In Hawaii, rent increases are allowed by law, but they come with specific rules to protect tenants from sudden or unfair hikes. With no statewide rent control in place, landlords can generally raise the rent, but only if they follow clear notice requirements and avoid illegal practices such as retaliation or discrimination.
Whether you’re a tenant or landlord, understanding how and when rent can be increased is essential to avoid confusion and legal issues.
Are Rent Increases Allowed in Hawaii?
Yes, landlords in Hawaii can raise rent, but only under certain conditions. While there is no state-imposed cap on how much rent can be increased, the timing and notice period are strictly regulated. The amount itself is not limited, but the method of increase must follow legal guidelines.
Rules for Month-to-Month and Weekly Tenants
Month-to-Month Tenancy:
Landlords must give tenants at least 45 days’ written notice before a rent increase takes effect. This gives tenants enough time to accept the new rate or move out.
Weekly Tenancy:
For weekly rentals, the law requires 15 days’ advance notice of any rent change.
These rules aim to prevent surprise rent hikes that can leave tenants with little time to adjust their budget or find a new home.
Rules for Fixed-Term Leases
For tenants with fixed-term leases, such as a 6- or 12-month agreement, rent cannot be increased during the active lease period—unless the lease itself allows it. The landlord must wait until the lease ends before raising the rent, and any proposed increase must be included in a new lease agreement.
This ensures that tenants have stability in their rental payments for the duration of their lease.
When Is a Rent Increase Considered Illegal?
In Hawaii, a rent increase becomes illegal under the following conditions:
- Lack of proper notice (less than 45 days for month-to-month tenants or 15 days for weekly tenants)
- Retaliation against tenants who file complaints or assert legal rights
- Discrimination based on race, religion, gender, disability, or other protected classes
- Unsafe or uninhabitable conditions in the rental property
- Violations of privacy or lease terms connected to the rent increase
If any of these occur, tenants have the right to challenge the increase in court or with legal support.
How to Ensure Fixed Rent in Hawaii
If you want to lock in a set rent amount, the best option is to sign a long-term lease agreement. This lease should clearly state:
- Lease duration (e.g., 12 months)
- Monthly rent amount
- Terms for renewal or change in rent
As long as the lease is active, your rent cannot be changed unless your agreement says otherwise. This helps tenants plan their finances without the worry of unexpected increases.
Rent Increase During a State of Emergency
According to Hawaii law (Section 127A-30), landlords cannot raise rent during a declared state of emergency. This protects tenants from unfair rent hikes during times of crisis, such as natural disasters or health emergencies.
What Should a Rent Increase Notice Include?
A valid rent increase notice must be in writing and should clearly mention:
- The new rent amount
- The date when the new rent begins
- The date the notice was issued
This documentation protects both the landlord and tenant and ensures transparency in the rental relationship.
What Can Tenants Do If They Can’t Afford the Increase?
If tenants cannot pay the new rent, they may:
- Negotiate with the landlord for a smaller increase
- Move out by the time the new rent becomes effective
- Consult a local tenant advocacy group or lawyer if they suspect the increase is unfair or illegal
Tenants should always respond to a rent increase notice within the time stated in their rental agreement.
Although Hawaii does not have rent control, the state provides important protections for tenants against sudden or unfair rent increases. Landlords must follow proper notice periods and avoid retaliation or discrimination. For those who want price stability, fixed-term leases are the best option to prevent mid-term rent hikes.
Understanding your rights and responsibilities as a tenant or landlord helps prevent disputes and builds trust. Whether you’re renting month-to-month or under a fixed lease, staying informed about Hawaii’s rental laws ensures fair treatment and legal compliance for everyone involved.
