Free Hawaii Lease Agreement Template

A Hawaii lease agreement is a written contract between a landlord and a tenant. The landlord agrees to rent out a property, and the tenant agrees to pay rent and follow the rules in the lease.

You can use a Hawaii lease agreement to document:

• Rent payments and due dates
• Accepted payment methods
• Security deposit amount and return rules
• Required disclosures and notices
• Landlord and tenant maintenance responsibilities

Document Genius’s guided form helps you build a Hawaii lease agreement that covers these points and reflects Hawaii landlord-tenant law.

A Hawaii residential lease agreement must follow state landlord-tenant laws. If parts of the lease conflict with these rules, they may be unenforceable. Understanding the basics helps you write a lease that will hold up if a dispute arises.

Key topics include:

• How much you can charge for a security deposit
• When and how you can raise the rent
• Limits on late fees and grace periods
• When you may enter the property
• Repair responsibilities and habitability standards
• Required disclosures and notice periods for ending the lease

Document Genius incorporates these requirements into your Hawaii lease agreement so you can stay aligned with state law.

Hawaii law sets clear limits and timelines for security deposits.

• Maximum amount: Landlords may charge up to one month’s rent as a security deposit (HI Rev Stat § 521-44(b)).
• Pet deposits: Landlords may charge up to one month’s rent as a separate pet deposit, but they cannot charge any pet deposit for service animals (HI Rev Stat § 521-44(b)).
• Receipts and accounts: Landlords do not have to provide receipts, pay interest, or keep deposits in a separate bank account under state law.
• Return deadline: When the lease ends, landlords have 14 days to return the security deposit or provide an itemized list of deductions (HI Rev Stat § 521-44(c)).
• Allowed deductions: Landlords may withhold part of the deposit for unpaid rent, excessive damage, cleaning costs, early lease termination, or attorney’s fees, but they must provide a written breakdown of each charge.

Including these security deposit rules in your Hawaii lease agreement helps manage expectations and reduce end-of-tenancy disputes.

Hawaii gives landlords flexibility on rent amounts, but there are rules on rent increases, late fees, and certain repair-related deductions.

• Rent amount: Hawaii has no rent control, so landlords and tenants may agree on any lawful rent amount.
• Rent increases: For month-to-month leases, landlords must provide at least 45 days’ written notice before raising the rent (HI Rev Stat § 521-21(d)).
• Late fees: Late fees must be written into the lease and may not exceed 8% of the monthly rent (HI Rev Stat § 521-21(f)).
• Grace period: Hawaii does not require a grace period. If rent is not paid on time, the landlord may serve a 5-day notice to quit for nonpayment (HI Rev Stat § 521-68).
• Repairs and rent withholding: If a landlord does not start required health and safety repairs within five days after a state or county agency notifies them, the tenant may arrange the repairs and withhold up to $500 from their rent, as long as they provide receipts to the landlord (HI Rev Stat § 521-64).

Document Genius prompts you to enter rent due dates, late fees, and notice rules so your Hawaii lease agreement clearly explains payment expectations.

Hawaii law protects a tenant’s right to privacy while allowing landlords to access the property when needed.

• Notice to enter: Except in emergencies, landlords must give tenants at least two days’ advance notice before entering the rental unit (HI Rev Stat § 521-53).
• Reasonable hours: Entry should occur at reasonable times, such as normal daytime working hours.
• Emergencies: In emergencies that threaten health, safety, or property, landlords may enter without advance notice.

Your Hawaii lease agreement should explain how and when entry will occur so both parties understand their rights.

Both landlords and tenants must help keep the property safe and in good condition.

• Landlord responsibilities: Landlords must supply and maintain fit premises. This includes following building and housing codes that affect health and safety, keeping common areas in good condition, and making necessary repairs (HI Rev Stat § 521-42).
• Tenant responsibilities: Tenants must comply with applicable building and housing codes and keep their space as clean and safe as the condition of the property allows (HI Rev Stat § 521-51).
• Reporting issues: Tenants should promptly report health or safety problems so the landlord can arrange repairs within a reasonable period.

Document Genius lets you spell out these repair duties in your Hawaii lease agreement to avoid confusion during the tenancy.

Hawaii landlords must include certain disclosures in their leases or in attached documents. These disclosures help tenants understand who manages the property, the condition of the unit, and potential risks.

• Lead-based paint disclosure: For rental properties built before 1978, federal law requires landlords to disclose known lead-based paint hazards and provide an EPA-approved pamphlet on lead safety (42 U.S.C. § 4852d).
• Identification of parties: The lease must identify the names and addresses of the owner, landlord, and any agents responsible for managing the premises or accepting notices (HI Rev Stat § 521-43).
• Property condition form: Landlords must provide a property condition form that evaluates the rental unit and its appliances so tenants can review and note existing issues (HI Rev Stat § 521-42).

Including these disclosures in your Hawaii lease agreement supports transparency and helps keep the lease compliant.

Hawaii law sets notice rules for ending a residential lease and defines when a property is considered abandoned.

• Landlord notice: To end a month-to-month Hawaii residential lease agreement, a landlord must give at least 45 days’ written notice (HI Rev Stat § 521-71).
• Tenant notice: Tenants may end a month-to-month lease with at least 28 days’ written notice (HI Rev Stat § 521-71).
• Abandonment: A rental is considered abandoned if the tenant fails to pay rent and is absent from the unit for 20 consecutive days without notice (HI Rev Stat § 521-44(d)).

Adding clear move-out and notice rules to your Hawaii lease agreement helps both landlord and tenant plan ahead and avoid last-minute disputes.