Hawaii Landlord-Tenant Laws (2026)
Last reviewed: July 2026
Hawaii caps security deposits at one month's rent and requires return within 14 days, one of the fastest deadlines in the country. Late fees are capped at 8% of the amount due, and landlords must give 45 days' notice to end a month-to-month tenancy. Nonpayment evictions include statutory demand and, in many cases, mediation steps added after 2021, so review the current statute before filing.
General information, not legal advice. Verify with the current statute or a local attorney before acting.
Hawaii landlord-tenant rules at a glance
| Security deposit limit | 1 month's rent (plus a separate pet deposit of up to 1 month) |
|---|---|
| Deposit return deadline | 14 days |
| Notice to enter | 2 days' notice |
| Rent control | Preempted/none |
| Eviction notice (nonpayment) | Written demand with at least 15 days to pay before filing (per HRS § 666-3 process; verify current rule) |
| Late fee rule | Capped at 8% of the amount due |
| Month-to-month termination | 45 days from landlord; 28 days from tenant |
| Governing statute | Hawaii Residential Landlord-Tenant Code (HRS Ch. 521) |
Security deposits in Hawaii
The deposit rule in Hawaii is: 1 month's rent (plus a separate pet deposit of up to 1 month). After the tenancy ends, the landlord must return the deposit within 14 days, typically with an itemized statement for any amounts withheld. Deductions are limited to unpaid rent, damage beyond normal wear and tear, and other charges the statute or lease allows — routine repainting and carpet aging from ordinary use generally cannot be charged to the tenant. Both parties should document the unit’s condition at move-in and move-out; disputes usually turn on that evidence.
Landlord entry and tenant privacy
Hawaii’s entry rule is: 2 days' notice. Entry is generally limited to legitimate purposes such as repairs, inspections, and showings, and emergencies allow immediate entry everywhere. Where the statute is silent or vague, courts fall back on the tenant’s right to quiet enjoyment, so landlords should give written notice and enter at reasonable hours regardless of the statutory minimum.
Rent increases and rent control
Rent control status in Hawaii: Preempted/none. Even without rent control, a landlord cannot raise rent mid-lease unless the lease allows it, and periodic tenancies require proper advance notice of an increase — commonly the same notice period used to terminate (45 days from landlord; 28 days from tenant in Hawaii). Retaliatory increases after a tenant exercises a legal right are prohibited in most states.
Eviction process overview
For unpaid rent, Hawaii requires: Written demand with at least 15 days to pay before filing (per HRS § 666-3 process; verify current rule). If the tenant does not pay or leave, the landlord files an eviction case (the name varies: unlawful detainer, summary process, forcible entry and detainer), serves the tenant, and attends a hearing. Only a court judgment followed by a sheriff or constable can remove a tenant — lockouts and utility shutoffs are illegal in every state. Timelines vary from a few weeks to several months depending on court backlog and whether the tenant contests the case.
Late fees
Hawaii’s late fee rule: Capped at 8% of the amount due. Even where no statutory cap exists, courts can strike down fees that operate as penalties rather than reasonable estimates of the landlord’s actual cost, and the fee must appear in the written lease to be enforceable.
Ending a lease or month-to-month tenancy
To end a month-to-month tenancy in Hawaii, the required notice is: 45 days from landlord; 28 days from tenant. Fixed-term leases end on their own schedule unless renewed, though some states and cities require just cause or additional notice even at lease end. Notice should always be written, dated, and delivered by a method the statute recognizes.
Is Hawaii landlord-friendly or tenant-friendly?
Hawaii is generally considered tenant-friendly. Hawaii caps deposits at one month, caps late fees at 8%, requires a 45-day landlord termination notice, and added mediation steps to nonpayment evictions after 2021.
Official source
The governing law is the Hawaii Residential Landlord-Tenant Code (HRS Ch. 521). Read the current text at the state’s official legislative site: https://www.capitol.hawaii.gov/docs/HRS.htm.
Hawaii landlord-tenant law FAQs
- How much can a landlord charge for a security deposit in Hawaii?
- Security deposits in Hawaii are governed by the Hawaii Residential Landlord-Tenant Code (HRS Ch. 521). The deposit rule is: 1 month's rent (plus a separate pet deposit of up to 1 month). After the tenancy ends, the landlord must return the deposit (minus properly documented deductions) within 14 days. Landlords who miss the deadline or take undocumented deductions can owe the tenant damages, so both sides should document the unit's condition at move-in and move-out and keep an itemized statement of any charges. Deposit rules are amended fairly often, so verify the current statute before relying on a specific number.
- How much notice does a landlord have to give before evicting for unpaid rent in Hawaii?
- For nonpayment of rent, Hawaii requires: Written demand with at least 15 days to pay before filing (per HRS § 666-3 process; verify current rule). That notice is only the first step, a landlord cannot legally remove a tenant without then filing an eviction case and winning a court judgment, and self-help evictions (changing locks, shutting off utilities) are prohibited. Local courts and city ordinances can add procedural steps, so check the Hawaii Residential Landlord-Tenant Code (HRS Ch. 521) and local rules before starting an eviction.
- Can a landlord enter a rental property without permission in Hawaii?
- Hawaii's entry rule is: 2 days' notice. Genuine emergencies (fire, flooding, gas leaks) are a standard exception in every state, and lease clauses can add detail but generally cannot strip a tenant's right to quiet enjoyment. For ending a month-to-month tenancy, Hawaii requires 45 days from landlord; 28 days from tenant of notice. When in doubt, put entry requests and termination notices in writing and confirm the current rule in the Hawaii Residential Landlord-Tenant Code (HRS Ch. 521).
Compare nearby states
Related Lofty resources
- Rental property calculator — model cash flow with Hawaii vacancy and eviction-cost assumptions.
- Rental income investing guide — how landlord-tenant rules feed into returns.
- All 50 states + DC compared
This page is general information, not legal advice. Laws change — verify with the current statute or a local attorney before acting. Rules reflect widely documented statutes as of July 2026; cities and counties in Hawaii may add their own requirements.