MakeLease is in early access — early users help shape what we build next.

    Hawaii Residential Lease Agreement

    Hawaii caps most security deposits at 1 month's rent (1 exception applies), and requires its return within 14 days after the lease ends.

    Create a Hawaii leaseFree to create, no card needed; an account is needed to save or e-sign.

    MakeLease generates a customizable lease; add these Hawaii disclosures and terms.

    Last verified: · Researched and cited by MakeLease · not yet attorney-reviewed

    Upcoming change

    • The mediation pilot ends: § 521-68 returns to its pre-2026 text, except that the Act's changes to subsection (a) stay. The 10-calendar-day notice and the posting and mailing receipt rules continue, but the required notice contents, the copy to a mediation center and the 20-day filing wait end. Effective (Act 278, SLH 2025 (S.B. 825), § 7(2)).

    Hawaii lease rules at a glance

    Key Hawaii rules for a residential lease, with the statute behind each
    RuleWhat the law says
    Security deposit cap1 month's rent (with exceptions)Haw. Rev. Stat. § 521-44(b)
    Deposit return deadline14 days after the lease endsHaw. Rev. Stat. § 521-44(c)
    Late feesNo more than 8% of the rent due · grace period: no state grace periodHaw. Rev. Stat. § 521-21(f), Haw. Rev. Stat. § 521-21(b), (f)
    Landlord entry notice48 hours' noticeHaw. Rev. Stat. § 521-53
    Ending a month-to-month leaseLandlord 45 days · tenant 28 daysHaw. Rev. Stat. § 521-71
    Rent increase notice45 days (15 days' written notice for tenancies shorter than month-to-month; fixed-term rent is set by the agreement)Haw. Rev. Stat. § 521-21(d)–(e)
    Rent controlNo statewide rent controlHaw. Rev. Stat. § 521-21(a), (d)-(e)
    Eviction notice for unpaid rent10 days (10-calendar-day notice to pay rent (with prelitigation mediation notice))Haw. Rev. Stat. § 521-68(a)-(d), (i) (version effective Feb. 5, 2026), Act 278, SLH 2025 (S.B. 825), §§ 2, 7

    Hawaii lease disclosures checklist

    At or before move-in, give the tenant in writing the name and address of each manager and of each owner or agent for service, rents and notices; off-island landlords must name an on-island agent in the lease; give a copy of the written lease and the landlord's general excise tax number (Haw. Rev. Stat. § 521-43). (Haw. Rev. Stat. § 521-43, 40 CFR 745.107)

    • Lead-based paint disclosure, lead warning statement and EPA pamphlet — Housing built before 1978 (unless exempt under 40 CFR 745.101)42 U.S.C. § 4852d; 40 CFR Part 745 Subpart F (§ 745.107)
    • Name and address of each person authorized to manage the premises and of each owner or agent for service of process and receipt of rents, notices and demands — In writing at or before the start of the tenancy (or by posted notices in multi-unit buildings under § 521-43(g)); keep currentHaw. Rev. Stat. § 521-43(a), (g)
    • Agent residing on the same island as the unit — On the written rental agreement, when the owner or landlord lives out of state or on another islandHaw. Rev. Stat. § 521-43(f)
    • Copy of the written lease or rental agreement — Written rental agreementsHaw. Rev. Stat. § 521-43(d)
    • Landlord's general excise tax number (for the tenant's low-income tax credit) — To all tenantsHaw. Rev. Stat. § 521-43(h)

    MakeLease generates a customizable lease; add these Hawaii disclosures and terms.

