Last updated: April 2026
Honolulu renters are protected by Hawaii's comprehensive Landlord-Tenant Code (HRS Chapter 521), which sets clear rules on security deposits, habitability, eviction notice, and retaliation — even without a local rent control ordinance.
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Honolulu is Hawaii's largest city and the economic and cultural hub of the Pacific, with a renter population that makes up roughly 45% of all households on Oahu. High housing costs and a competitive rental market mean that understanding tenant rights is especially important for the city's approximately 150,000 renter households. The most common questions Honolulu renters ask involve rent increases, security deposit returns, and what to do when a landlord refuses to make repairs.
Hawaii's Landlord-Tenant Code (HRS Chapter 521) is the primary source of tenant protections for Honolulu renters. The code covers everything from the implied warranty of habitability and security deposit limits to eviction procedures and anti-retaliation protections. While Honolulu does not have its own rent control ordinance, the state code provides a structured framework that landlords must follow. Renters in subsidized or income-restricted housing may have additional protections under federal and state program rules.
This page summarizes the tenant rights laws most relevant to Honolulu renters as of April 2026. It is provided for informational purposes only and does not constitute legal advice. Laws can change, and individual circumstances vary — consult a qualified attorney or legal aid organization for guidance on your specific situation.
Honolulu does not have an active rent control ordinance. While Hawaii state law (HRS § 521-74) explicitly authorizes counties to enact rent control ordinances and sets a state-level framework for how such ordinances must operate, the City and County of Honolulu has not adopted one. This means landlords in Honolulu are free to set rents at market rate and may raise rent by any amount, with proper notice, at the end of a lease term or rental period.
In practice, this means there is no cap on how much a Honolulu landlord can increase rent between tenancies or upon lease renewal for private market units. A landlord must give a tenant at least 45 days written notice before increasing rent on a month-to-month tenancy (HRS § 521-21(d)), but there is no limit on the size of that increase. Rent increases during a fixed-term lease are only permissible if the lease itself expressly allows for them.
Tenants in federally subsidized housing — such as Section 8 Housing Choice Voucher units or public housing administered by the Honolulu Housing Authority — are subject to separate federal regulations that effectively limit rent increases to those approved by the U.S. Department of Housing and Urban Development (HUD). If you live in subsidized housing, contact the Honolulu Housing Authority or Legal Aid Society of Hawaii for guidance specific to your program.
Hawaii's Landlord-Tenant Code (HRS Chapter 521) provides Honolulu renters with a comprehensive set of rights that landlords are legally required to respect.
Implied Warranty of Habitability (HRS § 521-42): Every landlord in Hawaii must maintain the rental unit in a fit and habitable condition throughout the tenancy. This includes keeping the structure weathertight and in good repair, ensuring working plumbing, heat, hot water, and electrical systems, and maintaining common areas in a safe condition. Failure to meet these standards gives tenants the right to pursue remedies including rent withholding or lease termination (HRS § 521-62 and § 521-63).
Repair and Deduct / Rent Withholding (HRS § 521-62 & § 521-63): If a landlord fails to make a repair that materially affects habitability after reasonable notice, a tenant may withhold rent or arrange for repairs and deduct the cost from rent, subject to procedural requirements under the code. Tenants must give written notice and allow a reasonable time for the landlord to cure the defect before exercising these remedies.
Security Deposit Cap and Return (HRS § 521-44): Security deposits are capped at one month's rent. The landlord must return the deposit — along with an itemized written statement of any deductions — within 14 days of the tenant vacating the premises. Wrongful withholding entitles the tenant to three times the amount wrongfully withheld as damages.
Notice to Terminate Tenancy (HRS § 521-71): For month-to-month tenancies, either party must give at least 28 days written notice before terminating. For tenancies of longer duration, 45 days notice is required. Fixed-term leases end automatically on the lease end date unless renewed.
Notice Before Rent Increase (HRS § 521-21(d)): A landlord must provide at least 45 days written notice before increasing rent on a month-to-month tenancy. No notice requirement prevents the size of the increase in private market units.
Anti-Retaliation Protection (HRS § 521-74.5): A landlord may not retaliate against a tenant for complaining to a government agency about housing code violations, organizing with other tenants, or exercising any right under the Landlord-Tenant Code. Retaliatory acts — including rent increases, service reductions, or eviction threats — within 90 days of protected activity are presumed retaliatory under the statute.
Prohibition on Self-Help Eviction (HRS § 521-63(c) & § 521-74): Landlords may not lock a tenant out, remove their belongings, or shut off utilities to force them out. These self-help eviction tactics are illegal. A landlord must obtain a court order through the formal eviction process to remove a tenant.
Landlord Entry (HRS § 521-53): Landlords must give at least two days advance written notice before entering a rental unit for non-emergency purposes, and entry must occur at reasonable times. Tenants may deny entry if proper notice is not given.
The City and County of Honolulu does not currently have local tenant protection ordinances beyond what Hawaii state law provides under HRS Chapter 521. There is no local rent control ordinance, no local just cause eviction ordinance, and no local security deposit ordinance that imposes different standards than state law.
Tenants living in public housing or housing assisted by the Honolulu Housing Authority are subject to federal public housing regulations and the terms of their Housing Assistance Payment (HAP) contracts, which include protections such as grievance procedures and restrictions on eviction. These protections are governed by federal HUD regulations (24 C.F.R. Parts 5, 247, 880, and 982) rather than city ordinance. Tenants in these programs should contact the Honolulu Housing Authority directly for information about their specific rights.
Renters are encouraged to monitor the Honolulu City Council (honolulu.gov) for any newly enacted local tenant protections, as housing legislation is periodically introduced and laws can change.
Hawaii law places strict limits on security deposits and imposes real financial penalties on landlords who fail to comply. The governing statute is HRS § 521-44.
