Hawaii

Hawaii Landlord Tenant Key Rules

Official Hawaii Forms:

 

Security Deposit

TOPIC	RULE
Security Deposit Maximum:	1x monthly rent maximum + any amount agreed to by both parties for damages caused by pets. Haw. Rev. Stat. § 521-44(b)
Security Deposit Interest:	Not required to be paid by landlord Hawaii Residential Landlord-Tenant Code Pg. 29
Separate Security Deposit Bank Account:	No statute
Non-refundable fees:	No statute
Pet Deposits and Additional Fees:	An additional deposit for pets may be charged unless it’s a service animal Haw. Rev. Stat. § 521-44(b)
Deadline for Returning Security Deposit:	14 days Haw. Rev. Stat. § 521-44(c)
Permitted Uses of the Deposit:	Default rent, damages including damages caused by pets, money owed for utilities Haw. Rev. Stat. § 521-44(a)
Security Deposit can be Withheld:	Yes. A written notice of amount withheld must be provided to the tenant along with evidence of the costs for remedying defaults. If the tenant adandons property or wrongfully quits agreement without notice the landlord does not need to give the security deposit back. Haw. Rev. Stat. § 521-44(c)(d)
Require Written Description/Itemized List of Damages and Charges:	Yes Haw. Rev. Stat. § 521-44(c)
Receipt of Security Deposit:	No statute
Record Keeping of Deposit Withholdings:	Yes. Written evidence of costs such as estimates or invoices for materials and services is required. Haw. Rev. Stat. § 521-44(c)
Failure to Comply:	If landlord does not notify tenant within 14 days they forfeit the right to retain any portion of the security deposit. Haw. Rev. Stat. § 521-44(c)

Lease, Rent & Fees:

TOPIC	RULE
Rent is Due:	Due at the beginning of the month unless otherwise stated in the rental agreement. Haw. Rev. Stat. § 521-21(b)
Payment Methods:	No statute
Rent Increase Notice:	45-day notice for month-to-month tenancies. 15-day notice for tenancies less than month-to-month. Haw. Rev. Stat. § 521-21(d)(e)
Late Fees:	Shall not exceed 8% of rent due. Haw. Rev. Stat. § 521-21(f)
Application Fees:	Allowed for personal reference checks, tenant reports, criminal background check, and credit reports. The landlord must provide a receipt to prospective tenant with a breakdown of the costs and refund any unused portion. Hawaii Residential Landlord-Tenant Code Pg. 1
Prepaid Rent:	A security deposit of 1x the monthly rent may be charged plus any additional deposits pertaining to pets. Haw. Rev. Stat. § 521-44(b)
Returned Check Fees:	$30 maximum Haw. Rev. Stat. § 490:3-506.5
Tenant Allowed to Withhold Rent for Failure to Provide Essential Services (Water, Heat, etc.):	Yes. If it was previously agreed to in writing. Haw. Rev. Stat. § 521-78(a)
Tenant Allowed to Repair and Deduct Rent:	Yes. Tenant must have notified landlord and if landlord failed to perform within 7 days they can do the necessary repairs and submit receipts. Haw. Rev. Stat. § 521-64(b)(1)
Self-Help Evictions:	Not allowed. Tenant may recover damages in the amount of 2x monthly rent or free occupancy for two months + attorney fees, etc. Haw. Rev. Stat. § 521-63(c)
Landlord Allowed to Recover Court and Attorney’s Fees:	Yes. A maximum of 25% of the total unpaid rent. Haw. Rev. Stat. § 521-35
Landlord Must Make a Reasonable Attempt to Mitigate Damages to Lessee, including an Attempt to Re-rent:	No statute

Notices and Entry:

TOPIC	RULE
Notice to Terminate Tenancy:	If it’s a fixed-term lease no notice is required as the agreement simply expires. Hawaii Residential Landlord-Tenant Code Pg. 12
Notice to Terminate a Periodic Lease – Week-to-week:	10-day notice required. Haw. Rev. Stat. § 521-71(d)
Notice to Terminate a Periodic Lease – Month-to-Month:	45-day notice required on landlord’s behalf. 28-day notice required on the tenant’s behalf. Haw. Rev. Stat. § 521-71(a)(b)
Notice to Terminate Lease due to Sale of Property:	No statute
Notice of date/time of Move-Out Inspection:	No statute
Notice of Termination for Nonpayment:	5-day notice to pay or quit Haw. Rev. Stat. § 521-68(a)
Notice for Lease Violation:	10-day notice to remedy. The landlord may take action to obtain possession of unit if breach is recurring. Haw. Rev. Stat. § 521-72
Required Notice before Entry:	2-day notice required, and must be during reasonable hours. Haw. Rev. Stat. § 521-53(b)
Entry Allowed with Notice for Maintenance and Repairs:	Yes. 2-day notice required Haw. Rev. Stat. § 521-53(b)
Emergency Entry Allowed without Notice:	Yes Haw. Rev. Stat. § 521-53(b)
Entry Allowed During Tenant’s Extended Absence:	Yes Haw. Rev. Stat. § 521-53(c)
Entry Allowed with Notice for Showing the Property:	Yes Haw. Rev. Stat. § 521-53(a)
Notice to Tenants for Pesticide Use:	No statute
Lockouts Allowed:	Not allowed. Landlord can be held liable for 2x monthly rent or 2 months of free occupancy to tenant. Haw. Rev. Stat. § 521-63(c)
Utility Shut-offs Allowed:	Not allowed. Landlord can be held liable for 2x monthly rent or 2 months of free occupancy to tenant. Haw. Rev. Stat. § 521-63(c)
Electronic Notices Allowed:	No statute

Disclosures

• Name and Addresses: Landlord must disclose the name and address of the owner or manager. (Haw. Rev. Stat. § 521-43)
• Copy of the Lease: Tenant must receive a copy of the rental agreement. (Haw. Rev. Stat. § 521-43)
• Domestic Violence Situations: Tenants who are victims of domestic abuse may terminate the lease with documentation. (Haw. Rev. Stat. § 521-80)

Duties

Landlord’s Duties

• Compliance: Must comply with applicable building and housing codes. (Haw. Rev. Stat. § 521-42)
• Repairs: Maintain premises in habitable condition. (Haw. Rev. Stat. § 521-42)
• Common Areas: Keep common areas clean and safe. (Haw. Rev. Stat. § 521-42)
• Maintenance: Maintain plumbing, electrical, and other essential systems. (Haw. Rev. Stat. § 521-42)
• Garbage: Provide waste receptacles and arrange removal. (Haw. Rev. Stat. § 521-42)

Tenant’s Duties

• Cleanliness: Maintain clean and safe premises. (Haw. Rev. Stat. § 521-51)
• Trash: Proper disposal of waste. (Haw. Rev. Stat. § 521-51)
• Plumbing: Keep fixtures clean. (Haw. Rev. Stat. § 521-51)
• Appliances: Use responsibly. (Haw. Rev. Stat. § 521-51)
• Damage: Do not damage the premises. (Haw. Rev. Stat. § 521-51)
• Quiet Enjoyment: Must not disturb neighbors. (Haw. Rev. Stat. § 521-51)
• Subleasing: Not permitted without landlord’s consent. (Haw. Rev. Stat. § 521-37)
• Retaliation: Prohibited (Haw. Rev. Stat. § 521-74)
• Lead Disclosure: Federal requirement.