Great Location for a Ready-made Nursery Business

Great Location, convenient and easy to get to. The lot is just a very short distance from the end of South Kulani Rd. This lot is a perfect start for plant nursery. Ground is leveled and clear, growing area covered in plastic sheets to control weeds. Good soil in the growing area and a spot dug out for an irrigation pond.

Seller has created a huge stock of very valuable tree starters.  These trees and their seeds are highly prized and have an international market.  They can only grow in a few, very specific, locations in the world.  This lot in Hawaiian Acres is one of those locations. 

The lot is partially gated and fenced, with a second set of gates separating the commercial area from the living area. The survey of the lot included markers on each side of the lot to assist with locating the fence line. A house pad in front, leveled and ready to go. Electricity is available with no SSPP fee.  The potential is here for a home and business in one convenient, easily accessible location.

Don’t miss this opportunity!

Vacation Rental Regulations

Chat GPT/Vacations Rentals

I have been thinking about upcoming changes to the law regarding vacation rentals, and wanting to write about what is going on.

I have been hearing about this new artificial intelligence program called ChatGPT.  It can write essays that are very convincing.  High school and college students are already using it to write their papers for school.

I thought, hey, what about me?   It would sure save me a lot of time and effort.  So, this is what I did.  I created an account at ChatGPT.  Then I went to ChatGPT+ and put in this request;

Write a 100 word essay on upcoming changes to regulations regarding vacation rental operations in the Puna District.

This is what I got back:

“Vacation rental operations in the Puna District of Hawaii are set to undergo some drastic changes. With the growth of the area’s tourism industry, state regulations have started to crack down on property owners who rent out their properties on a short-term or vacation basis.

Hawaii’s Department of Business, Economic Development and Tourism recently announced they are launching a Mandatory Vacation Rental Registry, which would allow the state to accurately track rental properties and their operations. The goal of this registry is to ensure that local regulations for vacation rentals are properly enforced. This will be mandatory for any property owner who wishes to continue to rent their property on a short-term basis.

In addition, the state has issued several new regulations on these properties. These regulations include additional restrictions on unhosted and nonresidential vacation rentals, such as a two-week limit for multiple bookings, and increased penalties for failure to comply. These changes are intended to increase accountability and provide stronger government oversight of vacation rental operations in the Puna District.

Overall, it is clear that the upcoming changes to regulations regarding vacation rental operations in the Puna District will have a significant effect on property owners. It is important that they are familiar with the new laws and regulations and comply accordingly. Failure to do so will result in severe punishments, including hefty fines and possible jail time.”

I love it.  I am not sure about the “possible jail time”, but for the most part, I wouldn’t change a word.  Also, it is more the county that is cracking down on vacation rentals, not the state.

I do want to add some things, though. 

This bill was introduced by Ashley Kierkiewicz and Heather Kimball.  I really don’t like the proposed changes, and wondered why they introduced this bill.  Ashley is our representative here in Puna.  I decided to ask her why she is sponsoring these changes.  This is what I sent to her

“Ashley, I am writing an article about the proposed changes to vacation rental regulations.  I wondered why you are introducing this legislation? 

I see it having a very negative impact on many senior citizens living in Puna.  Many retirees depend on vacation rental income to supplement their social security and give them a hedge against inflation.  I would like to include your response.

By the way, thank you for your support of our HPP Land Use Committee.  Aloha”

Non-hosted vacation rentals are already required to be licensed, and the county has said that they will not issue any new licenses in Puna for non-hosted short term rentals.  The changes that they are proposing would extend that regulation to hosted rentals.  Every hosted rental would be require to register with the county, and the county would be setting limits as to how many people will be able to offer hosted rentals.  There would also be new regulations

This is a quote from an article in Honolulu Civil Beat;

If the bill is ultimately adopted, transient rental operators would have to pay an initial registration fee and an annual renewal fee and comply with a host of rules. Some of the rules relate to on-site parking, the submission of site and floor plans, contact information for all registered property owners and managers, notification to surrounding properties and more.

Failure to do so could result in $10,000 in fines.

