What do Hawaii landlord tenant laws say about repairs, entry and deposits?

Hawaii landlord tenant days and limits, with sources

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What repairs is a landlord responsible for in Hawaii?

Section 521-42(a) (read 29 October 2026) lists the landlord's duties at all times during the tenancy, among them to make all repairs and arrangements necessary to put and keep the premises in a habitable condition: “(a) The landlord shall at all times during the tenancy: (1) Comply with all applicable building and housing laws materially affecting health and safety; (2) Keep common areas of a multi-dwelling unit premises in a clean and safe condition; (3) Make all repairs and arrangements necessary to put and keep the premises in a habitable condition;” (Hawaii Revised Statutes HRS 521-42)

Under 521-42(a)(4) the landlord shall maintain all electrical, plumbing, and other facilities and appliances supplied by the landlord in good working order and condition, subject to reasonable wear and tear.

Section 521-42(b) lets the landlord and tenant agree that the tenant is to perform specified repairs, maintenance tasks, and minor remodeling only if the agreement is entered into in good faith and not for the purpose of evading the obligations of the landlord, the work is not necessary to cure noncompliance by the landlord with the first item of 521-42(a), on building and housing laws, and the agreement does not diminish the obligations of the landlord to other tenants.

When a habitability repair comes up, like a broken water heater or a plumbing leak in a Hawaii rental, a manager can post the job on InstaBids and compare written bids side by side.

How long does a landlord have to make repairs in Hawaii?

Section 521-64(c) (read 30 October 2026) starts the clock at the tenant's written notification: “(c) The landlord, upon written notification by the tenant of any defective condition on the premises that is in material noncompliance with section 521-42(a) or with the rental agreement, shall commence repairs of the condition within twelve business days of the notification with a good faith requirement that the repairs be completed as soon as possible; provided that if the landlord is unable to commence repairs within twelve business days for reasons beyond the landlord's control, the landlord shall inform the tenant of the reason for the delay and set a reasonable tentative date on which repairs will commence.” (Hawaii Revised Statutes HRS 521-64)

For repairs, except those required due to misuse by the tenant, to electrical, plumbing, or other facilities, including major appliances provided by the landlord, necessary to provide sanitary and habitable living conditions, the landlord shall commence repairs within three business days of receiving oral or written notification (521-64(c)).

When the department of health or another state or county agency gives the landlord written notification of a health or safety violation, 521-64(a) says the landlord shall commence repairs of the condition within seven calendar days; a landlord unable to commence within that window for reasons beyond the landlord's control shall inform the tenant of the reason for the delay and set a reasonable tentative date on which repairs will commence.

Where a tenant repairs under 521-64, total correction and repair work costs chargeable to the landlord's expense during each six-month period shall not exceed an amount equal to three months' rent (521-64(e)).

Once a tenant reports a plumbing or electrical problem, a manager can describe the repair once on InstaBids, add photos and get written bids from contractors.

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

Section 521-53(b), read 30 October 2026: “Except in case of emergency or where impracticable to do so, the landlord shall give the tenant at least two days notice of the landlord's intent to enter and shall enter only during reasonable hours.” (Hawaii Revised Statutes HRS 521-53)

Beyond the at least two days notice and the emergency case in 521-53(b), 521-53(c) says the landlord shall have no other right of entry, except by court order, unless the tenant appears to have abandoned the premises, or as permitted by section 521-70(b).

Before arranging entry for a repair in an occupied unit, a manager can post the job with photos on InstaBids and get written bids on the same scope.

How long does a landlord have to return a security deposit in Hawaii?

Section 521-44(c) (read 30 October 2026) sets the return date: “The security deposit, or the portion of the security deposit remaining after the landlord has claimed and retained amounts authorized under this section, if any, shall be returned to the tenant not later than fourteen days after the termination of the rental agreement.” (Hawaii Revised Statutes HRS 521-44)

A landlord who proposes to retain any amount shall so notify the tenant in writing, unless the tenant had wrongfully quit the dwelling unit, with the particulars of and grounds for the retention, including written evidence of the costs such as estimates or invoices; if the landlord does not furnish that written notice within fourteen days after the termination of the rental agreement, the landlord shall not be entitled to retain the security deposit or any part of it (521-44(c)).

