Hawaii eviction rules for tenants

Notice for unpaid rent

From February 5, 2026: a 10-calendar-day written notice to pay. The notice is sent to a state-funded mediation center too. If you schedule mediation within 10 days, the landlord cannot file until 20 days after you received the notice (pilot program through February 4, 2028; the 10-day notice period stays after that). A posted notice counts as received the day it is posted; a mailed notice, 2 business days after the postmark.

Notice for a lease violation

Written notice giving at least 10 days to fix the problem (HRS §§ 521-69, 521-72, per OCP Handbook).

Ending a month-to-month tenancy

Landlord: at least 45 days' written notice (120 days if the landlord plans demolition, condo conversion or vacation-rental conversion). Tenant: at least 28 days' written notice. Less than month-to-month: 10 days. HRS § 521-71.

Time to respond to an eviction lawsuit

Not stated in the code or handbook reviewed. Go to the court hearing (return date) on the summons; Hawaii courts handle summary possession at a first hearing.

Lockouts and utility shutoffs

If the landlord removes or locks you out overnight without cause or a court order, you can get back in or end the lease and recover two months' rent (or two months' free occupancy) plus costs and attorney fees (§ 521-63(c)). Cutting off water, hot water, electricity, gas or another essential service to force you out is an unfair and deceptive practice, with minimum damages of 3 times the monthly rent or $1,000, whichever is greater (§ 521-74.5).

Court self-help

The court's eviction self-help page

Law

HRS §§ 521-63, 521-68 (as amended by Act 278, SLH 2025), 521-71, 521-74.5

As long as you keep paying rent, the landlord may not evict you, raise rent or cut services after you complain in good faith to the health department, landlord, building department, Office of Consumer Protection or another agency about code violations, after an agency files a violation notice, or after you request repairs under §§ 521-63 or 521-64. The statute sets no time limit. Exceptions include waste or nuisance, the landlord or family moving in, major renovation, sale, or a termination notice given before your complaint. If you are wrongly forced out, you can recover your damages plus court costs and attorney fees. HRS § 521-74.

Notice of a rent increase

Month-to-month: at least 45 consecutive days' written notice. Less than month-to-month: 15 days. Rent cannot be raised during a fixed-term lease unless the lease allows it. HRS § 521-21(d)-(e).

Rent control

No statewide rent cap or rent control.