Two ways to rent in Hawaii
The same free builder makes both — pick the one that fits and the agreement adapts automatically.
Standard Residential Lease Agreement
A fixed-term lease with set start and end dates (usually one year) — best for a long-term tenant.
Create a fixed-term leaseMonth-to-Month Rental Agreement
A flexible tenancy that renews each month and ends with proper written notice from either party.
Create a month-to-month agreementOverview
Renting out a home in Hawaii? A residential lease agreement is the contract that protects both sides — it sets the rent, the term, the deposit, and the rules the landlord and tenant agree to, and it's your proof of what was agreed if a dispute ever comes up. Hawaii residential tenancies are governed by the Residential Landlord-Tenant Code in Chapter 521 of the Hawaii Revised Statutes.
Hawaiilease rules & requirements
Security deposit
Under Hawaii Revised Statutes section 521-44, a residential security deposit may not exceed one month's rent (a separate pet deposit of up to one month's rent is allowed). The landlord must return it, with a written itemized statement of any deductions, within 14 days after the tenant surrenders the unit.
Late fees
Hawaii caps late fees by statute. Under section 521-21, a late charge for rent not paid when due may not exceed 8% of the amount of rent due. The fee must be stated in the rental agreement to be charged.
Landlord entry & notice
Under section 521-53, a landlord must give the tenant at least two days' (48 hours') notice before entering and may enter only at reasonable hours, except in an emergency or where giving notice is impracticable. The tenant must not unreasonably withhold consent.
Required disclosures
Under section 521-43, the landlord must disclose in writing the name and address of the owner and of any agent authorized to manage the property, and an off-island owner must name an on-island agent. The landlord should also provide the general excise tax number where applicable, plus the federal lead-based-paint disclosure for homes built before 1978.
Ending the lease
A fixed-term lease simply ends on its end date. For a month-to-month tenancy under section 521-71, the tenant must give at least 28 days' written notice, while the landlord must give at least 45 days' written notice.
Does it need notarizing?
No. A Hawaii residential lease doesn't need to be notarized or witnessed — it's binding once the landlord and tenant(s) sign. Each party should keep a signed copy.
This is general information, not legal advice. Confirm the current rules under the Hawaii Residential Landlord-Tenant Code (Hawaii Revised Statutes Chapter 521).
How to write a Hawaii lease agreement
- 1
Choose the lease type — a fixed-term lease (set start and end dates) or a month-to-month tenancy.
- 2
Add the property details and the landlord's and tenant(s)' full legal names and addresses.
- 3
Set the monthly rent, the due date, accepted payment methods, and a late fee of up to 8% of the rent.
- 4
Set the security deposit (up to one month's rent) and when it's returned, plus any pet, parking, smoking, or utility terms.
- 5
Add the required disclosures (owner and agent identity, lead-based paint for pre-1978 homes) and any house rules.
- 6
The landlord and every tenant sign and date the lease — and each keeps a copy.
Ready to create your Hawaii lease agreement?
Fill the form, watch it build live, and download the PDF — free, no signup.
Open the free builderWhat to include
- Landlord & tenant(s) — names and addresses
- Property, lease type & term
- Rent — amount, due date & payment methods
- Security deposit, late & NSF fees
- Pets, parking, smoking & utilities
- Disclosures & signatures
Hawaii lease agreement FAQ
Does a Hawaii residential lease need to be notarized?
No. A residential lease in Hawaii doesn't have to be notarized or witnessed. It's legally binding once the landlord and tenant(s) sign it.
Is there a limit on the security deposit in Hawaii?
Yes. Under section 521-44, a residential security deposit may not exceed one month's rent. A separate pet deposit of up to one month's rent is also allowed.
How long does a Hawaii landlord have to return the deposit?
14 days after the tenant surrenders the unit. The return must include a written itemized statement of any amounts kept for damages or unpaid rent.
How much can a late fee be in Hawaii?
Up to 8% of the rent due. Under section 521-21, that's the statutory maximum, and the late charge must be set out in the rental agreement.
How much notice ends a month-to-month lease in Hawaii?
It depends who is ending it. Under section 521-71, the tenant must give at least 28 days' written notice, while the landlord must give at least 45 days' written notice.
Does the landlord have to give notice before entering in Hawaii?
Yes. Under section 521-53, a Hawaii landlord must give at least two days' (48 hours') notice and may enter only at reasonable hours, except in an emergency.
What must a Hawaii lease disclose?
The name and address of the owner and any managing agent (with an on-island agent named if the owner lives off-island) under section 521-43, the general excise tax number where applicable, and the federal lead-based-paint disclosure for pre-1978 homes.
Is this Hawaii lease agreement really free?
Yes — completely. Fill it in, preview it live, and download the PDF with no signup, no credit card, and no watermark. Unlike sites that charge a fee or push a subscription to download, there's nothing to pay here.