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FY 2021 Fair Market Rent Documentation System

The FY 2021 Kahului-Wailuku-Lahaina, HI MSA FMRs for All Bedroom Sizes

Final FY 2021 & Final FY 2020 FMRs By Unit Bedrooms
Year Efficiency One-Bedroom Two-Bedroom Three-Bedroom Four-Bedroom
FY 2021 FMR $1,321 $1,408 $1,772 $2,461 $2,724
FY 2020 FMR $1,275 $1,394 $1,759 $2,496 $2,846

Kalawao County, HI is part of the Kahului-Wailuku-Lahaina, HI MSA, which consists of the following counties: Kalawao County, HI; and Maui County, HI. All information here applies to the entirety of the Kahului-Wailuku-Lahaina, HI MSA.

Fair Market Rent Calculation Methodology

Show/Hide Methodology Narrative

Fair Market Rents for metropolitan areas and non-metropolitan FMR areas are developed as follows:

  1. 2014-2018 5-year American Community Survey (ACS) estimates of 2-bedroom adjusted standard quality gross rents calculated for each FMR area are used as the new basis for FY2021 provided the estimate is statistically reliable. For FY2021, the test for reliability is whether the margin of error for the estimate is less than 50% of the estimate itself and whether the ACS estimate is based on at least 100 survey cases. HUD does not receive the exact number of survey cases, but rather a categorical variable known as the count indicator indicating a range of cases. An estimate based on at least 100 cases corresponds to a count indicator of 4 or higher.

    If an area does not have a reliable 2014-2018 5-year, HUD checks whether the area has had at least minimally reliable estimate in any of the past 3 years, or estimates that meet the 50% margin of error test described above. If so, the FY2021 base rent is the average of the inflated ACS estimates.

    If an area has not had a minimally reliable estimate in the past 3 years, the estimate State for the area's corresponding metropolitan area (if applicable) or State non-metropolitan area is used as the basis for FY2021.

  2. HUD calculates a recent mover adjustment factor by comparing a 2018 1-year 40th percentile recent mover 2-bedrooom rent to the 2014-2018 5-year 40th percentile adjusted standard quality gross rent. If either the recent mover and non-recent mover rent estimates are not reliable, HUD uses the recent mover adjustment for a larger geography. For metropolitan areas, the order of geographies examined is: FMR Area, Entire Metropolitan Area (for Metropolitan Sub-Areas), State Metropolitan Portion, Entire State, and Entire US; for non-metropolitan areas, the order of geographies examined is: FMR Area, State Non-Metropolitan Portion, Entire State, and Entire US. The recent mover adjustment factor is floored at one.

  3. HUD calculates the appropriate recent mover adjustment factor between the 5-year data and the 1-year data and applies this to the 5-year base rent estimate.

  4. Rents are calculated as of 2019 using the relevant (regional or local) change in gross rent Consumer Price Index (CPI) from annual 2018 to annual 2019.

  5. All estimates are then inflated from 2019 to FY2021 using a trend factor based on the forecast of gross rent changes through FY2021.

  6. FY2021 FMRs are then compared to a State minimum rent, and any area whose preliminary FMR falls below this value is raised to the level of the State minimum.

  7. FY2021 FMRs may not be less than 90% of FY2020 FMRs.

The results of the Fair Market Rent Step-by-Step Process

  1. The following are the 2018 American Community Survey 5-year 2-Bedroom Adjusted Standard Quality Gross Rent estimate and margin of error for Kahului-Wailuku-Lahaina, HI MSA.
    Area ACS2018 5-Year 2-Bedroom Adjusted Standard Quality Gross Rent ACS2018 5-Year 2-Bedroom Adjusted Standard Quality Gross Rent Margin of Error Ratio Sample Size Category Result
    Kahului-Wailuku-Lahaina, HI MSA $1,340 $54 $54 / $1,340=0.04 6 0.04 < .5
    6 ≥ 4
    Use ACS2018 5-Year Kahului-Wailuku-Lahaina, HI MSA 2-Bedroom Adjusted Standard Quality Gross Rent
    Since the ACS2018 Margin of Error Ratio is less than .5, the ACS2018 Kahului-Wailuku-Lahaina, HI MSA value is used for the estimate of 2-Bedroom Adjusted Standard Quality Gross Rent:
    Area FY2021 Base Rent
    Kahului-Wailuku-Lahaina, HI MSA $1,340
  2. A recent mover adjustment factor is applied based on the smallest area of geography which contains Kahului-Wailuku-Lahaina, HI MSA and has an ACS2018 1-year Adjusted Standard Quality Recent-Mover estimate with a Margin of Error Ratio that is less than .5.
    Area ACS2018 1-Year Adjusted Standard Quality Recent-Mover Gross Rent ACS2018 1-Year Adjusted Standard Quality Recent-Mover Gross Rent Margin of Error Ratio Sample Size Category Result
    Kahului-Wailuku-Lahaina, HI MSA – 2 Bedroom $1,926 $234 0.121 1 1 < 4
    Do Not Use ACS2018 1-Year Kahului-Wailuku-Lahaina, HI MSA 2-Bedroom Adjusted Standard Quality Recent-Mover Gross Rent
    Kahului-Wailuku-Lahaina, HI MSA – All Bedroom $1,961 $178 0.091 2 2 < 4
    Do Not Use ACS2018 1-Year Kahului-Wailuku-Lahaina, HI MSA All Bedroom Adjusted Standard Quality Recent-Mover Gross Rent
    Hawaii Metropolitan Portion – 2 Bedroom $1,836 $92 0.05 6 0.05 < .5
    6 ≥ 4
    Use ACS2018 1-Year Metropolitan Portion 2-Bedroom Adjusted Standard Quality Recent-Mover Gross Rent

