10 of the 10 rules below carry a statute citation that was read at the official source (most recently October 2026), with the controlling text quoted. The rest are conservative reference values from Aptoria's compliance data and are labeled unverified.
Security deposit size: One month's rent, plus an optional separate pet deposit (for non-assistance animals) also capped at one month's rent. (Haw. Rev. Stat. § 521-44(b), confirmed 2026-10). Returning the deposit: Return the deposit (or the balance with written notice of the particulars and grounds for retention) not later than 14 days after termination; missing the deadline forfeits the right to retain any part. Wrongful retention = damages equal to the amount retained; willful wrongful retention = up to three times the deposit. (Haw. Rev. Stat. § 521-44(c), (h), confirmed 2026-10).
Late fees: Late charge (if the rental agreement provides for one) may not exceed 8% of the rent due. No statutory grace period. (Haw. Rev. Stat. § 521-21(f), confirmed 2026-10). Application fees: No dollar cap. An application screening fee may be charged only to applicants 18+ (or emancipated minors), only to cover the costs of reference checks, tenant reports, criminal background and credit reports; on request the landlord must give a receipt and cost breakdown, and must refund any unused portion within 30 days after submitting screening requests. (Haw. Rev. Stat. § 521-46, confirmed 2026-10).
Nonpayment notice: Effective Feb 5, 2026 (Act 278, SLH 2025): written notice that the rental agreement terminates not less than 10 calendar days after receipt unless rent is paid; tenant may request pre-filing mediation within the notice period and the landlord must participate. (Before Feb 5, 2026 the period was 5 business days.) Pilot runs through Feb 4, 2028. (Haw. Rev. Stat. § 521-68(a) (as amended by Act 278, 2025), confirmed 2026-10). Rent increases: Month-to-month rent may not be increased without written notice given 45 consecutive days before the effective date. No statewide rent cap. (Haw. Rev. Stat. § 521-21(d), confirmed 2026-10). Ending a month-to-month tenancy: Landlord: at least 45 days' written notice (tenant may leave any time in the last 45 days with prorated rent). Tenant: at least 28 days' written notice. (Haw. Rev. Stat. § 521-71(a)–(b), confirmed 2026-10). Entry: At least two days' notice of intent to enter, during reasonable hours, except in an emergency or where impracticable. (Haw. Rev. Stat. § 521-53(b), confirmed 2026-10).
Hawaii has no statewide rent regulation on file, so any cap on increases would come from a local ordinance. Source-of-income protection is not on file statewide, although cities and counties can add it. Card surcharges on rent: allowed within card-network limits. Managing property for others for compensation generally requires a state license: State real estate broker license required for property management for others — confirm with state commission.
Security deposits
What Hawaii allows a landlord to collect up front, how it must be held, and the deadline and paperwork for returning it.
Security deposit limit
Source-confirmed 2026-10
One month's rent, plus an optional separate pet deposit (for non-assistance animals) also capped at one month's rent.
“a security deposit to be paid by or for the tenant ... in an amount not in excess of a sum equal to one month's rent ... [pet deposit] Shall be in an amount not in excess of a sum equal to one month's rent.”
Excerpt from the cited source as read on the date shown.
Reference value in Aptoria's compliance data: “1× monthly rent”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The maximum a landlord may collect up front as security against unpaid rent or damage, usually expressed as a multiple of one month's rent. Separate pet, key or cleaning deposits often count toward the same limit.
Deposit return deadline
Source-confirmed 2026-10
Return the deposit (or the balance with written notice of the particulars and grounds for retention) not later than 14 days after termination; missing the deadline forfeits the right to retain any part. Wrongful retention = damages equal to the amount retained; willful wrongful retention = up to three times the deposit.
“shall be returned to the tenant not later than fourteen days after the termination of the rental agreement. ... the landlord shall not be entitled to retain the security deposit or any part of it ... damages in an amount equal to three times the amount of the security deposit”
Excerpt from the cited source as read on the date shown.
