HI
Hawaii Landlord-Tenant Laws
Security Deposit Limits and Requirements
HRS § 521-44
⏰ Timeline
Prior to or at occupancy; deposit information must be provided within 30 days
✅ Key Requirements
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- MAXIMUM: 1 month's rent
- Deposit must be held in trust for tenant
- Landlord must notify tenant in writing within 30 days of account information
- Must provide: name of financial institution, address, account number
- Failure to provide info within 30 days = landlord forfeits right to retain deposit
- +2 more requirements
Security Deposit Return Timeline
HRS § 521-44(c)
⏰ Timeline
14 days after lease termination or surrender of premises (whichever is later)
✅ Key Requirements
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- TIMELINE: 14 days (one of the shortest in the nation)
- Clock starts after: lease terminates OR tenant surrenders premises
- Must provide written itemized statement of deductions
- Statement must include: description, amount, basis for each deduction
- Return must include check for remaining balance
- +1 more requirements
Late Fees and Rent Payment Rules
HRS § 521-21(d)
⏰ Timeline
5-day grace period required; late fees apply after that
✅ Key Requirements
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- MANDATORY 5-DAY GRACE PERIOD (business days)
- No late fees for first 5 business days after rent due
- LATE FEE LIMITS:
- - First 14 days late: max 10% of rent OR $20 (whichever is greater)
- - After 14 days: max 20% of rent OR $40 (whichever is greater)
- +2 more requirements
Rent Increase Requirements
HRS § 521-21(d)
⏰ Timeline
45 days' written notice required for periodic tenancies
✅ Key Requirements
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- NO RENT CONTROL in Hawaii (no maximum increase amount)
- Fixed-term lease: cannot increase during lease term unless lease allows
- Month-to-month: 45 days' written notice REQUIRED
- Notice must state new rent amount and effective date
- Cannot be retaliatory or discriminatory
Eviction for Nonpayment of Rent
HRS § 521-68, § 666-3
⏰ Timeline
5-day notice period; then immediate court filing possible
✅ Key Requirements
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- 5-DAY NOTICE TO QUIT required before eviction
- Notice must be in writing and demand payment OR possession
- Must state exact amount owed
- Tenant can pay full amount within 5 days to stop eviction
- Tenant can cure even after lawsuit filed (before judgment)
- +1 more requirements
Terminating Month-to-Month Tenancies
HRS § 521-71
⏰ Timeline
28 days' written notice required
✅ Key Requirements
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- 28 DAYS' WRITTEN NOTICE required (not 30)
- Notice must end on LAST DAY of rental period
- Must be in writing
- Must state specific termination date
- Cannot be retaliatory (landlord) or discriminatory
Landlord's Right to Enter Rental Property
HRS § 521-53
⏰ Timeline
2 days' advance notice required (48 hours); no notice for emergencies
✅ Key Requirements
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- 2 DAYS' NOTICE REQUIRED (48 hours)
- Notice should be in writing with date, time, and purpose
- Entry must be at reasonable times (generally 8 AM - 8 PM)
- Emergency entry allowed without notice
- Tenant cannot unreasonably deny access
- +1 more requirements