Cap on Security Deposit Amount: A landlord in Honolulu may charge no more than one month's rent as a security deposit, regardless of whether the unit is furnished or unfurnished. A landlord may not charge a security deposit greater than this statutory cap.
Return Deadline: After a tenant vacates the unit, the landlord has 14 days to return the security deposit. Along with the return, the landlord must provide a written, itemized statement of any deductions made from the deposit. Permissible deductions include unpaid rent and damage beyond normal wear and tear. Deductions for ordinary wear and tear — such as minor scuffs on walls or carpet wear from normal use — are not permitted.
Penalty for Wrongful Withholding: If a landlord fails to return the deposit within 14 days, fails to provide an itemized statement, or makes improper deductions, the tenant is entitled to sue for three times the amount wrongfully withheld as damages, plus reasonable attorney's fees and court costs (HRS § 521-44(b)). This is a significant financial penalty designed to deter landlord noncompliance.
Practical Tips: To protect your deposit, document the condition of the unit with photos and a written move-in checklist at the start of your tenancy, and repeat this process at move-out. Provide your landlord with a written forwarding address so there is no dispute about where the deposit was to be sent.
Hawaii law requires landlords to follow a specific legal process to evict a tenant. Self-help eviction — including lockouts, removing a tenant's belongings, or shutting off utilities — is illegal under HRS § 521-63(c) and may expose the landlord to damages and civil liability.
Step 1 — Written Notice: Before filing for eviction, the landlord must serve the tenant with the appropriate written notice. The required notice period depends on the reason for eviction:
Step 2 — Filing in District Court: If the tenant does not pay, cure the violation, or vacate by the end of the notice period, the landlord may file a summary possession (eviction) action in the Hawaii District Court for Honolulu (First Circuit). The court will set a hearing date, and the tenant will be served with a summons.
Step 3 — Court Hearing: Both the landlord and tenant may present their case before a district court judge. Tenants have the right to raise defenses, including that the eviction is retaliatory (HRS § 521-74.5), that the landlord failed to maintain habitable conditions (HRS § 521-62), or that proper notice was not given. If the court rules in the landlord's favor, it will issue a judgment for possession.
Step 4 — Writ of Possession: After a judgment for possession is entered, the landlord may request a Writ of Possession. The Writ authorizes the sheriff or a court officer to physically remove the tenant if they have not vacated. The landlord cannot remove the tenant themselves — only a court officer may enforce the Writ.
Just Cause Eviction: Hawaii does not have a general just cause eviction requirement for private market rentals. However, tenants in federally subsidized housing (such as Section 8 or public housing) cannot be evicted without good cause as required by federal regulations (24 C.F.R. § 247.3 and § 982.310). Tenants in income-restricted affordable housing developments may also have additional contractual or regulatory protections in their lease or program documents.
Illegal Lockouts and Utility Shutoffs: If your landlord locks you out, removes your belongings, or shuts off your utilities to force you out without a court order, this is illegal under Hawaii law. You may seek emergency relief from the district court and may be entitled to damages. Contact Legal Aid Society of Hawaii immediately if this occurs.
No. Honolulu does not have an active rent control ordinance. While Hawaii state law (HRS § 521-74) permits counties to adopt rent control measures, the City and County of Honolulu has not enacted one. Landlords in the private market may raise rent by any amount with at least 45 days written notice (HRS § 521-21(d)) at the end of a lease term or rental period.
There is no limit on how much a landlord can raise rent in Honolulu for private market units, since there is no local rent control ordinance. For month-to-month tenants, the landlord must give at least 45 days written notice before any rent increase takes effect (HRS § 521-21(d)). During a fixed-term lease, the rent can only be raised if the lease itself contains a provision allowing for increases.
Your landlord must return your security deposit within 14 days after you vacate the unit, along with a written itemized statement of any deductions (HRS § 521-44). If your landlord fails to return the deposit on time, makes improper deductions, or does not provide the required itemization, you are entitled to three times the amount wrongfully withheld, plus attorney's fees and court costs.
The required notice depends on the reason for eviction. For nonpayment of rent, the landlord must give 5 days written notice to pay or vacate (HRS § 521-68). For a month-to-month tenancy terminated without cause, the landlord must give 28 days written notice, or 45 days for longer-term tenants (HRS § 521-71). The landlord must then file in District Court if you do not leave — they cannot remove you without a court order.
No. Lockouts, utility shutoffs, and removal of a tenant's belongings to force a move-out are illegal self-help eviction tactics under Hawaii law (HRS § 521-63(c)). Your landlord must obtain a court judgment and a Writ of Possession enforced by a court officer to legally remove you. If your landlord tries to lock you out or shut off utilities, contact Legal Aid Society of Hawaii immediately and seek emergency relief from the District Court.
Hawaii law imposes an implied warranty of habitability on all landlords (HRS § 521-42), requiring them to maintain the unit in a fit and habitable condition. If your landlord fails to make a necessary repair after written notice, you may have the right to withhold rent or arrange for the repair and deduct the cost from rent under HRS § 521-62 and § 521-63, following strict procedural requirements. You may also file a complaint with the Hawaii Office of Consumer Protection or consult Legal Aid Society of Hawaii about your remedies.
The information on this page is provided for general informational purposes only and does not constitute legal advice. Tenant rights laws in Honolulu and Hawaii can change, and the application of any law depends on the specific facts of your situation. Nothing on this page creates an attorney-client relationship. Renters with specific legal questions or problems should consult a licensed Hawaii attorney or contact the Legal Aid Society of Hawaii for free or low-cost legal assistance. RentCheckMe makes every effort to keep this information current as of the last updated date shown, but we cannot guarantee accuracy after that date.
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