Hawaii handles evictions through District Court using a summary possession process. The state requires a 5-day notice for nonpayment of rent, giving tenants an opportunity to pay and stop the eviction. Lease violations require a 10-day notice to cure. Hawaii’s geographic isolation, high cost of living, and strong tenant protections—including rent control in some areas—make it one of the more challenging states for landlords. Court backlogs and limited housing supply can extend timelines significantly. Below you’ll find the key details every Hawaii landlord needs to know.
Comprehensive guide to Hawaii's eviction process, including notice requirements, timelines, court procedures, costs, tenant protections, and landlord rights. Cases are typically filed in District Court.
Hawaii is very tenant-friendly. Courts often favor mediation. 5-day notice period is business days. Landlord must accept full payment during notice period.
Same violation within 120 days allows landlord to give unconditional 10-day quit notice without cure opportunity.
Process server or sheriff.
Court mediation adds 2-4 weeks. Oahu courts have heavy caseloads.
Sheriff executes writ. Landlord changes locks after.
Landlord must provide written notice. Store for 15 days. May dispose after 15 days.
Must return within 14 days with itemized statement. Interest not required.
Cannot charge until rent is more than 15 days late. Cap is 8% of monthly rent amount.
No statewide rent control. Some proposals under discussion.
Honolulu has additional ordinances on landlord-tenant relations.
Underground Landlord
ℹ️ Filing fees are approximate and may change - verify with local court clerk before filing | ℹ️ Eviction timelines are estimates - actual duration varies by county caseload, tenant response, and case complexity
Underground Landlord
AI-generated, state-specific eviction notices, pay-or-quit letters, lease termination documents, and more — pre-filled with your tenant's information and built to Hawaii requirements.
| Generate a Document → | View AI Hub → |
Disclaimer: General educational information only, not legal advice. Hawaii eviction rules can shift based on new legislation and judiciary procedures. For case-specific guidance, consult a qualified Hawaii attorney or the Hawaii Judiciary’s landlord-tenant resources.
Hawaii residential evictions are typically filed as summary possession cases in District Court. The landlord must first serve the proper termination notice. If the tenant does not comply, the landlord files a complaint for summary possession. If the landlord wins, enforcement occurs through the court process.
Self-help eviction is not lawful. Landlords cannot lock out tenants, shut off utilities, or remove belongings without a court order and proper enforcement steps.
Hawaii enacted Act 278, which changes the pre-filing path for nonpayment of rent. Starting February 5, 2026, landlords generally may not file a lawsuit to evict residential tenants for nonpayment of rent alone unless they have provided 10 days’ written notice and—if the tenant requests it—participated in pre-filing mediation. The Hawaii Judiciary has posted public guidance reflecting this start date and the new requirements.
What this means in practice: The notice step for nonpayment has become longer and more structured, and landlords need a plan for mediation requests. If a tenant schedules mediation within the notice window, the landlord may need to wait longer before filing.
Hawaii notice rules depend on the reason for eviction. For nonpayment, the “headline” change is the shift to a 10-day written notice tied to Act 278’s mediation framework. Other notices (for lease violations or end-of-term situations) can have different statutory requirements. Because Hawaii has had multiple waves of eviction-related legislation in recent years, landlords should use official judiciary forms and double-check the current version of notice language.
Service tip: Use a method you can prove. Keep copies, a service log, and any mediation-related documentation (especially if you must attach or reference it in the court filing).
Step 1 – Serve the proper notice and follow the mediation requirements. For nonpayment cases, this now includes the 10-day notice and the possibility of pre-filing mediation. If the tenant requests mediation and schedules it within the required window, the landlord must comply before filing.
Step 2 – File a summary possession complaint in District Court. Hawaii provides landlord-tenant forms and directs that landlord-tenant cases are heard in District Court. After filing, the court process moves according to docket availability and the tenant’s response.
Step 3 – Court hearing or trial. If the tenant contests, the court sets a hearing or trial. Both sides present evidence. Landlords should bring the lease, ledger, notices, proof of service, and mediation paperwork (if required), along with photos and repair records if the tenant raises habitability issues.
Step 4 – Judgment and enforcement. If the landlord wins, the court enters judgment for possession. If the tenant does not leave voluntarily, the landlord follows the court’s enforcement steps to regain possession. Physical removal is not done by the landlord.
1) Transition period: January 2026 is a “transition month” because the Act 278 process is about to become active in early February. Landlords should update notice templates, train staff, and build a mediation workflow now rather than after a case gets rejected.
2) Court timelines can be longer than mainland expectations. Hawaii’s geography, court scheduling, and the mediation layer can push realistic timelines beyond what landlords expect in faster jurisdictions.
Your dashboard syncs data from all of these. Manage each property type in its own dedicated tool.
Included
Manage single-family rentals — tenants, payments, and maintenance.
Included
Manage multi-unit buildings with tenants, leases, and units.
Included
Track commercial tenants, NNN/gross leases, CAM charges, and ledger.
Included
Manage parks, lots, homes, leases, and lot rent collection.
Included
Manage RV parks, spots, guest bookings, and campground revenue.
Included
Track STR guests, bookings, platform revenue, and guest ratings.
Generate state-compliant landlord documents in seconds — cited to actual statutes, pre-filled with your tenant data. Up to 50% off for members.
Most Used Documents
From $11.99
Complete state-compliant lease with addendums. Pre-filled with tenant data.
From $4.99
Official notice demanding payment or vacating within the state-required period.
From $4.99
Required advance notice before accessing your rental unit.
Additional Documents
From $7.99
Itemized deduction statement with balance calculation and statute citations.
From $4.99
State-compliant notice with correct required notice period.
From $12.99
Add custom terms — pets, parking, utilities — to any existing lease.
Up to 50% off with membership. Every document is generated from your state’s actual landlord-tenant statutes — cited, pre-filled with your tenant data, and ready to sign. View all documents →
