Hawaii Mobile Home Park Rules: Tenant Rights Explained

If you rent a mobile or manufactured home space in Hawaii, it's important to understand your rights and responsibilities under state law. Mobile home park living comes with unique rules—including what landlords can regulate, how evictions work, and the legal steps you can take if you have an issue. Knowing these details helps you stand up for your rights and keep your housing secure.

How Hawaii Regulates Mobile Home Parks

Hawaii has limited mobile home park developments compared to many states, but where parks exist, renters and landlords are covered by general landlord-tenant law as found in the Hawaii Residential Landlord-Tenant Code, Chapter 521 of the Hawaii Revised Statutes (HRS)^[1]. This law protects renters of manufactured homes or mobile home park spaces, outlining rules about leases, eviction, rent increases, repairs, and more.

Common Rules in Mobile Home Parks

Your landlord may set reasonable rules and regulations for the community. These must be stated clearly in writing when you move in and cannot be enforced unless they are reasonable and apply equally to all tenants. Examples include:

• Quiet hours and noise control
• Maintenance of the yard or lot
• Pet restrictions
• Guest parking regulations
• Trash and recycling standards

You should always be given a written copy of the rules as part of your rental agreement. If changes are made, the landlord must give you at least 30 days’ written notice.

Rent Increases and Leases

Hawaii law does not cap rent increases, but your landlord must give:

• At least 45 days’ written notice before any rent increase if you have a month-to-month rental agreement
• Notice before your lease ends, with details about the new amount, if you have a fixed-term lease

Make sure to keep all notices and communications in writing.

Maintenance and Repairs

Landlords must maintain common areas and ensure your space is habitable, including safe water, electricity, and proper sewage. However, tenants are often responsible for repairs inside their own homes (unless the home is owned by the landlord).

Eviction and Notice Requirements

Landlords may only end a rental agreement or evict a mobile home park resident for specific reasons, such as:

• Nonpayment of rent (with at least 5 days’ written notice)
• Breaking the park's written rules or the law
• Serious lease violations not fixed within the time allowed

If you receive an eviction notice, you have the right to address the problem within the stated time or to contest the eviction in court. Hawaii’s District Court handles landlord-tenant disputes.

Relevant Official Forms for Hawaii Tenants

• Notice of Termination Form: Tenants may use a Notice of Termination of Rental Agreement to provide proper written notice if they plan to move out. For example, if you have a month-to-month tenancy, you must give at least 28 days’ notice.
• Complaint for Summary Possession (DC34): Landlords use this official court form to start an eviction. Tenants should review the Complaint for Summary Possession form and instructions if they are served and may use appropriate responses found at the same site to contest the eviction.

Always read the instructions carefully and submit forms to the correct office, usually your local District Court.

How to Respond to an Eviction Notice in Hawaii

If you face a summary possession (eviction) complaint in a Hawaii mobile home park, act quickly to protect your rights.

• Read the notices thoroughly and note all deadlines
• Gather your lease, written communications, and any photos or evidence
• Submit your answer or response to the court by the required deadline
• Consider contacting a legal aid or tenant advocacy service for help

Your Tribunal: Hawaii District Court

Landlord-tenant and mobile home park disputes are handled by the Hawaii State Judiciary District Courts. You can find procedures, contact details, and downloadable eviction forms on their official site.

FAQ: Mobile Home Park Tenant Rights in Hawaii

1. Can my landlord change mobile home park rules after I move in?
   Yes, but only if they give at least 30 days’ written notice and the new rule is reasonable and applies to all tenants.
2. How much notice does my landlord need to give for a rent increase?
   For month-to-month tenancies, at least 45 days’ written notice is required. Longer leases follow the lease terms.
3. What if I get an eviction notice?
   Read the notice carefully, gather documentation, and submit an answer to the Hawaii District Court. You have the right to defend your case.
4. Are there specific forms I need if I want to move out?
   Yes, use the official Notice of Termination form from Hawaii's Department of Commerce and Consumer Affairs (DCCA).
5. Who can help me if I’m having problems with my mobile home park landlord?
   Legal aid organizations and Hawaii’s Office of Consumer Protection offer free guidance and support for renters.

Key Takeaways

• Hawaii’s Landlord-Tenant Code protects mobile home park renters, including fair notice of rule changes, rent increases, and evictions.
• Use official Hawaii forms and District Court processes for all notices and disputes.
• Keep communication in writing and know your right to legal advice or court defense.

Need Help? Resources for Renters

• Hawaii Department of Commerce and Consumer Affairs – Landlord-Tenant Center: Guides and forms for renters and landlords
• Hawaii Judiciary Landlord-Tenant Forms: Official court documents for rental disputes
• Legal Aid Society of Hawaii: Free legal help for qualifying renters
• Hawaii Office of Consumer Protection – File a Complaint

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1. Hawaii Residential Landlord-Tenant Code, Chapter 521, Hawaii Revised Statutes. Read the full law here.
2. Hawaii Judiciary – Landlord-Tenant Forms: Official landlord-tenant court forms.
3. Hawaii Department of Commerce & Consumer Affairs – Landlord-Tenant Information: DCCA Landlord-Tenant Center.

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