Hawaii
Hawaii Landlord-Tenant Laws (2026): Deposits, Notice, and Tenant Rights
Hawaii caps security deposits at one month's rent total and requires landlords to return the deposit within 14 days of move-out. Landlords must give tenants 48 hours' advance notice before entering the unit for non-emergency reasons.
Security deposits in Hawaii
Hawaii limits the total of all security deposits (including last-month rent deposits and any pet deposits) to one month's rent under the Hawaii Residential Landlord-Tenant Code (HRS ch. 521). Landlords must return the deposit, or a written statement of deductions, within 14 days after the tenant surrenders the unit. If the landlord fails to return the deposit within that window without proper itemization, the tenant may be entitled to recover double the wrongfully withheld amount.
Allowable deductions include unpaid rent, damage beyond normal wear and tear, and costs for cleaning if the tenant left the unit in a condition below the standard it was received. Landlords may not deduct for ordinary wear, minor scuffs, or aging appliances. Hawaii does not require landlords to pay interest on security deposits.
| Rule | Hawaii standard |
|---|---|
| Maximum deposit | 1 month's rent (all deposits combined) |
| Return deadline | 14 days after tenancy ends |
| Interest required | No |
| Double damages for wrongful withholding | Yes |
When can a landlord enter? Notice rules
Hawaii law requires landlords to give tenants at least 48 hours' notice before entering the unit for inspections, repairs, showings, or any non-emergency purpose. Entry must occur at reasonable times, generally understood to be during normal business hours unless the tenant agrees otherwise. The 48-hour rule applies whether the landlord is scheduling a routine inspection, making a repair the tenant requested, or showing the unit to a prospective tenant or buyer.
A landlord may enter without prior notice only in a genuine emergency, such as a burst pipe, fire, or gas leak. Even then, the landlord should document the reason for immediate entry. Repeated entries without proper notice, or entry intended to harass the tenant, may give the tenant grounds to terminate the tenancy or seek damages under HRS 521-70.
Tenants who believe their landlord is violating the entry rules should keep a written log of each incident, including the date, time, and stated reason for the visit. If the behavior continues, they can send a formal written notice citing HRS 521-70 and, if needed, contact the Hawaii Office of Consumer Protection or consult a housing attorney. The right to quiet enjoyment is one of the most fundamental tenant protections in Hawaii landlord-tenant law.
Ending a lease: notice to vacate
Hawaii distinguishes between the notice the landlord must give and the notice the tenant must give to end a month-to-month tenancy. A landlord must give the tenant 45 days' advance written notice. A tenant only needs to give 28 days' notice. Both notices must be in writing and delivered in a manner that creates a record.
For fixed-term leases, the lease ends on the agreed date without additional notice unless the parties agree to convert to month-to-month. If the landlord wants to terminate for nonpayment of rent or a lease violation, different rules apply. See the Hawaii eviction notice page for the proper notice types and timelines.
The asymmetric notice periods in Hawaii, 45 days for landlords but only 28 days for tenants, reflect a policy judgment that tenants need more lead time to find alternative housing than landlords need to find a new tenant. Tenants who receive a 45-day notice from a landlord should begin looking for housing immediately; the tight Honolulu rental market means finding a comparable unit can take most of those 45 days.
Repairs and the warranty of habitability
Hawaii recognizes an implied warranty of habitability under HRS 521-42. Landlords must maintain the unit in a condition fit for occupancy, meaning functional plumbing and sewage, working heating and cooling systems, weathertight walls and windows, and freedom from rodent infestation or other conditions dangerous to health and safety.
When a landlord fails to make a repair that affects habitability, Hawaii law gives tenants a repair-and-deduct remedy under HRS 521-64. A tenant may arrange for a qualified repair after giving the landlord written notice and waiting at least five business days for the landlord to act. The tenant may then deduct the cost from rent, up to a cap of $500. For repairs that exceed that amount or for serious habitability failures, tenants may pursue rent escrow through the courts, terminate the tenancy, or contact the county housing division.