The bill would set a guest limit of no more than two adults per bedroom and an additional two adults for the unit as a whole. Individuals could operate no more than one transient accommodation rental, besides their principal home, unless they’re a licensed realtor.

Commercial weddings, wedding receptions or events would be prohibited unless operators get special permits.”

This is a link to that article;

Hosted rentals are not currently regulated.  You don’t need a license.  Hosted means that the owner or a manager lives on the rental property.  It’s a good deal.  Your kids are off to college, probably never to return to live.  You can rent out their rooms for short term rentals. At $50 to $100 per night, that could make a significant impact for retirees living on a fixed income.  The recent inflation has already created hardships for a lot of our neighbors.  Do we really need or want the county to be stepping in to regulate and limit this source of income?

To be fair, they are addressing some real issues.  There is a shortage of available rentals in Puna.  They want to manage this economic issue by restricting what people can or can’t do.  By limiting vacation rentals, they are, in theory, making more rentals available to local people.  There is some logic to that.  If I could not offer vacation rentals, I would probably offer long term rentals, if I needed some additional income.

The other issue is the increase in noise and traffic associated with vacation rentals.  The sponsors of this bill say they are trying to protect the quality of life for those living in the neighborhoods of these short term rentals. I haven’t seen any direct evidence of these problems, but I have heard stories.

I guess it comes down to costs and benefits.  I am sure the sponsors of this bill are looking out for the welfare of their constituents, but things don’t always turn out as intended.

What I see is a further intrusion of the government into our daily lives, more government fees and red tape for those wanting to offer hosted vacation rentals.  I am not saying they are totally wrong.  There are problems.  We do have outside investors buying up properties to operate as vacation rentals.  I would like to see that reduced.  It does reduce the amount of available housing, and doesn’t provide income to people living here. 

It is a complex issue.  We need to understand the costs and benefits associated with this proposed legislation.  We also need to speak up and let our county representatives know how we feel, whether we support this legislation or not.

Aloha.

Plantation Home in Honomu

28-1127 Pua Street, Honomu HI

A reminder of the plantation days in the Landing Camp subdivision. This house was built in 1938 and still retains much of its original charm. It has four small bedrooms and a total of 915 square feet of living space. It is located on the beautiful Hamakua Coast, a very popular and expensive part of the island. Priced at $350,000, it is the only residential listing in that area priced under $500,000.

This is the link to photos and more information:

https://www.alohaliving.com/search/details/?idxid=HawaiiInformationService&searchstyle=mlsnum&mlsnum1=665556&mlsnum2=&mlsnum3=&mlsnum4=&mlsnum5=&mlsnum6=&mlsnum7=&mlsnum8=&mlsnum9=&mlsnum10=&sorttype=price&sortdir=desc&resultview=list&linkmlsnum=665556

Boxabl Tiny Home – Introduction

I have an idea.  I want to set up a tiny home on a piece of land, and sell it

I’ve decided to share this process with all of you.  It is too much to put into one post, so this will be a series of post as I go through the process.

This how it breaks down

Buying a lot

Prepping the lot

Permit Application

Buying a Boxabl tiny home

Getting it installed

It is going to take some research.  I want to figure out how much will it cost to have a permitted home with water, sewer, and electricity connected and installed.

The first article will be about buying and prepping the land here in Puna on the Big Island.

This is a YouTube video that talks about Boxabl and their second factory that will be coming online very soon

Affordable Housing – Boxable

Affordable housing is an issue that has been around for a while, here and on the mainland.  However, it’s getting worse.  With the huge increase in prices here on the Big Island, many buyers are being priced out of the market.  They can’t afford to buy that starter home.  With the increase in cost of materials, they can’t afford to build it, either.

That is why, when I heard that Elon Musk was investing in a company called Boxabl that manufactures tiny homes, it caught my attention.

Boxable was started by Paolo Tiramani. He was born in Italy, educated in London, where he earned degrees in mechanical engineering, and industrial design.  By 1986, he held 144 patents. In 1986 he formed the company, 500 Group, with the idea of turning some of these patents into cash.  One of those patents was the rolling tool storage box, which he licensed to Stanley Black & Decker.

