Hawaii Landlord Disclosure Rules for New Renters

Before you move into a rental unit in Hawaii, state law requires landlords to give renters specific written disclosures. Understanding these rules helps protect your rights, ensures fair treatment, and can prevent misunderstandings later.

What Disclosures Must Hawaii Landlords Give Before Move-In?

Under the Hawaii Residential Landlord-Tenant Code, landlords must provide key information to renters before the lease begins or when you sign a rental agreement. This information helps make the rental process more transparent for both parties.

Required Disclosures Include:

• Landlord’s personal and contact information: This includes the name, address, and phone number of the owner, main property manager, or their agent authorized to manage the premises and accept notices.^[1]
• Condition of the unit (Inventory & Condition Form): A written inventory or statement describing the condition of the premises. You should review this carefully before moving in to note any damage or needed repairs.
• Lead-Based Paint Disclosure: For properties built before 1978, landlords must provide an official EPA-approved disclosure form about potential lead hazards.^[2]
• Copy of the Rental Agreement: Every tenant must receive a copy, whether the lease is written or oral, outlining all agreed rental terms and rules.
• Disclosure of Shared Utilities: If you will share utility meters with other units, it must be explained how your utility bills are calculated.
• Any Known Environmental Hazards: If there is asbestos, mold, or other hazards, these must be disclosed if the landlord has knowledge.

These disclosures allow renters to make informed decisions and keep documentation if there is ever a dispute during or after tenancy.

Official Forms You May Receive

• Hawaii Inventory & Condition Form
  No official state form number. This form is typically provided by the landlord at move-in. It lists walls, appliances, floors, and general unit condition. As a renter, use this to note any existing damages so you aren’t held responsible at move-out.
  See a sample in the Hawaii Landlord-Tenant Handbook (Appendix A).
• EPA Lead-Based Paint Disclosure Form
  This federal form is required for rentals built before 1978, notifying tenants of lead risks.
  View or download the official EPA disclosure form here. You should get this before signing any lease.

Example Process:

If you’re moving into an older rental in Honolulu, your landlord must first give you an Inventory & Condition Form to fill out together, as well as the EPA Lead-Based Paint Disclosure Form if the building was constructed before 1978. Save your copies for your records!

About the Tribunal: Where to Go for Help

Residential tenancy disputes in Hawaii are managed by the Hawaii District Court, Landlord-Tenant Division. This is the tribunal where renters and landlords resolve disagreements about leases, disclosures, or move-in conditions.

What If a Landlord Does Not Provide Required Disclosures?

If you didn’t receive the required forms or disclosures, you have a right to request them in writing. Not receiving them can impact your rights, especially concerning deposit disputes or habitability issues.

Citing the Law: Hawaii's Landlord-Tenant Code

All disclosure requirements are set by the Hawaii Revised Statutes, Chapter 521 – Residential Landlord-Tenant Code. This code details both landlord and tenant rights and duties statewide.

FAQ: Hawaii Pre-Move-In Landlord Disclosures

1. What happens if my landlord won’t give me an inventory form or disclosure?
   If disclosures are not provided, request them in writing and keep a copy. If the landlord still refuses, you can contact the Hawaii District Court, Landlord-Tenant Division or Hawaii Office of Consumer Protection for help.
2. Do I have to sign the lead-based paint disclosure?
   Yes, your signature is required if your rental unit falls under the rule. This helps confirm you’ve been informed about any potential risks.
3. Are landlords required to disclose pest problems or mold?
   If the landlord has knowledge of environmental hazards (like mold or pest infestations), disclosure is required for the tenant’s safety.
4. Can I take pictures during the move-in inspection?
   Yes. Taking photos of the unit’s condition alongside the inventory form is a smart, recommended step.
5. Where do I go if I have a move-in disclosure dispute?
   Contact the District Court Landlord-Tenant Division or Hawaii Office of Consumer Protection for help and to file a claim if needed.

Key Takeaways for Hawaii Renters

• Landlords in Hawaii must provide clear, written disclosures before move-in—including condition reports and lead-based paint warnings.
• Always keep copies of all signed forms and documents to protect your rights.
• If problems arise, help is available from the Hawaii District Court and state agencies.

Need Help? Resources for Renters

• Hawaii District Court, Landlord-Tenant Division: Steps for landlord-tenant disputes
• Hawaii Office of Consumer Protection – Landlord-Tenant Information: Forms, booklets, and advice
• Hawaii Residential Landlord-Tenant Code (HRS Chapter 521)
• Official Landlord-Tenant Handbook (2021 Edition)

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1. Hawaii Revised Statutes, Chapter 521 – Residential Landlord-Tenant Code. Read it on the Hawaii State Legislature site.
2. U.S. EPA Lead Disclosure: EPA Lead Disclosure Rules & Form.

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