Frequently Asked Questions
Find quick answers about PAL Hawai‘i, housing eligibility, rental and homeownership opportunities, and where to go for more detailed information.
Looking for housing?
Review PAL’s rental and homeownership pathways, eligibility requirements, and next steps.
Facing an urgent housing situation?
PAL does not provide emergency shelter or immediate housing placement. Find organizations and services that may be able to help.
About PAL
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Housing is generally considered affordable when a household spends no more than 30% of its gross income on housing costs. These costs include rent or mortgage payments, utilities, property taxes, insurance, and other required housing-related expenses.
Affordable housing is not limited to households with very low incomes. Many programs also serve moderate-income and workforce households whose earnings may be too high for traditional assistance but are still not enough to afford local market prices.
Eligibility for a particular home depends on household income, household size, and the requirements of the specific housing program. PAL provides rental and homeownership opportunities for Kaua‘i households across a range of incomes and housing needs.
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A nonprofit affordable housing developer creates, acquires, rehabilitates, and/or manages housing for the benefit of the community rather than for private shareholders.
Any revenue earned by PAL is reinvested into its mission, programs, properties, and future affordable housing opportunities. PAL is guided by a volunteer board of directors.
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PAL provides:
Affordable workforce rental housing
Supportive rental housing for households with greater barriers to housing stability
Leashold homeownership through the Ho‘omaluhia Community Land Trust Program
Each community has its own income limits, eligibility requirements, and application or referral process.
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PAL works to create housing that remains affordable and supports long-term stability.
We do so in two main ways. Through the Ho‘omaluhia Community Land Trust Program, PAL creates affordable homeownership opportunities that remain affordable as homes pass from one eligible household to the next. Through the Beyond Housing Program, participating rental households can access case management, education, practical resources, and connections to community services.
PAL also considers how the location and design of each community affect residents’ access to employment, transportation, services, and other everyday needs.
PAL Housing Programs
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An HCLT home is a home offered through PAL’s Ho‘omaluhia Community Land Trust Program.
The homebuyer purchases and owns the house, while the HCLT program owner-developer retains the land interest. The homeowner leases the land through a long-term Ground Lease.
HCLT homeownership provides an opportunity to build equity while limiting the maximum resale price so the home can remain affordable for the next household.
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No. PAL does not currently offer a rent-to-own program. Rental housing and HCLT homeownership are separate housing pathways.
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PAL Hawai‘i and Kaua‘i Habitat for Humanity are separate nonprofit organizations with different homeownership models and application processes.
PAL homebuyers purchase homes through the Ho‘omaluhia Community Land Trust Program. The HCLT program owner-developer retains the land interest, and affordability is protected through the Ground Lease and resale requirements.
Kaua‘i Habitat for Humanity uses a self-help model in which participating households contribute labor, known as sweat equity, toward building their own home and the homes of others.
Some housing communities include both PAL and Habitat homes. We suggest interested households apply to each organization separately and consider that organization’s requirements.
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PAL helps preserve these homes for local households through eligibility, occupancy, and resale requirements.
HCLT homebuyers must meet applicable Kauaʻi residency, income, financing, principal-residence, and other program or project requirements. The Ground Lease also generally requires the homeowner or an approved family or household member to occupy the home for at least 10 months each year.
When an HCLT home is sold, the home must be transferred in accordance with the Ground Lease so that the affordability protections continue for the next homeowner.
For available HCLT homes, the Kauaʻi County Housing Agency and the applicable HCLT project owner-developer each have roles in determining eligibility, referral, and selection under the applicable process.
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Yes. HCLT homeowners may build equity by paying down their mortgage and may also receive a portion of the home’s appreciation when the home is sold. The resale requirements allow homeowners to build equity while helping keep the home affordable for the next household.
Applying for Housing
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No. The process depends on the type of housing.
Rental applicants: Applicants for Kauhale O Kapa‘a may join its rental waitlist. Prospective residents of Kauhale O Kekaha must be referred through the applicable coordinated service network.
Homeownership Applicant: Prospective HCLT homebuyers must be registered on the Kauaʻi County Home Buyer List and submit a Letter of Interest when an HCLT homeownership opportunity becomes available.
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No. Kauhale O Kekaha does not accept direct applications and does not use PAL’s general rental waitlist.
Prospective residents must be referred through the Kaua‘i Community Alliance, the Kaua‘i chapter of Bridging the Gap Hawai‘i. Placement depends on eligibility and the availability of an appropriate apartment.
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Area Median Income, or AMI, is used to determine income eligibility for affordable housing programs. Income limits vary based on the number of people in a household.
Use the County of Kaua‘i Annual Income Limits Chart to see where your household income falls:
Determine your household size.
Count everyone who will live in the home, including adults and children.Calculate your total gross household income.
Add the annual income of all household members. Use income before taxes or other deductions.Find your household size on the income-limit chart.
Locate the column that matches the total number of people in your household.Compare your income with the limits shown.
Find where your household’s total annual income falls within that column. This will show the AMI level your household is at or below.
Example:
A household includes a grandmother, her son, her daughter, and a granddaughter, for a total household size of four people.Their annual household income is:
Son: $10,000 in disability income
Daughter: $28,000 in wages
Grandmother: $32,500 in wages
Total gross household income: $70,500
Using the four-person column on the current Kaua‘i income-limit chart, the household can compare its $70,500 income with the listed AMI limits to determine which income category applies.
Households do not need to calculate an AMI percentage themselves. Simply determine your household size, total your gross annual household income, and compare those two pieces of information with the current chart.
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No. Joining a list may allow a household to be considered when a housing opportunity becomes available, but it does not guarantee housing or selection.
When a homeownership opportunity becomes available, households must still apply and meet the eligibility requirements for that specific opportunity. HCLT homebuyers must also demonstrate the financial ability to purchase the home, including obtaining any required lender prequalification or mortgage approval.
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A Home Buyer Number confirms that a household has been registered with the Kaua‘i County Home Buyer Program.
The number does not represent the household’s exact position in line and does not predict how long it will take to purchase a home. Households should keep their contact, income, and household information current with the County Housing Agency.
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The process depends on the type of housing.
For Kauhale O Kapaʻa, applicants may join the rental waitlist and will be contacted as appropriate apartments become available.
Kauhale O Kekaha does not use a general waitlist. Prospective residents must work with a Kauaʻi Community Alliance service provider for referral through Bridging the Gap Hawaiʻi.
For HCLT Program homeownership opportunities, information about available homes and how to apply is shared through the applicable County and PAL process. PAL also shares application announcements through its website and newsletter.
Receiving a notice or joining a list does not automatically apply a household or guarantee housing.
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There is no universal timeline.
The timing depends on the type of housing, rental vacancies, construction schedules, household eligibility, available homes, mortgage readiness (for homebuyers), and the number of other eligible households.
Joining the appropriate list and preparing required documents early can help a household respond when an opportunity becomes available.
Still Have Questions?
Visit the Apply for Housing page for current eligibility requirements, application instructions, rental information, and homeownership opportunities.
For additional questions, contact PAL Hawai‘i:
Phone: (808) 720-1011
Email: aloha@pal-hawaii.org
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