Hawaii Eviction Laws
Hawaii rules on eviction for renters and landlords, with the statute or official page behind each answer. Last verified: 2026-10-22.
Short answer: From Feb. 5, 2026: written notice of at least 10 calendar days to pay, on a form with required contents, with a copy provided to a state-funded mediation center. HRS § 521-68 (as amended by Act 278, SLH 2025)
The rules in Hawaii
| Notice for unpaid rent | From Feb. 5, 2026: written notice of at least 10 calendar days to pay, on a form with required contents, with a copy provided to a state-funded mediation center. If the tenant schedules mediation within the 10 days, the landlord may not file until 20 calendar days after the tenant received the notice (unless the tenant skips or cancels mediation), and the landlord must participate. Mediation pilot runs Feb. 5, 2026 - Feb. 4, 2028 (repeal and reenactment then), but the 10-calendar-day notice period in subsection (a) is exempt from the sunset. Previously 5 business days. Posted notice is received on posting; mailed notice is deemed received 2 business days after postmark. |
|---|---|
| Notice for lease violations | Written notice giving at least 10 days to remedy a material noncompliance with tenant obligations (§ 521-51) or a breach of a building rule (§ 521-72). No cure period if the breach causes or threatens irremediable damage to a person or property. For rule violations, landlord must file within 30 days after the continued or recurring breach (§ 521-72(b)). Source: HRS §§ 521-69(a), 521-72(a) |
| Lockouts & utility shutoffs | Lockout: if the landlord removes or excludes the tenant overnight without cause or court order, the tenant may recover possession or terminate and recover 2 months' rent (or 2 months' free occupancy) plus costs and attorney's fees. Utility shutoff: landlord may not wilfully interrupt water, hot water, electric, gas, or other essential service to regain possession; it is an unfair and deceptive practice with minimum damages of the greater of 3 times the monthly rent or $1,000. § 521-74.5 text at https://www.capitol.hawaii.gov/hrscurrent/Vol12_Ch0501-0588/HRS0521/HRS_0521-0074_0005.htm Source: HRS §§ 521-63(c), 521-74.5 |
How an eviction case works in Hawaii
Eviction cases are heard in: District Court of the circuit where the premises are located.
- Notice: 10-calendar-day pay-or-terminate notice with mediation-center copy (nonpayment); 10-day cure notice (lease or rule violations); 45-day notice (month-to-month)
- Optional pre-filing mediation in nonpayment cases (Act 278 pilot, Feb. 5, 2026 - Feb. 4, 2028); filing not before day 20 if mediation scheduled
- Landlord files summary possession complaint (nonpayment complaints must show the notice was sent to the mediation center)
- Summons returnable at a hearing date set under court rules; tenant appears at the return hearing
- Judgment for possession; in nonpayment cases the writ is stayed if the tenant pays rent, 8% interest, costs, and landlord's attorney's fees before the writ issues
- Writ of possession executed by the sheriff, police officer, or authorized civil process server
Landlords: how to evict a tenant in Hawaii — steps, costs, timeline and forms.
Eviction court and fees by county
Free calculators
- Notice Deadline Calculator — Enter the date a notice was delivered and see the date it runs out under your state's law.
Templates
Related questions
- Can a landlord evict you without going to court, change the locks or shut off utilities?
- How long does an eviction take?
- How much notice does a landlord have to give before an eviction?