    The smallest area of geography which contains Kahului-Wailuku-Lahaina, HI MSA and has an ACS2018 1-year Adjusted Standard Quality Recent-Mover estimate with a Margin of Error Ratio that is less than .5 and with a sufficient number of sample cases is the Hawaii Metropolitan Portion.

  3. The calculation of the relevant Recent-Mover Adjustment Factor for Kahului-Wailuku-Lahaina, HI MSA is as follows:
    ACS2018 5-Year Area ACS2018 5-Year 40th Percentile Adjusted Standard Quality Gross Rent ACS2018 1-Year 40th Percentile Adjusted Standard Quality Recent-Mover Gross Rent
    Hawaii Metropolitan Portion – 2 Bedroom $1,514 $1,836
    Area Ratio Recent-Mover Adjustment Factor
    Kahului-Wailuku-Lahaina, HI MSA $1,836 / $1,514
    =1.213    		 1.2127 ≥ 1.0 Use calculated Recent-Mover Adjustment Factor of 1.2127
  4. The calculation of the relevant CPI Update Factors for Kahului-Wailuku-Lahaina, HI MSA is as follows: HUD updates the 2018 intermediate rent with the ratio of the annual 2019 local or regional CPI to the annual 2018 local or regional CPI to establish rents as of 2019.
    Update Factor Type
    CPI Update Factor 1.0491 Region CPI
  5. The calculation of the Trend Factor is as follows: HUD forecasts the change in national gross rents from 2019 to 2021 for each CPI area and Census Region. This makes Fair Market Rents "as of" FY2021.
    Trend Factor Trend Factor Type
    1.0392 Region
  6. The FY 2021 2-Bedroom Fair Market Rent for Kahului-Wailuku-Lahaina, HI MSA is calculated as follows:
    Area ACS2018 5-Year Estimate Recent-Mover Adjustment Factor Annual 2018 to 2019 CPI Adjustment Trending 1.0392 to FY2021 FY 2021 2-Bedroom FMR
    Kahului-Wailuku-Lahaina, HI MSA $1,340 1.2127 1.0491 1.0392 $1,340 * 1.213 * 1.0491 * 1.0392=$1,772

  7. In keeping with HUD policy, the preliminary FY 2021 FMR is checked to ensure that is does not fall below the state minimum.

    Area Preliminary FY2021 2-Bedroom FMR FY 2021 Hawaii State Minimum Final FY2021 2-Bedroom FMR
    Kahului-Wailuku-Lahaina, HI MSA $1,772 $734 $1,772 ≥ $734 Use Kahului-Wailuku-Lahaina, HI MSA FMR of $1,772

  8. Bedroom ratios are applied to calculate FMRs for unit sizes other than two bedrooms.

    Click on the links in the table to see how the bedroom ratios are calculated.

    FY 2021 FMRs By Unit Bedrooms
      Efficiency One-Bedroom Two-Bedroom Three-Bedroom Four-Bedroom
    FY 2021 FMR $1,321 $1,408 $1,772 $2,461 $2,724

  9. The FY2021 FMR must not be below 90% of the FY2020 FMR.

      Efficiency One-Bedroom Two-Bedroom Three-Bedroom Four-Bedroom
    FY2020 FMR $1,275 $1,394 $1,759 $2,496 $2,846
    FY2020 floor $1,148 $1,255 $1,584 $2,247 $2,562
    FY 2021 FMR $1,321 $1,408 $1,772 $2,461 $2,724
    Use FY2020 floor for FY2021? No No No No No

Final FY2021 Rents for All Bedroom Sizes for Kahului-Wailuku-Lahaina, HI MSA

The following table shows the Final FY 2021 FMRs by bedroom sizes.

Final FY 2021 FMRs By Unit Bedrooms
  Efficiency One-Bedroom Two-Bedroom Three-Bedroom Four-Bedroom
Final FY 2021 FMR $1,321 $1,408 $1,772 $2,461 $2,724

The FMRs for unit sizes larger than four bedrooms are calculated by adding 15 percent to the four bedroom FMR, for each extra bedroom. For example, the FMR for a five bedroom unit is 1.15 times the four bedroom FMR, and the FMR for a six bedroom unit is 1.30 times the four bedroom FMR. FMRs for single-room occupancy units are 0.75 times the zero bedroom (efficiency) FMR.

Permanent link to this page: http://www.huduser.gov/portal/datasets/fmr/fmrs/FY2021_code/2021summary.odn?&year=2021&fmrtype=Final&selection_type=county&fips=1500599999

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Prepared by the Program Parameters and Research Division, HUD. Technical problems or questions? Contact Us.