challenges, said Barile, such as addressing barriers to affordable housing, as well as improving access to health care with a focus on NHPI communities, and the need for better disaster preparedness. “The data in this report shows that we must continue to increase the economic opportunities for our residents, so they can remain in Hawaii,” said state Sen. Donovan Dela Cruz in a statement. “Diversifying our economy in the areas of creative industries, agriculture, and technology must be paired with investments in workforce development so our residents can fill the good-paying jobs here in the state.” Significant sources of stress >> Overall: The economy (73%), money (73%), housing costs (64%). >> Medical debt: Over 81% owe $500 or less. >> Access to health care: 12% said there was a time they needed to see a doctor but could not afford it; 20% said they delayed medical care due to the cost. >> Economic stability: 44% are worried about not having enough income to pay normal monthly bills; in the previous seven days, 10% reported sometimes not having enough to eat. >> Moving: When asked whether they had plans to move out of state, 40% responded yes. Of those who said yes, 65% said cost of living is lower elsewhere, 41% cited economic concerns, as reasons. Source: Hawaii Quality of Life and Well-Being Dashboard. Find the dashboard at health-study.com Opens in a new tab .

Bill to ban algorithmic price-setting in Hawaiʻi’s rental market moves ahead in Senate Maui Now Brian Perry February 19, 2025 Original Article A bill aimed at protecting Hawaiʻi renters from algorithmic price-setting has cleared the Senate Commerce and Consumer Protection Committee, which has recommended passage on second reading and referral to the Judiciary and Ways and Means committees. Senate Bill 157 Senate Draft 1 would prohibit the use of algorithmic price-setting in Hawaiʻi’s rental market. It would require the Department of the Attorney General to develop and undertake a public education program regarding the prohibition, and it would establish fines and penalties. A YouTube video of the committee hearing can be seen here . According to a committee report , the bill’s purpose is to prevent artificially inflated rental prices by banning the use of algorithmic price-setting, which has been used in local housing markets to share private data, including current prices, available square footage, vacancy levels and the number of applicants for a particular unit. The committee found that third-party price setters use that data to recommend rent and occupancy levels and advise landlords to hold some units off the market to raise the price of a unit, creating artificial scarcity and displacing island renters. “Because Hawaiʻi already has the highest median rent in the nation, this measure will help ensure units are filled via competitive pricing, rather than through cooperation to set prices,” the committee report says. In public testimony on the bill, Maui Chamber of Commerce President Pamela Tumpap said that while the chamber agrees that Maui rents were inflated by post-wildfire rental support practices of the Federal Emergency Management Agency, the bill might be “challenging to enforce effectively.” “We would encourage the consideration of additional proposals and innovative ideas to address the broader issue of escalating rental prices,” she said. “We share this concern and are increasingly witnessing residents being forced to sleep in their cars due to the lack of affordable rental options,” Tumpap said. Jordan Hocker, education and outreach coordinator for the Maui Housing Hui, a grass-roots organization formed after the 2023 Maui wildfires, said that rents in Maui County have gone up 44% in the last two years and were climbing even before the wildfires disaster. “The rate of houselessness in the state of Hawaiʻi has grown by 87%,” she said. “We acknowledge that renters, those making 70% area median income and below, are most at risk of becoming unhoused and face the greatest challenges under our housing crisis.” Hocker said a forward-thinking bill such as Senate Bill 157 is needed “to protect Hawai’i’s renters from the unrelenting condition of corporate greed and price-fixing to the detriment of our community.” “Hawaiʻi’s renters cannot afford any additional compounding factors,” she said. Michael EKM Olderr also supported the bill, saying: “These algorithmic, AI-driven rent pricing schemes prey on vulnerable tenants and exploit those who are struggling to have enough money to support themselves. They are driven not out of necessity to cover damages, mortgages, or upkeep costs but as a lazy attempt to satisfy a landlord’s greed.” Lyndsey Garcia, director of advocacy for the Hawai‘i Association of REALTORS®, noted that in August 2024, the Department of Justice and eight states (not including Hawaiʻi) filed a lawsuit against software company RealPage . The department alleges an unlawful information sharing scheme that allowed property managers to increase apartment rental prices through the use of RealPage’s algorithmic pricing tools. The lawsuit, which is still ongoing, does not currently target the property managers who utilize the tool, according to Garcia.