Hawaii vs. neighboring states
| State | Notice for unpaid rent | Notice for lease violations | Lockouts & utility shutoffs |
|---|---|---|---|
| Hawaii | From Feb. 5, 2026: written notice of at least 10 calendar days to pay, on a form with required contents, with a copy provided to a state-funded mediation center. If the tenant schedules mediation within the 10 days, the landlord may not file until 20 calendar days after the tenant received the notice (unless the tenant skips or cancels mediation), and the landlord must participate. HRS § 521-68 (as amended by Act 278, SLH 2025) | Written notice giving at least 10 days to remedy a material noncompliance with tenant obligations (§ 521-51) or a breach of a building rule (§ 521-72). No cure period if the breach causes or threatens irremediable damage to a person or property. HRS §§ 521-69(a), 521-72(a) | Lockout: if the landlord removes or excludes the tenant overnight without cause or court order, the tenant may recover possession or terminate and recover 2 months' rent (or 2 months' free occupancy) plus costs and attorney's fees. Utility shutoff: landlord may not wilfully interrupt water, hot water, electric, gas, or other essential service to regain possession; it is an unfair and deceptive practice with minimum damages of the greater of 3 times the monthly rent or $1,000. HRS §§ 521-63(c), 521-74.5 |
| California | 3-day notice to pay rent or quit, excluding Saturdays, Sundays, and judicial holidays. The notice must state the amount due, the name, phone number, and address of the person to pay, and the payment method. It may be served any time within one year after the rent becomes due. Cal. Civ. Proc. Code § 1161(2) | 3-day notice to perform the lease covenant or quit, where the breach can be cured. Weekends and court holidays do not count. For a serious violation that cannot be cured (such as nuisance, waste, or illegal use), a 3-day notice to quit, counting every day. Where just cause applies (§ 1946.2), the landlord must first give written notice and an opportunity to cure a curable violation. Cal. Civ. Proc. Code § 1161(3)-(4); Cal. Civ. Code § 1946.2 | Prohibited when done to force the tenant out: willfully cutting utilities (water, heat, light, electricity, gas, telephone, elevator, refrigeration), changing locks, removing doors or windows, or removing the tenant's belongings. The tenant may recover actual damages plus up to $100 per day of violation, with a minimum of $250 per cause of action, and reasonable attorney's fees. Cal. Civ. Code § 789.3 |
City rules that may add to state law
More Hawaii rental law
- Hawaii Security Deposit Law
- Hawaii Notice to Vacate Rules
- Landlord Entry Rules in Hawaii
- Hawaii Repairs & Tenant Remedies
- Hawaii Rent Increase & Late Fee Laws
- Breaking a Lease in Hawaii
- Squatters' Rights in Hawaii
- Hawaii Rental Fee Rules
- Hawaii Section 8, Records & Right to Counsel
- Hawaii Mold, Pests, Heat & AC Rules
- Hawaii Privacy, Guests & Animal Rules
- Hawaii Landlord Selling the House
- Hawaii Lockouts, Utility Shutoffs & Retaliation
- Hawaii Subletting, Lease Endings & Tenant Death
- All Hawaii landlord-tenant rules
- Free legal help in Hawaii
Compare eviction in all 50 states and DC →
Hawaii Eviction Laws FAQ
How much notice does a landlord have to give before evicting for unpaid rent in Hawaii?
From Feb. 5, 2026: written notice of at least 10 calendar days to pay, on a form with required contents, with a copy provided to a state-funded mediation center. If the tenant schedules mediation within the 10 days, the landlord may not file until 20 calendar days after the tenant received the notice (unless the tenant skips or cancels mediation), and the landlord must participate. (HRS § 521-68 (as amended by Act 278, SLH 2025))
How much notice is required to evict for a lease violation in Hawaii?
Written notice giving at least 10 days to remedy a material noncompliance with tenant obligations (§ 521-51) or a breach of a building rule (§ 521-72). No cure period if the breach causes or threatens irremediable damage to a person or property. (HRS §§ 521-69(a), 521-72(a))
Can a landlord change the locks or shut off utilities in Hawaii?
Lockout: if the landlord removes or excludes the tenant overnight without cause or court order, the tenant may recover possession or terminate and recover 2 months' rent (or 2 months' free occupancy) plus costs and attorney's fees. Utility shutoff: landlord may not wilfully interrupt water, hot water, electric, gas, or other essential service to regain possession; it is an unfair and deceptive practice with minimum damages of the greater of 3 times the monthly rent or $1,000. (HRS §§ 521-63(c), 521-74.5)
General legal information, not legal advice. Laws change and local rules can differ; check the linked official source or talk to a lawyer about your situation.