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Hawaii residential lease agreement

Answer the questions, download the lease. Free, no account, and it holds your figures to what Hawaii allows.

What Hawaii law does to your lease

These are the figures the builder holds you to. Each one is the statute's, not ours, and the citation is there so you can read it yourself.

RuleHawaiiWhere it says so
Most a landlord may take as a deposit1 month's rentOne month, plus a separately agreed pet deposit of up to another month where the tenant actually keeps a pet, and nothing for an assistance animal a disabled tenant needs. Beyond first month's rent and that deposit the landlord may take no money at all at the start of the tenancy.HRS 521-44(b)
Earliest a late fee may be chargednot sourced yet-
Most a late fee may benot sourced yet-
Notice before the landlord may enter48 hoursTwo days' notice, and only during reasonable hours.HRS 521-53(b)
Notice to end a month-to-month tenancy45 days from the landlord, 28 from the tenantA tenant given the landlord's 45 days may leave any time inside them, saying when and paying prorated rent to that day.HRS 521-71(a), (b)

What Hawaii makes you disclose

Who manages and who owns
At or before the start of the tenancy the landlord must disclose in writing the name and address of each person authorized to manage the premises and each owner or person authorized to act for the owner in receiving service of process, rents, notices and demands, and keep it current. In a multi-unit building the same information is posted conspicuously. HRS 521-43(a), (g)
General excise tax number
The landlord must give every tenant their general excise tax number so the tenant can claim the low-income tax credit. HRS 521-43(h)

The clause most landlords get wrong

Rent stated as a base figure with mandatory fees bolted on beside it. If a fee is not optional, it is rent, and several states now say so outright: the lease has to carry one total figure that the landlord may not charge above. The builder asks for the total and then asks how much of it is fees, which is the same information in the order the law wants it.

The second is the assistance animal. A no-pets clause that does not carve one out is a fair-housing problem, not a pet problem, and no pet rent or pet deposit may be charged for one. Your lease says so whether or not you allow pets.

After it is signed

Download the PDF and it is yours, account or not. If you want the tenant to sign it without printing anything, a free Kouzr account sends it for signature, files the executed copy against the tenancy, and keeps it beside the listing, the rent record and the deposit accounting, so the paperwork for that home is in one place when the tenancy ends.

Is this Hawaii lease legally binding?

A written lease signed by the landlord and every adult tenant is a contract, and this one is built to say what Hawaii requires a residential lease to say. What it is not is legal advice, and no lawyer has reviewed it. It is a form you complete yourself, the same category as the fill-in-the-blank lease sold in an office supply shop, and it is worth having a lawyer in your state read it before you rely on it, especially on a property you will hold for years.

How much can a landlord charge as a security deposit in Hawaii?

Hawaii caps every deposit taken together at 1 month's rent (HRS 521-44(b)). That is the total of the security deposit, any pet deposit, and any last month's rent held as a deposit, not each of them separately. The builder holds your figure to that ceiling and tells you when it has. One month, plus a separately agreed pet deposit of up to another month where the tenant actually keeps a pet, and nothing for an assistance animal a disabled tenant needs. Beyond first month's rent and that deposit the landlord may take no money at all at the start of the tenancy.

Can a landlord charge a late fee in Hawaii?

We have not sourced a late fee rule for Hawaii. Several states set a grace period, a percentage ceiling, or both, and a fee a court finds punitive rather than compensatory is unenforceable in every state. Keep it to a reasonable estimate of what a late payment actually costs you.

How much notice does a landlord have to give before entering in Hawaii?

48 hours for anything that is not an emergency, at a reasonable hour (HRS 521-53(b)). A lease cannot shorten it, so the builder raises your figure if you enter a smaller one. Genuine emergencies need no notice anywhere. Two days' notice, and only during reasonable hours.

How much notice ends a month-to-month tenancy in Hawaii?

45 days of written notice from the landlord and 28 from the tenant (HRS 521-71(a), (b)). The builder writes that figure into the term clause. A lease may agree on longer notice than the statute; one that gives less is unenforceable to that extent, and the statutory period governs instead. A tenant given the landlord's 45 days may leave any time inside them, saying when and paying prorated rent to that day.

Do I have to include a lead-based paint disclosure?

Only if the home was built before 1978, and then yes, everywhere in the country. Federal law requires the landlord to disclose known lead-based paint, hand over any report they have, and give the tenant the EPA pamphlet before the tenant is committed to the lease (42 U.S.C. 4852d). Enter the year built and the builder attaches it for you.

Can I have the tenant sign it online?

Yes. Download the PDF and sign it however you like, or make a free Kouzr account and send it to the tenant for signature from here: they get a link, sign on a phone, and the executed copy files itself against the tenancy alongside rent and the deposit record. The PDF is free either way and does not require an account.

Kouzr is not a law firm and this is not legal advice. The builder produces a form you complete yourself, and no lawyer has reviewed the document it assembles. Have one admitted in Hawaii read it before you rely on it.