State breaks ground on agribusiness hub Aloha State Daily Michael Brestovansky November 14, 2025 Original Article State officials broke ground Friday on a long-awaited Wahiawā agriculture and food hub. The Agribusiness Development Corporation and Department of Business, Economic Development and Tourism held a ceremony Friday to commemorate the start of construction for the Central O‘ahu Agriculture and Food Hub, a facility built on a 34-acre parcel in Whitmore Village that will serve to expand the state's food production base. The hub is intended to provide manufacturing and industry services at commercial scale, allowing local producers to expand and export out of state. On top of workforce housing developments, the facility is planned to include more than 60,000 square feet of greenhouses, a high-pressure processing facility for food preservation, a manufacturing facility, warehouse space and more. Meanwhile, the state Department of Education will also construct a Central O‘ahu Regional Kitchen in the hub, which will connect produce from local farms to school cafeterias, serving as a model for similar regional hubs across the state. Partners in the project — which include DBEDT, the ADC and DOE, as well as the University of Hawaii's College of Tropical Agriculture and Human Resilience, UH Community College System, state Department of Accounting and General Services and Department of Law Enforcement — hope the hub will help fulfill a pair of mandates whose deadlines are approaching fast. In 2019, Act 151 required Hawai‘i to double local food production and exports by 2030. Then, in 2021, Act 175 established the state farm-to-school program, with a goal of using locally produced food to make at least 30% of public school meals, also by 2030. Another state deadline is further off, but approaching no less swiftly: Act 176, passed in 2021, requires state departments to use local sources for 50% of their food by 2050. State Sen. Donovan Dela Cruz said the project is a big step to make those state goals more physically real and prompt greater buy-in from the public and other stakeholders. "Depending on the commodity we're trying to scale up, whether that's rice or leafy greens or cattle ... we're going to need facilities like these to help those farmers scale up." ADC Executive Director Wendy Gady said the hub represents about $28 million in water, sewer and utility infrastructure, funded through a DOE grant. A presentation by the ADC suggests that the project has cost upwards of $120 million since the purchase of the land in 2012. "About 40% of all crops grown never make it to market," Gady said. "When it comes to the farmer's market or retail, you want to to look for the homecoming court, the beautiful fruit, the beautiful vegetables, but there's a place for the rest of us not on the homecoming court. This gives an opportunity for the bell peppers to go into chili, to go onto pizza ... and it's a huge economic boost for our farmers and our food distributors." According to a project website, the hub is anticipated to be fully completed in 2029, although individual components of the hub could go online sooner. For example, the high-pressure processing facility has a completion date of Sept. 2026.

Hawaiʻi governor signs historic “Green Fee” climate impact legislation Maui Now May 27, 2025 Original Article Gov. Josh Green, M.D., signed historic climate impact legislation into law on Tuesday. Act 96 (Senate Bill 1396 ) is a first-in-the-nation initiative that establishes a climate impact fee, or “Green Fee,” creating a stable source of funding for environmental stewardship, hazard mitigation and sustainable tourism in Hawaiʻi. The Green Fee is projected to generate $100 million annually, and the Green Administration will work with the legislature to confirm projects next session as revenue becomes available. “Today Hawaiʻi ushers in the first Green Fee in the nation. Once again, Hawaiʻi is at the forefront of protecting our natural resources, recognizing their fundamental role in sustaining the ecological, cultural and economic health of Hawaiʻi. As an island chain, Hawaiʻi cannot wait for the next disaster to hit before taking action. We must build resiliency now, and the Green Fee will provide the necessary financing to ensure resources are available for our future.” Following the devastating Maui wildfires and in response to the growing frequency and intensity of natural disasters across Hawai‘i and the nation, Gov. Green established the Climate Advisory Team (CAT) in 2024, led by Chris Benjamin and comprised of a team of leaders, to develop community-informed policy recommendations. A key recommendation of the CAT was to establish a dedicated source of funding for climate change mitigation and disaster resilience. The CAT recommended the transient accommodations tax (TAT) as a potential revenue source. “The Green Fee bill marks a historic investment in climate disaster resilience and environmental protection,” said Benjamin. “Using the TAT to fund resiliency projects ensures that the financial burden of safeguarding our ʻāina and people doesn’t fall upon residents alone. We thank the Legislature, industry and countless community groups and individuals who advocated tirelessly for this bill.” Senate Bill 1396 increases the TAT rate by 0.75% beginning in 2026 and levies, for the first time, the TAT on cruise ships that port in the state. Assessing the TAT on cruise ships — a sector of transient accommodations that has long gone untaxed under the TAT — promotes equity across the tourism industry, ensuring that all visitors to Hawai‘i contribute to the islands’ long-term resilience and well-being. “While fees may not be the most popular method of revenue generation, stakeholder dialogue has affirmed that visitors are willing to pay a climate impact fee in order to support Hawaiʻi’s environmental protection efforts and preserve the beauty and cultural heritage of the islands for future generations. The Green Fee ensures that visitors share in the kuleana of environmental stewardship and sustainable tourism,” according to a news release from the Governor’s Office. “I mahalo the tourism industry for stepping up and collaborating on this initiative, which will preserve Hawaiʻi for kamaʻāina and visitors alike,” said Green. “The fee will restore and remediate our beaches and shorelines and harden infrastructure critical to the health and safety of all who call Hawaiʻi home, whether for a few days or a lifetime. Sen. Lynn DeCoite (District 24 – Hāna, East and Upcountry Maui, Molokaʻi, Lānaʻi, Kahoʻolawe and Molokini) said the bill is a matter of common sense and responsibility. “I think it’s really about our kuleana, to the state, to the people of Hawaiʻi. Climate change is here and has been a super-huge challenge for all of us. As the chair of the Economic Development and Tourism (EDT) Committee, the impacts are real. The bill shares the responsibility of caring for our home with those who come to visit, to ensure that our natural resources are cared for, for future generations.” Rep. Adrian Tam (District 24 – Waikīkī) thanked the stakeholders representing a very diverse coalition of individuals, from the visitor industry to the environmental stewardship advocates. “The funds raised by this bill will go toward much-needed environmental stewardship as well as erosion mitigation and restoration projects, so it is really a win-win for all of us. The signing of this bill will ensure that the investments in resilience and taking preventive measures will protect Hawaiʻi’s environment and our economy, and it will soon save taxpayer dollars in the long run.”