Under 521-44(b) the landlord may require a security deposit in an amount not in excess of a sum equal to one month's rent, plus an agreed amount for a pet animal allowed to reside in the premises, itself not in excess of one month's rent and not required for an assistance animal that is a reasonable accommodation for a tenant with a disability.

For move-out cleaning and repairs before a security deposit is returned, a manager can post the job on InstaBids and get written bids to keep with the move-out file.

When can a tenant end a lease over repairs in Hawaii?

Section 521-63(a) (read 30 October 2026), under which the tenant may not terminate the rental agreement for a condition caused by the want of due care by the tenant: “(a) If any condition within the premises deprives the tenant of a substantial part of the benefit and enjoyment of the tenant's bargain under the rental agreement, the tenant may notify the landlord in writing of the situation and, if the landlord does not remedy the situation within one week, terminate the rental agreement.” (Hawaii Revised Statutes HRS 521-63)

For a condition that deprives the tenant of a substantial part of the benefit and enjoyment, 521-63(a) says the written notice need not be given when the condition renders the dwelling unit uninhabitable or poses an imminent threat to the health or safety of any occupant, and the tenant may not terminate the rental agreement for a condition caused by the want of due care by the tenant, a member of the tenant's family, or other person on the premises with the tenant's consent.

When a reported condition could make a unit uninhabitable, such as a roof leak or no hot water, a manager can post the repair on InstaBids and get written bids.

Who does Hawaii landlord tenant law cover?

Under 521-7 (read 30 October 2026), unless created solely to avoid the application of this chapter, chapter 521 shall not apply to thirteen listed arrangements, among them residence at an institution where residence is merely incidental to detention or the provision of medical, geriatric, educational, religious, or similar services, transient occupancy on a day-to-day basis in a hotel or motel, a lease of improved residential land for a term of fifteen years or more, and residence or occupancy in a structure or on a property directly controlled, owned, or managed by the Hawaii public housing authority.

Unless created solely to avoid the chapter, section 521-7 also excludes occupancy by an employee of the owner or landlord whose right to occupancy is conditional upon that employment, and residence in a structure directly controlled and managed by the University of Hawaii or any other university or college in the State for housing its own students or faculty.

For a residential rental the landlord tenant code covers, a manager can post routine upkeep such as interior painting or appliance replacement on InstaBids for written bids.

Hawaii HRS chapter 521 rules a property manager works to

What to put in a written repair scope for a Hawaii rental

• The date of the tenant's written notification under 521-64(c) and the twelve business days the landlord has to commence repairs of the defective condition.
• For an electrical, plumbing or other facility repair necessary to provide sanitary and habitable living conditions, and not required due to misuse by the tenant: the date of the oral or written notification and the three business days the landlord has to commence repairs (521-64(c)).
• The date of any written notification by the department of health or another state or county agency of a health or safety violation, and the seven calendar days to commence repairs (521-64(a)).
• The entry window: at least two days notice of the landlord's intent to enter, during reasonable hours, except in case of emergency or where impracticable (521-53(b)).
• Estimates or invoices for material and services, or receipts for cleaning supplies, kept as the written evidence a 521-44(c) written notice of retention carries.

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Calling contractors one by one, or one written scope?

Calling contractors one by one gets each one's own idea of the repair. With one written scope, you describe it once, contractors bid in writing on that scope, and you choose who gets your number.

Property managers can post a rental job on InstaBids today.

How InstaBids works

Related answers on other pages

• Who pays for a repair, the landlord or the tenant, is answered on its own page. Who pays for repairs in a rental?

Sources

• Hawaii Revised Statutes HRS 521-64, read 2026-10-30: www.capitol.hawaii.gov
• Hawaii Revised Statutes HRS 521-44, read 2026-10-30: www.capitol.hawaii.gov
• Hawaii Revised Statutes HRS 521-63, read 2026-10-30: www.capitol.hawaii.gov
• Hawaii Revised Statutes HRS 521-53, read 2026-10-30: www.capitol.hawaii.gov
• Hawaii Revised Statutes HRS 521-42, read 2026-10-29: www.capitol.hawaii.gov
• Hawaii Revised Statutes HRS 521-7, read 2026-10-30: www.capitol.hawaii.gov