    Before you sign in Hawaii

    Deposit cap exceptions in Hawaii
    One month's rent, plus an optional pet deposit of up to one more month's rent Haw. Rev. Stat. § 521-44(b)
    • Tenant keeps a pet allowed by the rental agreement (not for assistance animals): up to 2 months' rent
    • In effect since .
    • Before : One month's rent with no separate pet deposit allowed.
    If a deposit is withheld wrongly
    A landlord who misses the 14-day notice loses the right to keep any of the deposit, and a court may award up to three times the amount wrongfully and willfully retained plus costs (Haw. Rev. Stat. § 521-44(c), (h)). (Haw. Rev. Stat. § 521-44(c), (h))
    Deductions from the deposit
    A landlord keeping any part of the deposit must give the tenant written notice of the particulars and grounds, with written evidence of costs such as estimates, invoices or receipts (Haw. Rev. Stat. § 521-44(c)). (Haw. Rev. Stat. § 521-44(c))
    Interest on the deposit
    Hawaii law does not require landlords to pay interest on security deposits (Haw. Rev. Stat. § 521-44, silent). (Haw. Rev. Stat. § 521-44 (silent on interest))
    Rent control and increases
    Hawaii has no rent control on private housing; the Residential Landlord-Tenant Code limits only how rent increases are noticed (45 days for month-to-month) and bars retaliatory increases (Haw. Rev. Stat. §§ 521-21, 521-74). (Haw. Rev. Stat. § 521-21(a), (d)-(e))
    If rent goes unpaid
    Serve a written 10-calendar-day notice to pay rent that includes the statutory contents and send a copy to a state-funded mediation center; if the tenant schedules mediation within the 10 days, the landlord may not file until 20 days after the tenant received the notice (Haw. Rev. Stat. § 521-68, effective Feb. 5, 2026). (Haw. Rev. Stat. § 521-68(a)-(d), (i) (version effective Feb. 5, 2026), Act 278, SLH 2025 (S.B. 825), §§ 2, 7)
    • In effect since .
    • Before : Notice had to give at least five business days after receipt to pay (Haw. Rev. Stat. § 521-68(a), version effective until Feb. 4, 2026).

    Hawaii lease FAQs

    How much can a landlord charge for a security deposit in Hawaii?

    Landlords may collect a security deposit of no more than one month's rent, plus an agreed pet deposit of up to one more month's rent only for a tenant with a pet (not an assistance animal) (Haw. Rev. Stat. § 521-44(b)).

    How long does a Hawaii landlord have to return a security deposit?

    Landlords must return the deposit, or send a written statement of deductions with written evidence of costs, within 14 days after the rental agreement ends (Haw. Rev. Stat. § 521-44(c)).

    Is there a limit on late fees in Hawaii?

    A late charge may not exceed 8% of the rent due (Haw. Rev. Stat. § 521-21(f)). Hawaii law sets no grace period before a late charge may be imposed; rent is due when the rental agreement says (Haw. Rev. Stat. § 521-21(b), (f)).

    How much notice must a Hawaii landlord give before entering a rental?

    Except in an emergency or when notice is impracticable, give the tenant at least two days' notice before entering and come only during reasonable hours (Haw. Rev. Stat. § 521-53(b)).

    How much notice ends a month-to-month tenancy in Hawaii?

    A landlord ending a month-to-month tenancy must give at least 45 days' written notice, while the tenant needs to give only 28 days' written notice (Haw. Rev. Stat. § 521-71(a)–(b)).

    What disclosures does a Hawaii lease need?

    At or before move-in, give the tenant in writing the name and address of each manager and of each owner or agent for service, rents and notices; off-island landlords must name an on-island agent in the lease; give a copy of the written lease and the landlord's general excise tax number (Haw. Rev. Stat. § 521-43). The list covers Lead-based paint disclosure, lead warning statement and EPA pamphlet, Name and address of each person authorized to manage the premises and of each owner or agent for service of process and receipt of rents, notices and demands, Agent residing on the same island as the unit, Copy of the written lease or rental agreement and Landlord's general excise tax number (for the tenant's low-income tax credit).

    More on renting in Hawaii

    Start your Hawaii lease

    MakeLease generates a customizable lease; add these Hawaii disclosures and terms.

    Create a Hawaii lease

    Report an outdated or wrong rule