Reference value in Aptoria's compliance data: “14 days after move-out”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The window after the tenant vacates in which the landlord must refund the deposit or deliver an itemized statement of deductions. Missing the deadline is the most common way a landlord forfeits the right to keep any part of the deposit.
Separate pet deposit
Source-confirmed 2026-10
A separate pet deposit is authorized in addition to the one-month security deposit, capped at one month's rent; it may not be required from a tenant without a pet or for an assistance animal that is a reasonable accommodation under HRS § 515-3.
“plus an amount agreed upon by the landlord and tenant to compensate the landlord for any damages caused by any pet animal allowed to reside in the premises pursuant to the rental agreement; provided that the additional security deposit amount for a pet animal under this subsection: ... (2) Shall be in an amount not in excess of a sum equal to one month's rent.”
Excerpt from the cited source as read on the date shown.
the identical page on data.capitol.hawaii.gov (same legislature host) was read.
Reference value in Aptoria's compliance data: “Permitted”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
Whether a refundable pet deposit can be collected on top of the security deposit. Even where it is permitted, the combined amount usually has to stay inside the overall deposit limit.
In practice
• Hold the deposit the way the statute requires (separate or escrow account where applicable) and record the account in the file.
• Document move-in condition with a dated, photographed inventory the tenant can sign; it is the only evidence that supports a later deduction.
• Send the itemized statement and any refund by a trackable method, and keep the receipts or estimates behind every deduction.
Rent, late fees and application fees
The fees a Hawaii lease can charge, the statutory ceilings that override the lease, and whether rent increases are regulated statewide.
Late fees
Source-confirmed 2026-10
Late charge (if the rental agreement provides for one) may not exceed 8% of the rent due. No statutory grace period.
“Where the rental agreement provides for a late charge payable to the landlord for rent not paid when due, the late charge shall not exceed eight per cent of the amount of rent due.”
Excerpt from the cited source as read on the date shown.
Reference value in Aptoria's compliance data: “Capped at 8% of monthly rent”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
Any statutory ceiling on the fee for late rent and any mandatory grace period before it can be charged. Where there is no statutory cap, courts still strike fees they find punitive rather than a reasonable estimate of the landlord's cost.
Application fee limit
Source-confirmed 2026-10
No dollar cap. An application screening fee may be charged only to applicants 18+ (or emancipated minors), only to cover the costs of reference checks, tenant reports, criminal background and credit reports; on request the landlord must give a receipt and cost breakdown, and must refund any unused portion within 30 days after submitting screening requests.
“may charge the applicant an application screening fee at the time the application is processed for the dwelling unit ... shall return to the applicant any amount of the application screening fee ... not used for the purposes authorized by this section ... within thirty days after the landlord has submitted screening requests.”
Excerpt from the cited source as read on the date shown.
Reference value in Aptoria's compliance data: “No statewide cap”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
A cap on what an applicant can be charged to apply, sometimes limited to the actual cost of screening and sometimes prohibited outright. Fee receipts and refund rules usually travel with the cap.
Statewide rent regulation
Source-confirmed 2026-10
(d) No statewide statute either way: HRS ch. 521 neither caps rent increases nor preempts county rent control; rent is whatever the parties agree (§ 521-21(a)). The only statewide rule is procedural: 45 consecutive days' written notice before a rent increase on a month-to-month tenancy (15 days if less than month-to-month). Statewide cap bills (e.g., SB 2539 / HB 2105, 2026) have not been enacted.
“When the tenancy is from month to month, the amount of rent for such tenancy shall not be increased by the landlord without written notice given forty-five consecutive days prior to the effective date of the increase.”
Excerpt from the cited source as read on the date shown.
Reference value in Aptoria's compliance data: “No statewide rent regulation (check local ordinances)”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
Whether a statewide law caps annual rent increases or whether rent control exists for covered units. Local ordinances can add limits even where the state has none.
In practice
• State the late fee, the grace period and the application fee in the lease in dollars or a clear percentage; a fee that is not in the lease is rarely enforceable.
