Hawaii Sublease Agreement

Right to Sublet

In Hawaii, tenants generally have the right to sublet their rented property without obtaining the landlord’s consent unless the original lease explicitly states otherwise. This rule does not apply to properties owned or administered by a government agency. If the original lease requires landlord consent for subleasing, tenants must obtain written permission before proceeding.

Laws and Requirements

Sublease and Assignment Provision Laws

The legal framework governing subleasing in Hawaii is outlined in the Hawaii Revised Statutes § 521-37, which details the provisions related to subleases and assignments. The Residential Landlord-Tenant Code, found in Chapter 521 of the Hawaii Revised Statutes, also provides relevant regulations.

Security Deposit Obligations

Under Hawaii law, the maximum security deposit a landlord can collect is limited to one month’s rent. Landlords are required to return the security deposit within 14 days after the lease term ends, along with an itemized statement of any deductions made from the deposit.

Notices

Sublessors must provide subtenants with a five-day written notice to pay rent or vacate the premises. Additionally, a 45-day written notice is required to inform subtenants of the intent not to renew the sublease.

Components of a Hawaii Sublease Agreement

A standard Hawaii sublease agreement typically includes the following elements:

• Names of the Parties: Identification of the original tenant (Sublessor) and the new tenant (Sublessee).
• Rental Unit Location: The address of the rental unit as per the original lease.
• Term: Start and end dates of the sublease.
• Rent: Amount, payment schedule, and payment method.
• Utilities: Specification of which utilities are paid by the Sublessee and which by the Sublessor.
• Security Deposit: Details regarding the security deposit, including the maximum amount and return conditions.
• Pet Deposit: If applicable, an additional deposit not exceeding one month’s rent.
• Return of Security Deposit: Conditions for the return of the security deposit within 14 days after the lease term.
• Liability: Sublessee’s liability for damages, with the Sublessor responsible for any damage impacting the landlord.
• Authorized Occupants: Identification of tenants and guests allowed in the rental unit.
• Inventory of Included Items: List of items included in the sublease.
• Lead-Based Paint Notice: Required notice if the rental unit was built before 1978.
• Master Lease Inclusion: Attachment of the original lease and any exceptions.
• Disputes: Procedures for resolving disputes, potentially through mediation or arbitration.
• General Conditions: Statement that the written agreement contains all terms and can only be modified in writing.
• Smoking Policy: Any restrictions on smoking within the rental unit.
• Landlord’s Consent: Description of how landlord consent is obtained if not included in the original lease.
• Signatures: Signatures and dates for all parties involved.

Tax Implications of a Sublease

In Hawaii, sublessors may be subject to various taxes if they sublease for less than 180 days:

• General Excise Tax (GET): 4.5% statewide.
• Transient Accommodation Tax (TAT): 10.25% on rentals of less than 180 days.
• County-Specific Taxes: Each county may impose additional TAT. For example, on O’ahu, the combined tax rate may reach 17.75% (including the 4.5% GET and 10.25% TAT).

Short-Term Rental Regulations

Ordinance 22-7 (2022) prohibits operating short-term rentals (30-90 days) outside resort zones, although existing operators may continue pending legal review. Counties may require permits for short-term rentals, which can increase operational costs.

Filing and Payment

Sublessors must register with the tax authority and will be assigned a filing frequency (monthly, quarterly, semiannually, or annually). Even if no rentals occurred, sublessors must file “zero dollar returns” to avoid penalties or legal action.

Statutes

• Haw. Rev. Stat. § 490:3-506.5 – Charges for dishonored checks
• Haw. Rev. Stat. § 521-21(b) – Rent
• Haw. Rev. Stat. § 521-21(d)(e) – Rent
• Haw. Rev. Stat. § 521-35 – Attorney’s Fees
• Haw. Rev. Stat. § 521-37 – Subleases and assignments
• Haw. Rev. Stat. § 521-38 – Tenants subject to rental agreement; notice of conversions
• Haw. Rev. Stat. § 521-42 – Landlord to supply and maintain fit premises
• Haw. Rev. Stat. § 521-43(a)(b) – Rental agreement, disclosure
• Haw. Rev. Stat. § 521-43(d) – Rental agreement, disclosure
• Haw. Rev. Stat. § 521-44(b) – Security deposits
• Haw. Rev. Stat. § 521-44(c) – Security deposits
• Haw. Rev. Stat. § 521-44(b)(2) and (e) – Prepaid Rent and Use of Security Deposit
• Haw. Rev. Stat. § 521-44(c)(g) and (h) – Security deposits
• Haw. Rev. Stat. § 521-51 – Tenant to maintain dwelling unit
• Haw. Rev. Stat. § 521-52 – Tenant to use properly
• Haw. Rev. Stat. § 521-53(a) – Access
• Haw. Rev. Stat. § 521-53(b) – Access
• Haw. Rev. Stat. § 521-54 – Tenant to use and occupy
• Haw. Rev. Stat. § 521-55 – Tenant’s responsibility to inform landlord
• Haw. Rev. Stat. § 521-56 – Disposition of tenant’s abandoned possessions
• Haw. Rev. Stat. § 521-62 – Tenant’s remedy of termination at beginning of term
• Haw. Rev. Stat. § 521-63(c) – Tenant’s remedy of termination at any time; unlawful removal or exclusion
• Haw. Rev. Stat. § 521-64 – [Effective 11/1/2024] Tenant’s remedy of repair and deduction for minor defects
• Haw. Rev. Stat. § 521-68 – Landlord’s remedies for failure by tenant to pay rent
• Haw. Rev. Stat. § 521-70(b) – Landlord’s remedies for absence, misuse, abandonment and failure to honor tenancy before occupancy
• Haw. Rev. Stat. § 521-70(c) – Landlord’s remedies for absence, misuse, abandonment and failure to honor tenancy before occupancy
• Haw. Rev. Stat. § 521-70(d) – Landlord’s remedies for absence, misuse, abandonment and failure to honor tenancy before occupancy
• Haw. Rev. Stat. § 521-71(a) – Termination of tenancy; landlord’s remedies for holdover tenants
• Haw. Rev. Stat. § 521-71(b) – Termination of tenancy; landlord’s remedies for holdover tenants
• Haw. Rev. Stat. § 521-71(d) – Termination of tenancy; landlord’s remedies for holdover tenants
• Haw. Rev. Stat. § 521-72 – Landlord’s remedies for improper use
• Haw. Rev. Stat. § 521-74 – Retaliatory evictions and rent increases prohibited
• Haw. Rev. Stat. § 521-78 – Rent trust fund
• Haw. Rev. Stat. § 633-27 – District courts; powers
• Haw. Rev. Stat. § 657-1 – Six years
• Haw. Rev. Stat. § 666-3 – Forfeiture, warning, notice to vacate, refunds