Rent, late fees, and rent control
Hawaii caps late fees at 8 percent of the monthly rent due. For example, if rent is $2,000 per month, the maximum late charge is $160. The statute does not specify a mandatory grace period before a late fee may be assessed, but many leases include a grace period by contract. Landlords must provide written notice of any rent increase before it takes effect; standard practice is at least 45 days for a month-to-month tenancy (matching the termination notice period).
Hawaii has no statewide rent control law and no active local rent control ordinances. Landlords may raise rent to any amount they choose, subject only to the notice requirement and any lease terms in effect. Tenants facing steep increases have no statutory protection beyond the notice period to find alternative housing.
If you have a landlord-tenant dispute in Hawaii
Start by documenting every interaction in writing. Send all repair requests, complaint notices, and responses by email or certified mail so you have a dated record. If the landlord is withholding your deposit improperly, you can file a claim in Hawaii Small Claims Court for deposits up to $5,000 without needing an attorney.
For habitability issues, give the landlord written notice through certified mail and keep the copy. If the landlord does not respond within five business days, you may exercise the repair-and-deduct remedy for amounts up to $500. For larger problems, contact the Hawaii Office of Consumer Protection (OCP), which administers the Residential Landlord-Tenant Code, or reach out to a local legal aid organization such as Legal Aid Society of Hawaii.
Consulting a licensed Hawaii attorney before withholding rent, terminating a lease early, or taking other legal action is always advisable. Landlord-tenant disputes can affect your rental history, and a lawyer can help you pursue the right remedy without unintended consequences.
This article is general legal information, not legal advice. Landlord-tenant rules vary by state and city and change, and some cities add their own ordinances. For advice about a specific situation, consult a licensed attorney or your state housing agency.
Related pages
More Hawaii Laws
Frequently Asked Questions
How long does a landlord have to return my deposit in Hawaii?
14 days. A Hawaii landlord must return the security deposit, along with an itemized written statement of any deductions, within 14 days after the tenancy ends and the tenant surrenders the unit. Missing that deadline without proper itemization can expose the landlord to double-damages liability.
What is the maximum security deposit in Hawaii?
One month's rent. Hawaii law caps the total of all deposits combined (including any pet deposit or last-month deposit) at one month's rent. Landlords cannot stack multiple deposit types to exceed that ceiling.
How much notice must a landlord give to enter in Hawaii?
At least 48 hours. Hawaii requires a landlord to give 48 hours' advance written notice before entering for inspections, repairs, or showings. The only exception is a genuine emergency, such as a fire or burst pipe, where immediate entry is necessary.
How much notice is needed to end a month-to-month lease in Hawaii?
Landlords must give 45 days' written notice. Tenants only need to give 28 days' written notice. Both periods run from the date notice is delivered, not from the next rent due date.
Can I withhold rent for repairs in Hawaii?
You cannot simply withhold rent, but Hawaii does give tenants a repair-and-deduct remedy. After giving the landlord written notice and waiting five business days without a fix, you may arrange the repair yourself and deduct up to $500 from rent. For larger habitability problems, consult an attorney about rent escrow or lease termination.
Can a landlord raise rent in Hawaii?
Yes. Hawaii has no statewide rent control and no active local rent control ordinances. Landlords may raise rent to any amount, but they must give proper written notice before the increase takes effect, typically at least 45 days for a month-to-month tenancy.
What is the late fee limit in Hawaii?
Hawaii caps late fees at 8 percent of the monthly rent due. For a $2,000 rent, the maximum late fee is $160. Charges above 8 percent are not enforceable even if stated in the lease.
Sources and References
- Hawaii Revised Statutes ch. 521 (Residential Landlord-Tenant Code)(cca.hawaii.gov).gov
- Hawaii Office of Consumer Protection(cca.hawaii.gov).gov