• Never charge above the statutory cap even when the lease says more; the excess is unenforceable and can expose the landlord to penalties.
• Keep fee calculations in the ledger so a tenant, a court or an auditor can reproduce them from the rent roll.
Notices, rent increases and termination
How much written notice Hawaii requires before a rent increase, before ending a month-to-month tenancy, and before filing for nonpayment.
Rent-increase notice
Source-confirmed 2026-10
Month-to-month rent may not be increased without written notice given 45 consecutive days before the effective date. No statewide rent cap.
“When the tenancy is from month to month, the amount of rent for such tenancy shall not be increased by the landlord without written notice given forty-five consecutive days prior to the effective date of the increase.”
Excerpt from the cited source as read on the date shown.
Reference value in Aptoria's compliance data: “45 days”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The written notice a landlord must give before a rent increase takes effect on a periodic (month-to-month) tenancy. Fixed-term leases generally cannot be changed mid-term.
Month-to-month termination notice
Source-confirmed 2026-10
Landlord: at least 45 days' written notice (tenant may leave any time in the last 45 days with prorated rent). Tenant: at least 28 days' written notice.
“When the tenancy is month-to-month, the landlord may terminate the rental agreement by notifying the tenant, in writing, at least forty-five days in advance of the anticipated termination.”
Excerpt from the cited source as read on the date shown.
Reference value in Aptoria's compliance data: “45 days”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The notice a landlord must give to end a periodic tenancy without cause. Some jurisdictions require longer notice for long-term tenants or require a stated cause.
Pay-or-quit notice
Source-confirmed 2026-10
Effective Feb 5, 2026 (Act 278, SLH 2025): written notice that the rental agreement terminates not less than 10 calendar days after receipt unless rent is paid; tenant may request pre-filing mediation within the notice period and the landlord must participate. (Before Feb 5, 2026 the period was 5 business days.) Pilot runs through Feb 4, 2028.
“not less than ten calendar days after receipt thereof, the rental agreement will be terminated. ... If the tenant remains in default after the expiration of the time stated in the notice, the landlord may bring a summary proceeding for possession of the dwelling unit”
Excerpt from the cited source as read on the date shown.
Act 278 mediation pilot sunsets Feb 4, 2028 (per DCCA page); re-verify then.
Reference value in Aptoria's compliance data: “5 days”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The notice a tenant must receive for nonpayment before the landlord can file for possession, and the time the tenant has to pay in full and cure. This is the step most often done wrong in an eviction.
In practice
• Serve notices in the form and by the method the statute names, and keep proof of service with the dated notice.
• Count notice periods the way the statute counts them (calendar days, business days, or "before the next rent due date") and build in a margin.
• Treat a notice to a possibly rent-regulated or subsidized unit as a legal check, because longer periods and extra content requirements usually apply.
Landlord entry
When a Hawaii landlord may enter an occupied unit and how much notice the tenant must receive.
Non-emergency entry notice
Source-confirmed 2026-10
At least two days' notice of intent to enter, during reasonable hours, except in an emergency or where impracticable.
“Except in case of emergency or where impracticable to do so, the landlord shall give the tenant at least two days notice of the landlord's intent to enter and shall enter only during reasonable hours.”
Excerpt from the cited source as read on the date shown.
Reference value in Aptoria's compliance data: “48 hours”. Where it differs from the statute above, the statute controls; differences found in review are logged for an engine update.
The advance notice required before a landlord enters an occupied unit for repairs, inspections or showings. Emergencies are the usual exception.
In practice
• Give written notice with the date, a reasonable time window and the purpose, and log the entry afterwards.
• Emergencies are the only common exception; document what made the entry urgent.
• A pattern of unannounced entries is a common basis for tenant complaints and counterclaims.
Payments, fair housing and licensing
Operational rules that sit outside the landlord-tenant act but decide how rent can be collected, who can be screened out, and who may manage for others.
Card surcharges on rent
Allowed within card-network limits
Returned-payment (NSF) fee
No statewide statutory cap on file
Source-of-income protection
No statewide protection on file
Local ordinances can extend protection beyond the statewide rule.
