How to Write a Demand Letter to Your Landlord in Hawaii

If you are a renter in Hawaii facing problems such as overdue repairs, issues with security deposit returns, or disputes about rent, it’s important to know how to communicate your concerns formally. One of the most effective initial steps is sending a demand letter—a formal written request outlining your concern and what you wish your landlord to do. This page explains, in plain language, how Hawaii renters can draft and deliver a demand letter, drawing from current state law and official guidelines.

Why Send a Demand Letter?

A demand letter helps set out your concerns in writing, provides your landlord with clear information, and creates a paper trail that can help you if you need to take your dispute further. Under Hawaii law, written notice is often required before you can file an official complaint or escalate your problem through courts or state housing authorities.^[1]

What to Include in Your Demand Letter

An effective demand letter is concise, polite, and specific. It should include:

• Your full name and address
• Landlord’s name and address
• Date of the letter
• A clear, brief description of the problem
• What you want the landlord to do (for example, make a repair, return your deposit, or stop an unlawful action)
• A reasonable deadline for the landlord to respond (typically 7–14 days)
• Copies of any supporting documents or photos (if relevant)

Always keep a copy of the letter for your records and send it in a way you can confirm delivery (such as certified mail or email with return receipt).

Sample Structure of a Demand Letter

Below is a general outline for your letter:

• Date and your contact information
• Landlord’s contact information
• Subject line: (e.g., "Request for Repair – [Apartment Address]")
• Brief introduction stating you are a tenant and the nature of your tenancy
• Describe the issue, referencing previous requests if applicable
• Reference any relevant sections from your lease or Hawaii law if possible
• Clearly state your request
• Provide a deadline for action
• Thank the landlord for their attention
• Your signature

Relevant Official Forms in Hawaii

Hawaii does not provide a statewide official "demand letter" template specific to all disputes, but some tenant-landlord issues may require specific notices, such as for repairs or security deposit disputes. Be sure to check the Office of Consumer Protection – Landlord-Tenant Information for downloadable forms and up-to-date notices.

• Notice to Landlord to Make Repairs (no official form number):
  • When used: If you are requesting necessary repairs, write a formal notice outlining the issues. If repairs are not made within 3–12 business days (depending on the repair type), you may have further rights under Hawaii law.^[2]
  • See more guidance and sample notices from Hawaii Office of Consumer Protection.
• Security Deposit Dispute Notice (no official form):
  • When used: Use a written demand letter to request the return of your security deposit after moving out, referencing the timeline (14 days) required by law for deposit returns.^[3]
  • Read the security deposit guidelines from Hawaii OCP.

What Happens After Sending the Demand Letter?

The landlord has a chance to address your concerns or contact you to discuss the issue. Under the Hawaii Residential Landlord-Tenant Code, you must give reasonable time for response. If the landlord does not resolve the problem by your deadline, you may escalate by filing a complaint or seeking mediation through the relevant body.

The Tribunal for Residential Tenancies in Hawaii

Disputes related to rental housing are typically handled by the Hawaii Office of Consumer Protection (OCP) and, for court action, the Hawaii State Judiciary – District Court.

• Learn about the Landlord-Tenant Code and dispute process
• View Hawaii District Court landlord-tenant resources

Relevant Hawaii Tenancy Legislation

The main law protecting renters is the Hawaii Residential Landlord-Tenant Code (HRS Chapter 521).^[1] This sets out your rights, the responsibilities of landlords, legal notice requirements, and timelines for repairs and deposit returns.

Action Steps: Sending Your Demand Letter

• Write a clear, polite letter describing your issue and your requested resolution.
• Reference any relevant sections of your lease or laws (such as HRS Chapter 521).
• Send your letter by certified mail, email with delivery receipt, or hand delivery (with a witness if possible).
• Keep copies of your letter and any responses.
• If your landlord does not respond by your deadline, consider filing a complaint with the Hawaii Office of Consumer Protection or seeking legal aid.

This process helps create a formal record and improves your chances of a speedy, fair resolution.

Frequently Asked Questions (FAQ)

1. Do I have to send a demand letter before taking my landlord to court in Hawaii?
   Yes, in most cases you must provide your landlord with written notice and a reasonable chance to fix the problem before you can escalate your dispute to District Court or file a complaint with the Hawaii Office of Consumer Protection.
2. How should I deliver my demand letter to the landlord?
   Send your letter by certified mail with return receipt, or by email with confirmation. Keep copies and evidence of delivery.
3. How long should I wait after sending the letter before taking further action?
   You should give your landlord at least 7–14 days to respond, unless the situation is urgent. Specific timelines are set for certain repairs by law.
4. Is there an official demand letter form for Hawaii tenants?
   No specific demand letter form is provided by the state, but the Hawaii Office of Consumer Protection offers helpful guides and sample notices.
5. Where can I find help if my landlord does not respond to my demand letter?
   You can contact the Hawaii Office of Consumer Protection or the District Court for further assistance and information about dispute resolution.

Conclusion: What Hawaii Renters Should Remember

• Sending a demand letter is an important first step in resolving most rental disputes in Hawaii.
• Keep your letter clear, polite, and well-documented.
• If issues continue, you have options to escalate through official government resources.

Starting with a formal demand letter often leads to quick, amicable solutions and preserves evidence for possible further action.

Need Help? Resources for Renters

• Hawaii Office of Consumer Protection – Landlord-Tenant Information (OCP): State resource for tenant disputes, complaints, and state laws
• Hawaii State Judiciary – District Court Landlord-Tenant Self-Help: Information on filing in court
• Legal Aid Society of Hawaii: Free or low-cost legal help for eligible renters
• Tenant Tips and Sample Notices from the State

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1. Hawaii Revised Statutes – Chapter 521: Residential Landlord-Tenant Code
2. Hawaii Office of Consumer Protection – Tenant Tips
3. Hawaii OCP – Security Deposit Guidelines

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