Hawaii (HI) law guide
Quick answer
Hawaii landlord-tenant law is governed by HRS Chapter 521. Landlords may charge a security deposit of no more than one month's rent and must return it within 14 days of move-out. There is no statewide rent control, but landlords must give 45 days written notice before raising rent on a month-to-month tenancy. For nonpayment of rent, landlords must serve a 10-day pay-or-quit notice before filing for eviction.
Security Deposit Limit
1 month's rent
Deposit Return Deadline
14 days after move-out
Statewide Rent Control
None
Nonpayment Eviction Notice
10 days (pay or quit)
Hawaii rental market snapshot
Population
1,446,146
Renter households
~43%
Median rent
$2,700/mo (2BR, Honolulu)
Largest rental markets
Honolulu, Hilo, Kailua-Kona, Pearl City, Kaneohe
Hawaii consistently ranks among the most expensive rental markets in the US, with Honolulu 2BR rents averaging $2,700/month. Island geography limits housing supply, keeping vacancy rates low and renter demand high year-round.
Hawaii landlords may charge a security deposit of no more than one month's rent under HRS 521-44. The deposit must be returned within 14 calendar days after the rental agreement ends and the tenant returns possession.
If the landlord deducts anything, they must provide a written, itemized statement with copies of receipts or cost estimates. Failing to return the deposit or provide the statement on time forfeits the landlord's right to keep any portion.
Hawaii has no statewide rent control. Landlords may raise rent to any amount, but must give 45 days written notice before a rent increase takes effect on a month-to-month tenancy (HRS 521-21). Week-to-week tenants are entitled to 15 days notice.
Hawaii law does not cap late fees, but any fee must be disclosed in the lease. There is no statewide grace period mandated by statute, though lease terms may provide one. Tenants may withhold rent only after following the statutory repair-and-deduct procedure.
For nonpayment of rent, landlords must serve a 10-day written notice to pay all overdue rent or vacate before filing for summary possession. If the tenant does not pay or leave within 10 days, the landlord may file in District Court.
For a lease violation other than nonpayment, landlords must give a 10-day notice to cure or quit. To end a month-to-month tenancy without cause, either party must give 45 days written notice. Self-help eviction (changing locks, removing belongings) is illegal.
Landlords must give at least 2 days written notice before entering a rental unit and may only enter during reasonable hours (HRS 521-53). Entry without notice is permitted only in a genuine emergency.
After a tenant submits a written repair request, the landlord must begin non-emergency repairs within 12 business days. Emergency repairs affecting health or habitability must be started within 3 business days. If the landlord misses the deadline, the tenant may repair and deduct up to $500 from rent.
Hawaii landlords must maintain rental units in a fit and habitable condition throughout the tenancy. This includes working plumbing, heat, hot water, and structural soundness. Tenants cannot waive this implied warranty of habitability.
Landlords may not retaliate against tenants who report code violations, organize with other tenants, or exercise any right under HRS Chapter 521. Retaliation within 90 days of a protected action creates a rebuttable presumption in the tenant's favor.
Hawaii follows the federal Fair Housing Act and adds state protections. Landlords may not discriminate based on race, color, sex, religion, national origin, familial status, disability, age, HIV status, or sexual orientation (one of the broadest state lists in the US).
A tenant may break a lease early without penalty in limited circumstances: active military deployment (under the federal SCRA), landlord failure to maintain habitability, or documented domestic violence. Otherwise, the tenant remains liable for rent through the end of the lease unless the landlord re-rents the unit. Small claims court handles disputes up to $10,000.
This guide is general information, not legal advice. Governing statute: Hawaii Revised Statutes Chapter 521 (Residential Landlord-Tenant Code). Laws change; confirm the current statute or consult an attorney before acting. Last reviewed 2026-06-05.
Hawaii FAQ
A landlord in Hawaii may charge **no more than one month's rent** as a security deposit. There is no separate allowance for pet deposits under state law, so the one-month cap is the total maximum.
A landlord must return the security deposit within **14 calendar days** after the tenancy ends and the tenant surrenders possession. The landlord must also send a written, itemized list of any deductions with receipts. Missing the deadline forfeits the right to keep any of the deposit.
No, Hawaii has **no statewide rent control**. Landlords may raise rent to any amount. However, they must give **45 days written notice** before a rent increase takes effect on a month-to-month tenancy.
A landlord must give **at least 2 days written notice** and may only enter during reasonable hours. The only exception is a genuine emergency, where the landlord may enter without prior notice.
The landlord must first serve the tenant a **10-day written pay-or-quit notice**. If the tenant neither pays nor vacates within 10 days, the landlord may file for summary possession in District Court. Self-help eviction methods such as changing locks or removing belongings are illegal.
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