Landlord Rules in Hawaii: Renting Out Property (2026)

Reviewed by DocDraft Legal Team · Hawaii · Last updated 2026-05-18

Renting out residential property in Hawaii runs on Hawaii's own landlord-tenant code, not a generic national framework. Two anchors set the tone: the security-deposit return deadline (14 days) and the entry-notice rule (at least two days). This guide walks the Hawaii-specific registration, disclosure, deposit, entry, termination, eviction, and fair-housing rules a landlord needs.

Key Considerations

If the tenancy ends in non-payment or breach, the eviction track is procedural and rigid. For nonpayment of rent, landlords may not file a lawsuit to evict a residential tenant without first providing ten (10) days written notice to the tenant. Separately, every Hawaii landlord operates under federal fair-housing law plus the state agency's enforcement pipeline. Complaints route through the state agency website

If you let property in Hawaii, two threshold compliance points apply before move-in. Registration or licensing status: No state-level statute. Governed by common law / municipal ordinance / case law as applicable. Security-deposit treatment: one month's rent Refund window after surrender: 14 days

Mid-tenancy compliance in Hawaii is mostly about advance notice. For non-emergency entry, at least two days For ending a month-to-month, 45 days

Need These Documents?

DocDraft can help you draft them with AI, with licensed attorney review included. Plans from $39.99/mo.

Residential Lease Agreement Rental Application Form Move-In/Move-Out Inspection Checklist

Relevant Documents

Hawaii landlord paperwork tracks the statute. The lease carries the state's required disclosures, the entry-notice template matches the state's minimum-notice rule, the deposit accounting form mirrors the statutory deadline, and the eviction notice follows the form the Hawaii court demands.

Landlord's Rules and Regulations

A supplementary document to the lease that outlines specific rules for the property, such as quiet hours, guest policies, and maintenance responsibilities.

Move-In/Move-Out Inspection Checklist

A document that records the condition of the rental property before the tenant moves in and after they move out, which helps determine if any damage occurred during the tenancy.

Notice of Entry Form

A document used by landlords to notify tenants of their intent to enter the rental property, typically required by state law with specific advance notice periods.

Rental Application Form

A form used to collect information about potential tenants, including employment history, income, references, and authorization for background and credit checks.

Residential Lease Agreement

A legally binding contract between a landlord and tenant that outlines the terms and conditions of the rental arrangement, including rent amount, security deposit, lease duration, and other important provisions.

Security Deposit Receipt

A document acknowledging the landlord's receipt of the security deposit, including the amount, date received, and where the deposit will be held.

Relevant Laws

Hawaii Residential Landlord-Tenant Code (HRS Chapter 521)

This is the primary law governing rental relationships in Hawaii. It covers essential aspects like security deposits (limited to one month's rent), required disclosures, maintenance responsibilities, and the eviction process. Landlords must comply with these regulations to legally rent property in Hawaii.

Security Deposit Limitations (HRS § 521-44)

Hawaii law restricts security deposits to one month's rent maximum. Landlords must return deposits within 14 days of lease termination, with an itemized statement for any deductions. Understanding these requirements helps avoid legal disputes with tenants.

Rental Agreement Requirements (HRS § 521-43)

Landlords must provide a written rental agreement if the tenancy exceeds one month. The agreement must include names of parties, premises description, rent amount, and other specific terms. Verbal agreements are legally binding but more difficult to enforce.

Landlord Access to Dwelling Unit (HRS § 521-53)

Landlords must provide at least 48 hours notice before entering a rental unit except in emergencies. This law balances the landlord's right to maintain property with the tenant's right to privacy and quiet enjoyment.

Hawaii Fair Housing Law (HRS Chapter 515)

This law prohibits discrimination in housing based on race, color, religion, sex, gender identity, sexual orientation, disability, familial status, or national origin. Landlords must understand these protections to avoid discrimination claims when screening tenants.

Transient Accommodations Tax (HRS Chapter 237D)

If renting property for less than 180 consecutive days, landlords must register with the state and collect this tax (currently 10.25%). This is particularly relevant for vacation rentals and short-term stays in Hawaii.

County Zoning and Short-Term Rental Regulations

Each Hawaiian county has specific zoning laws and regulations for short-term rentals. For example, Oahu requires permits for rentals under 30 days in certain zones. Landlords must check local ordinances before renting property short-term.

Landlord Disclosure Requirements (HRS § 521-42)

Landlords must disclose specific information to tenants, including the names and addresses of property owners/managers and any known lead-based paint hazards. These disclosures protect tenants and reduce landlord liability.

Regional Variances

County-Specific Rental Regulations in Hawaii

Honolulu has strict regulations on short-term rentals (less than 30 days), particularly in residential areas. Properties must be located in resort-zoned areas or have a nonconforming use certificate. The county requires registration of all rental units and imposes a 1.5% transient accommodations tax plus a 3% surcharge on short-term rentals. Landlords must also comply with the Residential Landlord-Tenant Code which requires security deposits to be limited to one month's rent.

Maui County has implemented strict regulations on short-term vacation rentals, requiring special permits for properties outside hotel and resort zones. The county has established specific 'short-term rental home' permit caps in various neighborhoods. Maui also has rent control regulations for certain affordable housing units and requires landlords to register with the Real Property Tax Division if renting long-term.

Hawaii County requires registration for short-term vacation rentals and has zoning restrictions that limit where they can operate. The county has more lenient regulations compared to Oahu and Maui, but still requires compliance with state landlord-tenant laws. Property owners must register with the Planning Department and obtain a Short-Term Vacation Rental Registration Number.

Kauai County restricts short-term rentals to designated Visitor Destination Areas unless the property has a nonconforming use certificate. The county has a cap on the number of vacation rental certificates issued. For long-term rentals, landlords must follow state regulations regarding security deposits and rental agreements, and must provide specific disclosures about flood zones and other hazards specific to Kauai properties.

State-Level Rental Laws in Hawaii

Hawaii's Residential Landlord-Tenant Code (Chapter 521) applies statewide and includes provisions that limit security deposits to one month's rent, require landlords to pay interest on security deposits for certain properties, and mandate specific disclosures about lead-based paint and other hazards. Hawaii also has unique requirements regarding rental application fees and tenant screening. Additionally, landlords must disclose in writing if the property is in a flood zone or has history of flooding.

Suggested Compliance Checklist

Resolve the registration question before advertising the unit

Before listing days after starting

No state-level statute. Governed by common law / municipal ordinance / case law as applicable.

Cap the security deposit at the statutory limit and document how it is held

Before signing days after starting

one month's rent

Attach the required disclosures to the lease and have the tenant initial each

At lease signing days after starting

A landlord must disclose in writing, at or before the start of the tenancy, the name and address of the person authorized to manage the premises and the name and address of the owner or their authorized agent for service of process and receiving notices.

Issue the itemized deposit accounting on or before the deadline

Ongoing days after starting

14 days

Match the month-to-month termination notice to the statutory minimum

As needed days after starting

45 days

Document: lease-termination-letter

Honor the entry-notice rule for every non-emergency visit

At move-out days after starting

at least two days

Serve the required pre-suit notice and then file in the correct court

If eviction needed days after starting

For nonpayment of rent, landlords may not file a lawsuit to evict a residential tenant without first providing ten (10) days written notice to the tenant.

Apply fair-housing rules across advertising, screening, and tenancy decisions