Property-management licensing
License generally required to manage for others
State real estate broker license required for property management for others — confirm with state commission.
Compliance posture values are reference data compiled from public statutes and are not source-confirmed line by line. Confirm with the state agency before relying on them.
Lease disclosures on file
Federal and state disclosures Aptoria's lease workflow surfaces for Hawaii. This is a working checklist from public sources, not a complete legal inventory for a specific property.
• Lead-based paint hazards (pre-1978 housing) — EPA Pamphlet "Protect Your Family from Lead in Your Home"
• Hawaii Residential Landlord-Tenant Code summary
Official sources
Primary sources a Hawaii landlord should bookmark. Each link was fetched and read during the October 2026 review; the binding text is always the current official version.
How much can a landlord charge for a security deposit in Hawaii?
One month's rent, plus an optional separate pet deposit (for non-assistance animals) also capped at one month's rent. (Haw. Rev. Stat. § 521-44(b), confirmed 2026-10).
How long does a Hawaii landlord have to return the security deposit?
Return the deposit (or the balance with written notice of the particulars and grounds for retention) not later than 14 days after termination; missing the deadline forfeits the right to retain any part. Wrongful retention = damages equal to the amount retained; willful wrongful retention = up to three times the deposit. (Haw. Rev. Stat. § 521-44(c), (h), confirmed 2026-10).
What is the maximum late fee in Hawaii?
Late charge (if the rental agreement provides for one) may not exceed 8% of the rent due. No statutory grace period. (Haw. Rev. Stat. § 521-21(f), confirmed 2026-10).
How many days does a Hawaii pay-or-quit notice give the tenant?
Effective Feb 5, 2026 (Act 278, SLH 2025): written notice that the rental agreement terminates not less than 10 calendar days after receipt unless rent is paid; tenant may request pre-filing mediation within the notice period and the landlord must participate. (Before Feb 5, 2026 the period was 5 business days.) Pilot runs through Feb 4, 2028. (Haw. Rev. Stat. § 521-68(a) (as amended by Act 278, 2025), confirmed 2026-10).
How much notice must a Hawaii landlord give before entering?
At least two days' notice of intent to enter, during reasonable hours, except in an emergency or where impracticable. (Haw. Rev. Stat. § 521-53(b), confirmed 2026-10).
How much notice is required to raise rent in Hawaii?
Month-to-month rent may not be increased without written notice given 45 consecutive days before the effective date. No statewide rent cap. (Haw. Rev. Stat. § 521-21(d), confirmed 2026-10).
How much notice is required to end a month-to-month tenancy in Hawaii?
Landlord: at least 45 days' written notice (tenant may leave any time in the last 45 days with prorated rent). Tenant: at least 28 days' written notice. (Haw. Rev. Stat. § 521-71(a)–(b), confirmed 2026-10).
Does Hawaii have statewide rent control?
No statewide rent regulation is on file for Hawaii. Local ordinances can still limit increases, so check the city or county where the unit sits before setting a renewal rent.
Is source of income a protected class in Hawaii?
No statewide source-of-income protection is on file for Hawaii, but cities and counties can adopt it. Check local law before refusing a voucher or benefit income, and apply any screening criteria consistently.
Can a Hawaii landlord add a surcharge for paying rent by card?
Allowed within card-network limits. Where a surcharge is allowed, it must still follow card-network rules and be disclosed before payment.
How this page was verified
Every rule is shown in one of two states. “Source-confirmed” means an editor opened the official statute page named next to the rule on the date shown, read the controlling text, and recorded the excerpt you see; the excerpt is quoted verbatim so you can check it. “Reference value” means Aptoria's compliance engine applies a conservative number for this rule, but nobody has yet tied it to a specific statute section on this page, so it must be checked before you rely on it.
This page meets Aptoria's evidence floor for publication (10 source-confirmed rules and 3 fetched official sources). Statutes change; local ordinances can be stricter; the facts of a tenancy change the result.