Hawaii Rent Increase & Notice Rules: How Much Warning a Landlord Must Give

In Hawaii, a landlord who wants to raise the rent on a month-to-month tenancy generally must give the tenant at least 45 days' written notice before the increase takes effect. That same 45-day rule is the key number to remember, and it comes from Hawaii's Residential Landlord-Tenant Code (commonly cited as HRS Chapter 521). Hawaii has no statewide rent control or rent stabilization, so there is no dollar cap or percentage limit on how much a landlord can raise rent once proper notice is given. Disputes that end up in court, including evictions (called "summary possession"), are heard in the District Court of the circuit where the property sits.

Raising rent on a month-to-month tenancy

For a periodic (month-to-month) rental in Hawaii, rent is generally fixed during each rental period, and a landlord cannot raise it mid-period. To change the rent, the landlord must deliver written notice ahead of time:

• The standard notice period is 45 days before the new rent starts.
• The notice should be in writing and clearly state the new amount and the date it begins.
• There is no legal ceiling on the increase amount under state law, because Hawaii does not have rent control.
• A tenant who does not agree to the new rent can usually choose to give notice and move out instead.

Because timing details and delivery methods matter, it is wise to confirm the current section of Hawaii's landlord-tenant statute or check with a Hawaii tenant or landlord attorney before relying on a specific date.

Fixed-term leases: rent usually can't change mid-lease

If you signed a lease for a set term (for example, one year), the rent stated in that lease is locked in for the whole term. A landlord generally cannot raise rent in the middle of a fixed-term lease unless the lease itself contains a written clause allowing an adjustment. A new rent figure typically only kicks in when the lease renews or rolls over to month-to-month, and even then advance written notice applies.

Ending a month-to-month tenancy

Hawaii sets different notice periods depending on who is ending the tenancy:

• Landlord ending the tenancy: generally 45 days' written notice to the tenant.
• Tenant moving out: generally 28 days' written notice to the landlord.

These notices end the tenancy on a schedule; they are not the same as an eviction. If a tenant stays past a proper notice, the landlord must go through the court summary-possession process rather than locking the tenant out or shutting off utilities, which are not allowed. Notice rules for nonpayment of rent or for lease violations follow their own separate timelines under the Code.

Rent control and local exceptions

As of now, Hawaii has no statewide rent control, and the counties (Honolulu, Hawaii, Maui, and Kauai) operate largely under the state Code. Rules can shift, and counties sometimes adopt their own housing ordinances, emergency measures after disasters, or programs tied to subsidized or affordable housing that change what a landlord can do. Tenants in public, Section 8, or other assisted housing may have extra protections and different notice rules. Always confirm whether a county ordinance or a special program applies to your unit.

When to get help

Many rent-increase and move-out questions can be handled by carefully reading your lease and the notice you received. But it is worth talking to a lawyer or a Hawaii legal aid organization if you face a sudden large increase you suspect is retaliation, an eviction notice, a dispute over your security deposit, or a landlord who is ignoring the notice rules. A short consultation can clarify your deadlines before you miss one.

This article is general legal information, not legal advice. Landlord-tenant law changes and can have city or county exceptions, so confirm the current Hawaii rules or consult a Hawaii attorney about your specific situation.