In 2017, he formed the company, Boxabl, with the purpose of building tiny homes on an industrial scale.  Instead of building homes individually, on site, they are built in a factory.  That is not a new idea.  Modular homes, trailer houses, have been built in factories for quite a while.  The difference with Boxabl is the scale of manufacturing, the emphasis on quality of construction, and on making it energy efficient.

Right now, their only model is the Casita, a studio unit.

Casita

This is just the beginning, though.  They are already designing other units, a master bedroom box, a two bedroom box, stackable boxes.  Units can be joined together, or stacked to create an infinite variety of building.  It is a new way of thinking about building structures.  Here is a link to some of those ideas,  https://www.boxabl.com/more

These future plans are interesting, but they are not available yet.  What is available is the Casita.

The Casita is a 375 sq ft studio unit, quality materials and construction, energy efficient.

It is priced at $50,000.  For the single person, or couple, this would be a great starter home.  You won’t be able to find this quality anywhere else at this price.  That’s the point.  They have made getting that first home more affordable.  This may also be benefit for government agencies, and non-profits thinking about providing housing for the homeless.  That is another pressing issue, here and elsewhere.  This may be a solution.

Catchment vs Wells in Hawaii

Catchment versus Wells

I moved to Big Island about 8 year ago.  One of my first decisions was whether to install a catchment system or a well.  I grew up on a farm, but for most of my life, I have been a city boy.  I knew nothing about water catchment or wells.

I did find the definitive guide for catchment systems in Hawaii.  It was written by Patricia S. H. Macomber at the University of Hawaii.  The title is “Guidelines on Rainwater Catchment Systems for Hawaii”.  This is the bible for understanding and managing a catchment system.  It is for sale in several places, but you can get a copy for free and this website;

https://www.ctahr.hawaii.edu/hawaiirain/guidelines.html

If you are planning to install a catchment system, this is a “must-read”.

Catchment systems are fairly simple.  You need a surface to collect rainwater, usually the roof of the house.  It should be a painted metal roof in good condition.  Make sure there are no trees or shrubs that would be dropping leaves and branches onto your roof

Do not use an asphalt roof for catchment.  I had a listing where the catchment system was on an asphalt roof.  The bottom of the holding tank was covered with a black chemical sludge, really disgusting, and probably poisonous.  They did not drink or use the water for cooking.  It was only used for washing things and taking showers, but still, not recommended.

The gutters and downspouts are connected by PVC pipe to each other and the holding tank.  It all works on gravity, so the top of the catchment tank has to be lower than the gutters.

The next element of the system is the holding tank.  Mine is made of corrugated steel panels, bolted together, but there are many different options to choose from.  People also use the above ground swimming pools for holding tanks, but that is not recommended.  They don’t have the structural strength

In addition to the metal tank, I had to buy a liner.  Again there are several options for tank liners, but I would recommend get a  food grade line.  One important modification that I have made is panty hose.  The knee high ones are best.  I have to say, I get some funny looks when I am buying panty hose for my catchment tank.  Despite my best effort, there is always some debris that ends up on the roof, and in the system.  I fasten a panty hose to the intake pipe, using a hose clamp.  It catches a lot of debris, and is changed monthly, when I do my system maintenance.

Last thing for the tank is the feed line going to the pump.  It should have a back-flow preventer to stop water from being pushed back into the tank by the pump.  I would also recommend the floating intake.  The end is flexible, and the end of the hose is connected to a float which keeps the feed line near the surface of the water.  This is important.  The panty hose does allow small particles to get into the tank.  These particles tend to settle to the bottom of the tank.  If your feed line ends near the bottom of the tank, you are probably picking up a lot of that debris.  The water is much cleaner near the surface.

Last item for the tank is the overflow preventer.  It stops the water from overfilling the tank and flowing over the side.  That would not be good for the integrity of the tank.  It is an S-shaped piece of PVC pipe.  When the water exceeds a certain level, gravity forces the water through the overflow pipe and is directed away from the tank

Now we get to the pump.  I have a ¾ horsepower shallow well pump that works very well.  There are a lot of options, though.  Off-grid systems use very small direct current pumps.

