Rental Property Rules in Honolulu, HI: What Residents Actually Need to Know

If you live in Honolulu or are thinking about moving there, rental property rules are one of those things you probably won't think about until they affect you directly. Honolulu has 6 specific rules on the books covering different aspects of rental property rules, and some of them might surprise you.

Rent Control

Hawaii Revised Statutes section 521-12 partially preempts local rent control, leaving Honolulu without authority to cap residential rent increases except on county-administered affordable housing units and Hawaiian Home Lands.

Key details: Statute: HRS Section 521-12. Local cap: Not authorized. Covered units: Affordable, Hawaiian Home Lands. Code: ROH Chapter 28.

Landlords charging above contractual or covenanted rent on regulated affordable units face civil penalties, restitution to tenants, and loss of subsidy eligibility.

The rules around rent control in Honolulu lean permissive, but that does not mean anything goes.

Security Deposit Rules

Under HRS section 521-44, Hawaii landlords may collect a security deposit not exceeding one month's rent and must return the deposit with itemized deductions within 14 days of tenancy termination.

Key details: Statute: HRS Section 521-44. Deposit cap: One month rent. Return window: 14 days. Pet deposit: Up to one extra month.

Withholding a security deposit without itemized notice within 14 days exposes the landlord to liability for the full deposit, plus damages up to triple the wrongfully withheld amount.

Just Cause Eviction

Honolulu has not enacted just-cause eviction protections; the Hawaii Landlord-Tenant Code allows month-to-month terminations with 45 days written notice from the landlord and 28 days from the tenant.

Key details: Local just-cause: None adopted. Landlord notice: 45 days no-cause. Tenant notice: 28 days. Self-help penalty: 2 months rent.

Self-help evictions, lockouts, or utility shut-offs without a court order violate HRS section 521-63 and expose landlords to actual damages plus two months rent in penalties.

If you are coming from a city with tighter rules, you will find Honolulu gives residents more flexibility on just cause eviction.

Rental Registration

Honolulu does not operate a general residential rental registration program; only short-term rentals, condominium conversions, and affordable housing covenanted units must register with city departments.

Key details: Long-term registration: Not required citywide. STR registration: Required via DPP. Affordable units: DCS monitored. State tax registration: GET and TAT mandatory.

Operating an unregistered short-term rental, conversion, or covenanted affordable unit triggers daily fines starting at $1,000 and may freeze property transfers until cured.

If you are coming from a city with tighter rules, you will find Honolulu gives residents more flexibility on rental registration.

Source-of-Income Discrimination

Hawaii Revised Statutes section 515-3 prohibits Honolulu landlords from refusing tenants based on lawful source of income, including Section 8 housing choice vouchers, Social Security, and child support.

Key details: Statute: HRS Chapter 515. Enforcer: Hawaii Civil Rights Commission. No voucher ads: Prohibited. Damages: Actual plus civil penalties.

Refusing housing choice vouchers, advertising no Section 8, or imposing higher screening standards on subsidy recipients violates HRS 515 and triggers HCRC complaints and damages awards.

Section 8 Voucher Acceptance

Honolulu landlords participating in the federal Housing Choice Voucher Program through the City and County housing office must follow HUD habitability standards and meet rent-reasonableness limits before payment begins.

Key details: Administering agency: City and County housing office. Inspection: Biennial HUD HQS. Side payments: Prohibited. Source of income: Protected statewide.

Failing HQS reinspection, charging side payments above contract rent, or evicting voucher tenants without HUD notice can suspend HAP payments and disqualify the unit from the program.

The Bottom Line

Compared to many U.S. cities, Honolulu gives residents more room on rental property rules. 3 of the 6 rules here are rated permissive. But permissive does not mean unregulated. There are still requirements, and the city does enforce them when violations are reported.

Keep in mind that Honolulu can amend these rules at any council meeting. For the most current version of any rule mentioned here, check the specific ordinance page, where we track updates as they happen.