Can Hawaii Landlords Raise Rent During a Lease?

If you're renting in Hawaii and worried about a sudden rent hike before your lease ends, you're not alone. Rent increases can cause confusion and financial stress. It's important to know when a landlord can legally increase your rent and what your rights are under Hawaii state law.

Understanding Rent Increases in Hawaii

In Hawaii, your protections as a renter depend on the type of rental agreement you have: a fixed-term lease (for example, a one-year lease) or a month-to-month rental agreement. Tenancy legislation and official guidance are clear about when landlords can raise rent—and when they cannot.

Can a Landlord Raise Rent Mid-Lease?

No, landlords in Hawaii cannot raise your rent before your fixed-term lease expires, unless the lease itself explicitly allows for mid-lease increases. This means your monthly rental amount remains the same for the entire lease period unless:

• Your lease contains a specific clause stating how and when your rent can change during the term.
• You and your landlord both agree in writing to a rent adjustment while the lease is in effect.

For month-to-month tenants, landlords can increase your rent but must give proper notice—see below for how much notice is required.

Hawaii Rent Increase Notice Requirements

If your lease is up for renewal or you're on a month-to-month agreement, Hawaii law (see Hawaii Residential Landlord-Tenant Code) requires that landlords provide written notice of a rent increase at least 45 days before it takes effect. For tenants in subsidized housing, additional notice or rules may apply, so always check your specific lease and speak to your housing agency if in doubt.

What If My Landlord Tries to Raise Rent Before My Lease Ends?

In most cases, this is not allowed. If your lease does not give permission for mid-term rent increases, your landlord must honor the agreed-upon rent for the entire lease period. If you receive a notice of a rent increase before your lease expires, you are not legally required to pay the higher rent. You can:

• Politely inform your landlord that your lease does not allow for a rent increase at this time.
• Provide a copy of your lease highlighting the rental amount and the dates it covers.
• Contact the Hawaii Landlord-Tenant Information Center for advice (see resources below).

Relevant Official Forms and How to Use Them

• Notice of Rent Increase (Form NRI)
  This is a written notice a landlord must give to a month-to-month tenant to formally advise of a rent increase. It must be delivered at least 45 days before the rise takes effect.
  Example: If your landlord gives you an NRI on June 1, your increased rent could begin no sooner than July 16.
  Download the Hawaii Notice of Rent Increase form (PDF)

Where Can Renters Get Help?

If you feel pressured to accept an illegal rent increase or are unsure about your rights, you can reach out to Hawaii's official residential tenancy dispute board:

• Hawaii Department of Commerce and Consumer Affairs (DCCA) – Landlord-Tenant Center

The DCCA offers information, the text of the Hawaii Residential Landlord-Tenant Code, and complaint guidance.

FAQ: Hawaii Rent Increases and Lease Rights

1. Can a landlord increase my rent in the middle of a fixed-term lease in Hawaii?
   No, unless your lease specifically allows for mid-lease increases or you consent in writing to a new rent amount before the lease ends.
2. How much notice must my landlord give for a rent increase?
   At least 45 days’ written notice is required for month-to-month tenants. For fixed-term leases, only at lease renewal.
3. What should I do if my landlord raises rent without proper notice?
   Contact the Hawaii Landlord-Tenant Center and provide copies of your lease and all rent-related communications.
4. Are there limits on how much a landlord can raise rent in Hawaii?
   There are no statewide caps on rent increases unless you live in subsidized or government-assisted housing, but rent cannot be raised during a fixed-term lease unless allowed by your agreement.
5. Where do I file a complaint about an illegal rent increase?
   With the DCCA Landlord-Tenant Center or by calling 808-586-2634.

Conclusion: Key Takeaways for Hawaii Renters

• Landlords in Hawaii cannot raise rent during a fixed-term lease unless your lease says so.
• Month-to-month renters must receive written notice at least 45 days before any increase.
• If you're offered a rent increase before your lease ends, request clarification, maintain records, and contact the DCCA if needed.

Knowing your rights protects you from unexpected and illegal rent hikes.

Need Help? Resources for Renters

• Hawaii DCCA Landlord-Tenant Information Center – Guidance, filing complaints, and tenant brochures
• Hawaii Council for Housing – Advocacy and support
• Full text of the Hawaii Residential Landlord-Tenant Code
• Phone helpline: 808-586-2634 (Monday to Friday)

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1. Hawaii Residential Landlord-Tenant Code, HRS Chapter 521 (2024)
2. Hawaii Department of Commerce and Consumer Affairs – Landlord-Tenant Center
3. State of Hawaii – Notice of Rent Increase Form

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