Hawaii Just Cause Eviction Law: Statewide Rental Property Rules Rules (2026)

Key Facts

Statute: HRS Chapter 521
Nonpayment Notice: 5 days
Month-to-Month Notice: 45 days landlord
Self-Help: Prohibited

Full Breakdown

HRS Chapter 521, Hawaii's Residential Landlord-Tenant Code, applies to nearly all residential rentals statewide. It specifies permitted reasons for termination, including nonpayment of rent (5-day notice), material breach of lease (10-day cure notice), and end of fixed term. For month-to-month tenancies, landlords must provide 45 days' written notice and tenants 28 days. Self-help eviction is prohibited. Eviction cases must proceed through district court summary possession. The Code preempts conflicting county rules on residential eviction process, although counties may add tenant protections that do not conflict with state procedures.

Violations & Penalties

Self-help eviction or lockout exposes landlord to civil damages, return of possession, two months rent or three times damages, plus attorney fees under HRS 521-63.

Frequently Asked Questions

Can a Hawaii landlord evict without cause at lease end?

For fixed-term leases, yes, at expiration. For month-to-month tenancies, the landlord must give 45 days' written notice but does not need to state cause under HRS 521-71.

Can my county require just-cause eviction protections?

Counties may enact additional tenant protections, but cannot displace the state procedural framework. Currently no Hawaii county has enacted just-cause eviction beyond the state Code.

Hawaii Statewide Landlord-Tenant Code Eviction

Key Facts

Full Breakdown

Violations & Penalties

Frequently Asked Questions

Sources

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