Hawaii Lockouts, Utility Shutoffs & Retaliation
Hawaii rules on lockouts, utility shutoffs & retaliation for renters and landlords, with the statute or official page behind each answer. Last verified: 2026-10-22.
Short answer: If a landlord removes or locks out a tenant overnight without cause or without a court order, the tenant may either get back into the unit or end the rental agreement. HRS § 521-63(c)
The rules in Hawaii
| Lockouts and illegal eviction | If a landlord removes or locks out a tenant overnight without cause or without a court order, the tenant may either get back into the unit or end the rental agreement. Either way, the tenant may recover two months' rent or two months of free occupancy, plus court costs and reasonable attorney's fees, and the court may order other relief. If the court finds the landlord had cause or a court order, it may award the landlord costs and attorney's fees. Source: HRS § 521-63(c) |
|---|---|
| Landlord shutting off utilities | A landlord may not take back a rental by willfully cutting off or reducing running water, hot water, electricity, gas or another essential service, except when the tenant has abandoned or surrendered the unit. Doing so is treated as an unfair or deceptive practice, and the tenant is entitled to at least three times the monthly rent or $1,000, whichever is greater, in addition to penalties under § 480-3.1. Source: HRS § 521-74.5 |
| Landlord retaliation | While the tenant keeps paying rent, the landlord may not evict, force the tenant out, raise rent, or cut services after the tenant in good faith complains to a government agency or the landlord about health or code violations, an agency cites a violation, or the tenant requests repairs under §§ 521-63/521-64. No fixed presumption period. Tenant recovers damages plus costs and reasonable attorney's fees. Exceptions include waste/nuisance, good-faith owner occupancy, substantial remodeling, and a termination notice given before the complaint. Source: HRS § 521-74 |
Related questions
Hawaii vs. neighboring states
| State | Lockouts and illegal eviction | Landlord shutting off utilities | Landlord retaliation |
|---|---|---|---|
| Hawaii | If a landlord removes or locks out a tenant overnight without cause or without a court order, the tenant may either get back into the unit or end the rental agreement. Either way, the tenant may recover two months' rent or two months of free occupancy, plus court costs and reasonable attorney's fees, and the court may order other relief. If the court finds the landlord had cause or a court order, it may award the landlord costs and attorney's fees. HRS § 521-63(c) | A landlord may not take back a rental by willfully cutting off or reducing running water, hot water, electricity, gas or another essential service, except when the tenant has abandoned or surrendered the unit. Doing so is treated as an unfair or deceptive practice, and the tenant is entitled to at least three times the monthly rent or $1,000, whichever is greater, in addition to penalties under § 480-3.1. HRS § 521-74.5 | While the tenant keeps paying rent, the landlord may not evict, force the tenant out, raise rent, or cut services after the tenant in good faith complains to a government agency or the landlord about health or code violations, an agency cites a violation, or the tenant requests repairs under §§ 521-63/521-64. No fixed presumption period. Tenant recovers damages plus costs and reasonable attorney's fees. HRS § 521-74 |
| California | Lockouts and other self-help evictions are illegal. The landlord must go to court and may not physically remove or lock out the tenant, remove outside doors or windows, or take the tenant's belongings to carry out an eviction. A landlord who does so may be liable for the tenant's actual damages plus penalties of up to $100 per day for the time the unlawful methods were used. Cal. Dept. of Real Estate, California Tenants: A Guide to Residential Tenants' and Landlords' Rights and Responsibilities (2026 ed.) | A landlord must use the court eviction process and may not use self-help to force a tenant out, such as cutting off water, gas or electricity. A landlord who uses unlawful methods may be liable for the tenant's actual damages (such as hotel and meal costs) plus penalties of up to $100 per day for the time the unlawful methods were used. Cal. Dept. of Real Estate, California Tenants: A Guide to Residential Tenants' and Landlords' Rights and Responsibilities (2026 ed.) | A landlord may not evict, raise rent, or reduce services within 180 days after the tenant, in good faith, gives a repair notice under § 1942, reports a suspected bed bug infestation, complains about habitability, complains to a housing agency, or takes part in a related inspection, lawsuit, or arbitration. This applies only if the tenant is not behind on rent, and a tenant may invoke it once per 12 months. Retaliation for organizing or joining a tenants' association, or for exercising other legal rights, is also unlawful. Threatening to report a tenant to immigration authorities counts as retaliation. Cal. Civ. Code § 1942.5 |
City rules that may add to state law
More Hawaii rental law
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- Hawaii Repairs & Tenant Remedies
- Hawaii Rent Increase & Late Fee Laws
- Breaking a Lease in Hawaii
- Squatters' Rights in Hawaii
- Hawaii Rental Fee Rules
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- Hawaii Mold, Pests, Heat & AC Rules
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Compare lockouts, utility shutoffs & retaliation in all 50 states and DC →
Hawaii Lockouts, Utility Shutoffs & Retaliation FAQ
Can a landlord change the locks without a court order in Hawaii?
If a landlord removes or locks out a tenant overnight without cause or without a court order, the tenant may either get back into the unit or end the rental agreement. Either way, the tenant may recover two months' rent or two months of free occupancy, plus court costs and reasonable attorney's fees, and the court may order other relief. If the court finds the landlord had cause or a court order, it may award the landlord costs and attorney's fees. (HRS § 521-63(c))
Can a landlord shut off utilities in Hawaii?
A landlord may not take back a rental by willfully cutting off or reducing running water, hot water, electricity, gas or another essential service, except when the tenant has abandoned or surrendered the unit. Doing so is treated as an unfair or deceptive practice, and the tenant is entitled to at least three times the monthly rent or $1,000, whichever is greater, in addition to penalties under § 480-3.1. (HRS § 521-74.5)
Can a landlord retaliate against a tenant for complaining in Hawaii?
While the tenant keeps paying rent, the landlord may not evict, force the tenant out, raise rent, or cut services after the tenant in good faith complains to a government agency or the landlord about health or code violations, an agency cites a violation, or the tenant requests repairs under §§ 521-63/521-64. No fixed presumption period. Tenant recovers damages plus costs and reasonable attorney's fees. (HRS § 521-74)
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.