Next is the filters, and UV light.  I have seen some systems with three filters, but I use just two.  I have a 30 micron filter and a 5 micron filter.  The 30 micron filter should come first.  It catches the larger particles, and lets the smaller ones through.  After the filters, the water passes through a ultraviolet light, which kills any microorganisms that made it through the filters

The last element is the pressure tank.  This is basically a canister with a sturdy balloon filled with air inside.  This is what pressurizes your system

A lot of local people do not drink the catchment water.  However, if properly filtered and managed, it can provide potable water.  I have been drinking catchment water for years with no ill effect.

Managed is the key word.  Every month, I inspect the entire system.  I also add clorine to the catchment tank.  I have a 10,000 gallon tank.  Each month, I add 8 cups of bleach to the tank.  If it is not full, I prorate that amount.  8 cups seems like a lot, but I cannot taste or smell the clorine after it has been added to the water.  I also add 8 cups of baking soda to the water.  Because of our volcanos, the rain tends to be mildly acidic, which is not good for copper pipes.  Baking soda reduces the acidity.

Changing the filters is another story.  It really depends on how hard they are working.  I was changing the filters quarterly, but lately, I have been having to change them every two months.  Some people change them every month.  One good indicator for changing the filters is water pressure.  If you notice that the water pressure in the house seems to be failing, it a good bet that the filters needs to be changed.

The final maintenance item is the UV light.  That needs to be changed annually.  The UV light that I purchased has a digital display that counts down the days and starts beeping when the count gets to zero.  You don’t replace the entire unit, just the light bulb, a long glass cylinder.

Wells are a different thing.  When I was deciding between well or catchment, price was the deciding factor.  The catchment system ended up costing about $5,000 for a 10,000 gallon system.  A well would have cost $3,000 for the equipment, and $100 per foot for drilling the well.  How far they have to drill depends on your elevation above sea level.  I am at about 400 feet above sea level, and the contractor estimated I would have to drill down 150 ft, which would have cost $15,000.  So, instead of a holding tank you have a hole drilled down to the water table.  Other than that, the systems are going to be pretty much the same.

Choosing well or catchment depends on more than price.  Catchment is dependent on the level of rain, which can very considerably, depending on location.  I live in Hawaiian Paradise Park on 28th Avenue.  We get lots of rain.  My tank is generally overflowing.  However, as you get closer to the ocean and lower elevations, the amount of rainfall drops significantly.  From 10th Avenue to the ocean, it is predominantly wells

Well, that is my article.  I hope it provided some useful information about catchment and wells on Big Island. As I said above, though, the best source of information about catchment systems, is the guideline published by Patricia S. H. Macomber, “Guidelines on Rainwater Catchment Systems for Hawaii.

Aloha

About This Blog

This is an old blog post, but I really like it.  It is still true today

I should explain what is going on here.  This is an experiment.  I have a vague idea of using the internet to promote my real estate business.  I want to share content about the real estate market, and about living in Puna.  I hope to make it interesting and entertaining, and at the same time, use it as a platform to promote my real estate business.  I realize that it is sort of amateurish, and not very sophisticated, but I am okay with that.  I am learning something new, and that gives me a childish sense of excitement.  I feel like I am living on the edge.  Alvin Toffler, the famous futurist says that the illiterate of the future will not be those who cannot  read and write, but those who cannot learn, unlearn, and relearn.

That is part of the Puna experience.  Since moving to the Big Island two years ago, I have been constantly learning new thing, challenging and re-inventing myself.  It seems to be a common experience here.  From hurricanes, to volcanic eruptions and dengue fever outbreaks, one never quite knows what to expect next.  It is also very economically challenging.  Jobs are hard to find.  I see a lot of people becoming entrepreneurs, creating their own jobs.  Its exciting.  Not everyone can handle it, though.  I’m sure many people find themselves looking for something more secure elsewhere.  But, if you are looking for the spirit of adventure, Puna may be just the place for you.edge1