Hawaii Landlord Repair and Maintenance Responsibilities

If you're renting in Hawaii and wondering about your rights when it comes to repairs and maintenance, you're not alone. Hawaii law sets clear standards for what landlords must do to keep rental homes safe and habitable. Understanding these maintenance and repair responsibilities can help you feel confident when making requests or addressing issues with your landlord.

What Are Landlords Required to Repair in Hawaii?

Under the Hawaii Residential Landlord-Tenant Code, landlords must maintain rental units so they are safe and suitable for tenants to live in. This includes:

• Making sure the property meets all health and safety codes
• Ensuring plumbing, electricity, and heating systems are in good working order
• Providing hot and cold running water and adequate garbage disposal
• Repairing walls, floors, roofs, and exterior elements to protect against the weather
• Addressing pest infestations unless it’s caused by the tenant

Landlords must act on repair requests within a reasonable time. For urgent issues affecting health or safety, Hawaii law usually requires quick action, often within three business days. For non-urgent concerns, landlords typically have up to 12 business days to make repairs.

How to Request Repairs from Your Landlord

When you notice something that needs fixing, notify your landlord in writing. This creates a record of your request and gives the landlord a clear timeline to respond.

• Email or written letter is best—include details, dates, and photos when possible
• State clearly if the issue affects your health or safety (like broken locks, water leaks, or no hot water)
• Keep a copy or a screenshot of your communication for your records

When the Landlord Doesn’t Respond

If your landlord doesn't fix the problem within the legal timeframe, you have specific options under Hawaii law:

• You can hire a licensed contractor to make the repair (for urgent issues) and deduct reasonable costs from your rent—up to $500 or half of one month’s rent, whichever is greater
• You must provide your landlord with written notice and estimates first, and keep all receipts

It's important to follow all steps exactly, or you could risk a dispute over unpaid rent. See below for the official form you may need.

Official Tribunal for Tenant-Landlord Disputes in Hawaii

The Hawaii District Court handles residential landlord-tenant cases, including repair and maintenance issues.

Relevant Forms for Renters: Giving Written Notice

• Notice to Landlord to Remedy Condition Affecting Health or Safety (sample form in Landlord-Tenant Handbook – page 21)
  Use this form when you want to formally inform your landlord about something that needs repair or is unsafe.
  Example: If your apartment's only toilet stops working, fill out this notice and give it to your landlord as proof of your request.
• Notice of Intent to Repair and Deduct (no official numbered form; see official handbook instructions)
  After the landlord fails to make repairs in time, use this written notice to inform them that you plan to repair and deduct costs from your rent. Always attach all relevant receipts and correspondence.

Summary of Hawaii Landlord-Tenant Code

For detailed rules, refer directly to the Hawaii Revised Statutes – Chapter 521: Residential Landlord-Tenant Code. This governs nearly all responsibilities for repairs, access, and rights for both landlords and tenants.

Special Tips for Hawaii Renters

Always act promptly if a repair involves health or safety to protect yourself and preserve your legal options.

FAQ: Hawaii Landlord Repairs

1. What is considered an "urgent" repair in Hawaii?
   Urgent repairs include issues that affect health or safety—like no water, sewage backups, gas leaks, or entry door damage. Landlords must usually fix these within three business days.
2. Can I deduct repair costs from my rent?
   Yes, if you follow Hawaii’s “repair and deduct” rules: notify your landlord, wait the required time, use a licensed contractor, and submit receipts. Limits apply.
3. What should I do if my landlord refuses all repairs?
   If the landlord ignores written requests and repair deadlines, you may file a claim with the Hawaii District Court. Always keep detailed records.
4. Does my landlord have to treat pest infestations?
   Generally yes, unless the tenant caused the infestation. Landlords must promptly address roaches, termites, or rodents if they threaten health or habitability.
5. Where do I get official Hawaii landlord-tenant forms?
   You can find sample forms and official information in the Hawaii Landlord-Tenant Handbook published by the Hawaii State Judiciary.

Conclusion: Key Takeaways for Hawaii Renters

• Landlords in Hawaii must keep rentals safe, habitable, and up to code at all times.
• If repair requests go unanswered, use written notice and, if necessary, the repair and deduct process—carefully follow all steps to protect your rights.
• The Hawaii District Court is your official resource for unresolved repair disputes.

Need Help? Resources for Renters

• Hawaii District Court Landlord-Tenant Information: Tribunal for rental disputes
• Hawaii Landlord-Tenant Handbook (PDF): Official guide to renter and landlord rights
• State Department of Commerce & Consumer Affairs – Landlord-Tenant Branch: Complaints, education, and advice hotline at (808) 586-2634

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1. Hawaii Revised Statutes, Chapter 521: Residential Landlord-Tenant Code
2. Hawaii State Judiciary: Official Landlord-Tenant Information
3. State DCCA Landlord-Tenant Branch: Official Resource and Hotline

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