Hawaii’s Landlord-Tenant Code (Hawaii Revised Statutes Chapter 521) is one of the most tenant-protective in the country. It caps security deposits, sets strict refund deadlines, and requires unusually long notice periods for rent increases and month-to-month termination — 45 days, where many states require 30.
Hawaii’s housing market is expensive and competitive, which makes the statutory protections practical rather than theoretical. The Office of Consumer Protection publishes plain-language landlord-tenant guidance, and local legal aid organizations actively help tenants.
This guide covers deposits, notices, repairs, and evictions in Hawaii. It is general information, not legal advice.
| Governing law | Hawaii Revised Statutes Chapter 521 |
|---|---|
| Security deposit cap | 1 month’s rent (HRS § 521-44) |
| Deposit return deadline | 14 days after termination and receipt of a forwarding address (HRS § 521-44) |
| Month-to-month notice | 45 days to terminate (HRS § 521-71) |
| Rent increase notice | 45 days (HRS § 521-72) |
| Deposit penalty | Additional damages for landlords who miss the refund deadline |
Hawaii Rental Law at a Glance
Hawaii residential tenancies are governed by Chapter 521 of the Hawaii Revised Statutes, which covers deposits, leases, entry, termination, and tenant remedies. Federal lead-paint disclosure applies to pre-1978 housing.
Hawaii law is distinctive for its long notice periods and its cap on deposits. It also makes retaliation and self-help evictions unlawful, and courts apply the code’s protections strictly.
Security Deposits in Hawaii
Hawaii caps security deposits at one month’s rent (HRS § 521-44). The landlord must hold the deposit and return it, or provide an itemized statement of deductions with the remaining balance, within 14 days after the tenancy ends and the tenant provides a written forwarding address.
A landlord who fails to return the deposit or provide the itemized statement on time can face additional damages beyond the withheld amount — confirm the current statute text for the exact penalty. Tenants should always provide a forwarding address in writing at move-out so the 14-day clock can run.
Rent Increases and the 45-Day Rule
Hawaii requires 45 days’ written notice for a rent increase (HRS § 521-72), which is longer than most states. For a fixed-term lease, the rent is locked for the term; the 45-day rule matters most at renewal and for month-to-month tenancies.
Hawaii has no statewide rent control, but the 45-day notice gives tenants real time to negotiate or plan a move. Landlords should send increases in writing with the full 45 days and keep proof of delivery.
Habitability, Repairs, and Disclosures
Hawaii landlords must maintain the premises in a habitable condition and make repairs needed for health and safety. Tenants can use Hawaii’s statutory remedies, including rent withholding and termination, after following the written-notice procedures in the code — self-help without proper notice is risky.
Required disclosures include the federal lead-paint form for pre-1978 housing. Hawaii also has specific rules about entry notice, utility billing, and the return of deposits, all detailed in Chapter 521.
Evictions and Termination in Hawaii
Hawaii evictions begin with a written notice to vacate that states the reason and the deadline. For nonpayment of rent, the notice period is set by statute — verify the current text of HRS § 521-72 before relying on a specific number. The landlord then files an ejectment action in district court, and only the court can remove a tenant.
Tenants facing eviction should respond in writing immediately and contact Legal Aid Society of Hawaii or the Office of Consumer Protection. Deadlines in Hawaii are short and are not extended for tenants who ignore them.
Resolving Disputes in Hawaii
Hawaii landlord-tenant disputes are heard in district court, which handles evictions and small claims. Start with a written demand letter citing the code section, then file if the landlord does not respond.
The outcome turns on documentation: the lease, deposit receipts, condition photos, written notices, and proof of mailing. Keep copies of everything.
Guide reviewed 2026-08-19. Rental laws change frequently; verify the current statute text before relying on any rule on this page. This information is not legal advice.