Breaking a Lease in Hawaii

Hawaii Rent Increase Laws — Caps & Notice Rules (2026)

By Oleg Kachko · Updated June 10, 2026

✓ Law Verified June 2026

This guide explains hawaii rent increase laws in plain English — whether there is a cap on how much your landlord can raise your rent, how much notice they must give, which Hawaii cities have local rent control, and what to do if an increase looks illegal. All figures are from Hawaii law, verified as of June 2026.

In This Hawaii Guide:

Advertisement

Hawaii Rent Increase Rules at a Glance

Statewide rent cap NO — Hawaii has no statewide rent cap. Landlords may raise rent by any amount between lease terms, as long as proper written notice is given. Note: As of early 2026, SB 2539 and HB 2105 have been introduced proposing a 3% annual cap, but these bills have not been enacted into law.
Notice required before increase 45 days written notice for month-to-month tenancies (HRS 521-21(e)); 15 days written notice for tenancies less than month-to-month such as week-to-week (HRS 521-21(f)). A landlord may not give a termination notice to evade these notice requirements.
How often rent can be raised Hawaii law does not set a specific frequency limit on rent increases. A landlord may raise rent as often as allowed by the tenancy type, provided they give proper written notice each time (45 days for month-to-month, 15 days for shorter terms). In practice, for month-to-month tenancies the 45-day notice requirement means increases cannot happen more frequently than roughly every 45 days.
During a fixed-term lease NO — a landlord cannot raise rent during a fixed-term lease unless the lease agreement specifically includes a provision allowing mid-lease rent increases. If your lease is silent on increases, the rent stays the same until the lease term ends.

Retaliatory increases: YES — Hawaii prohibits retaliatory rent increases under HRS 521-74. A landlord may not demand a rent increase after a tenant has: (1) complained in good faith to the Department of Health, landlord, building department, Office of Consumer Protection, or any other government agency about conditions violating health laws or the landlord-tenant code, or (2) requested repairs in good faith.

Exceptions allow a rent increase if: the landlord has received a health department certification of compliance; the landlord’s property taxes or operating costs have substantially increased (not less than 4 months before the demand, and the increase does not exceed the prorated net increase); or the landlord has completed a capital improvement.

A tenant who loses possession due to a retaliatory action may recover damages, court costs, and attorney’s fees.

Hawaii Cities With Local Rent Control

NONE currently. No city or county in Hawaii currently enforces a local rent control ordinance. However, Hawaii state law does NOT preempt local rent control — counties are legally permitted to enact their own rent control ordinances under HRS Chapter 521. Maui County enacted a temporary rent freeze during the COVID-19 pandemic, but it has since expired.

Exempt properties: Hawaii has no statewide rent cap, so there is no formal exemption framework. All residential rental properties under HRS Chapter 521 are subject to the same notice requirements. If the proposed 3% cap legislation (SB 2539 / HB 2105) passes, it would include exemptions for certain properties — but this is not yet law.

State preemption: Hawaii does NOT preempt local rent control. State law explicitly allows counties to establish their own rent control ordinances. However, no county has an active rent control ordinance as of 2026.

What to Do If Your Rent Increase Is Illegal

If you believe a rent increase is illegal (insufficient notice, retaliatory, or discriminatory), you may: (1) Contact the Hawaii Office of Consumer Protection (OCP) at 1-844-808-3222 option 3, or visit cca.hawaii.gov/ocp/landlord-tenant-residential-code; (2) File a complaint with OCP, which will investigate possible violations; (3) Contact the Legal Aid Society of Hawaii for free legal assistance; (4) Under Act 278 (effective February 5, 2026), you may request mediation within 10 days of receiving an eviction notice for nonpayment — landlords are required to participate in mediation under this 2-year pilot program; (5) Many tenants can file a claim in District Court — under HRS 521-74, tenants who lost possession due to retaliation may recover damages, court costs, and attorney’s fees; (6) Contact a HUD-approved housing counselor at (800) 569-4287; (7) File a discrimination complaint with the Hawaii Civil Rights Commission if the increase is discriminatory.

📨 Get Free Tenant Rights Guides Alerts

Free · No spam · Unsubscribe anytime

Other Hawaii rent rules: (1) Late fees are capped at 8% of the rent due under HRS 521-21(g). (2) Act 278 (effective February 5, 2026) establishes a 2-year pilot mediation program — tenants facing eviction for nonpayment of rent may request mediation within 10 days of the eviction notice, and landlords must participate.

(3) Hawaii landlord-tenant disputes are primarily handled by the Department of Commerce and Consumer Affairs (DCCA) Office of Consumer Protection, not the Attorney General’s office.

(4) Tenant complaints and information are available through the Hawaii Residential Landlord-Tenant Information Center at cca.hawaii.gov/landlord-tenant-information-center. (5) The retaliatory protection under HRS 521-74 has specific exceptions allowing increases tied to documented property tax increases, operating cost increases (at least 4 months prior), or completed capital improvements.

You May Also Like

Official Hawaii Sources & Resources

Understanding Hawaii Rent Increase Laws

Whether a Hawaii rent increase is legal depends on the cap (if any), the notice given, and whether the increase is retaliatory. Hawaii rent increase laws protect tenants from surprise hikes by requiring a minimum notice period before any increase takes effect.

If you believe a Hawaii rent increase violates these rules, document the notice you received, check the math against the cap, and contact your local housing authority or legal-aid office.

Knowing the Hawaii rent increase rules before your lease renews puts you in a much stronger position.

This Hawaii rent increase guide was last verified against official sources in June 2026. Rent caps change — verify with your state or a local legal-aid office.

More Hawaii Tenant Rights Guides

Disclaimer: This guide is informational only and is not legal advice. Landlord-tenant laws change and vary by city and county within a state. Verify current rules with your state, your local court, or a free legal-aid office before acting. If you are facing eviction, contact a local tenant attorney or legal-aid organization right away.

Renting? Protect your belongings — compare renters insurance at Home Insure Guide. Divorce involving a lease? See Divorce Help Guide. Unsafe housing / toxic mold injury? Some cases qualify — see Mass Tort Info.