Hawaii Lease Renewal: Tenant Rights, Deadlines & Forms

If you're renting in Hawaii and your lease term is ending soon, it's important to understand your rights and responsibilities when it comes to renewing your lease. Knowing what to expect can help you avoid surprises like sudden rent increases or loss of your rental home.

Understanding Lease Renewal in Hawaii

In Hawaii, when your lease term (usually 6 or 12 months) ends, you and your landlord can agree to renew the lease for a new term or move to a month-to-month arrangement. Hawaii law provides protections around how renewals, rent increases, and notices must be handled.

Your Rights as a Renter

You have specific rights under state law when your lease ends:

• Advance Notice: Landlords must provide written notice before not renewing a fixed-term lease or increasing rent.
• Rent Increases: For month-to-month leases, landlords must give at least 45 days’ written notice before any rent increase takes effect.
• Notice Not to Renew: No notice is needed if the lease automatically ends on the expiration date, unless specified in your agreement.
• Automatic Renewal: If neither party acts, some leases convert to month-to-month automatically upon expiration.

Important Deadlines and Notice Periods

Meeting these deadlines ensures both renter and landlord obligations are clear:

• Lease Renewal Offer: If your landlord wishes to renew with new terms, they should contact you before the lease ends. Good practice is 30-60 days’ notice, although Hawaii law does not require a set notice for fixed-term completion.
• Non-renewal by Tenant: Check your lease for written notice requirements if you do not wish to renew. Often, 28 days’ written notice is standard for month-to-month rentals.

Always review your lease agreement, as it may specify different notice requirements.

Official Forms for Lease Renewal, Non-renewal, and Rent Increases

• Notice of Rent Increase
  • Name/Number: No state-issued form, but Hawaii Landlord-Tenant Handbook provides templates.
  • When to use: Your landlord must use this for official written notice of rent increase on month-to-month tenancies, at least 45 days in advance. (For example: If your lease is ending and the landlord wants to increase rent, they must provide formal written notice.)
  • See sample notice in the official Landlord-Tenant Handbook
• Tenant’s Notice of Intent Not to Renew
  • Name/Number: No official state form, but a simple written letter is accepted. Use the template from the Hawaii Department of Commerce and Consumer Affairs
  • When to use: If you wish to move out when your lease ends, submit this notice as required by your agreement (commonly 28 days before move-out on monthly tenancies).
  • Landlord-Tenant Forms (Official DCCA Resource)

What If the Lease Isn’t Renewed?

If neither you nor your landlord gives notice, many Hawaii leases become month-to-month by default. However, landlords can end a month-to-month tenancy with 45 days’ written notice, as required by Hawaii law (Hawaii Revised Statutes Chapter 521).

How to Communicate with Your Landlord

It’s important to document all communications about renewals or rent increases. Always request a written copy of any agreement or notice.

• Respond promptly to lease renewal offers or notices.
• Ask questions if details about the new lease or rent changes are unclear.
• Keep copies of all correspondence.

Relevant Hawaii Legislation & Tribunal

• Governing Law:
  Hawaii Residential Landlord-Tenant Code (Hawaii Revised Statutes Chapter 521)
• Tribunal for Rental Disputes:
  Hawaii District Court – Landlord-Tenant Division

Frequently Asked Questions about Lease Renewal in Hawaii

1. How much notice does my landlord need to give before increasing my rent in Hawaii?
   For month-to-month tenancies, your landlord must provide at least 45 days’ written notice before the rent increase can take effect.
   
2. What happens if neither my landlord nor I give notice at the end of the lease?
   Most Hawaii leases automatically convert to month-to-month rentals unless the agreement states otherwise.
3. Can my landlord refuse to renew my lease?
   Yes, a landlord can choose not to renew your lease after the term ends unless restricted by federal/state fair housing laws. No reason is required for non-renewal of a fixed-term lease.
4. Do I have to sign a new lease if my landlord offers one?
   No. You are not obligated to sign a new lease, but if you don’t and stay in the unit, your tenancy usually becomes month-to-month.
5. Who can I contact if I have a dispute about lease renewal?
   You may file with the Hawaii District Court – Landlord-Tenant Division if issues cannot be resolved informally.

Summary & Key Takeaways

• Hawaii law sets clear notice periods and procedures for lease renewals and rent increases.
• Always document communications and review your lease for any added notice requirements.
• Contact state resources if you need legal help with your lease renewal or rights.

Need Help? Resources for Renters

• Hawaii Department of Commerce and Consumer Affairs – Landlord-Tenant Information (General info, official forms, and guidance)
• Hawaii District Court – Landlord-Tenant Self-Help (Dispute resolution and legal procedures)
• Legal Aid Society of Hawaii (Free legal assistance for qualified renters)

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1. See Hawaii Residential Landlord-Tenant Code, Hawaii Revised Statutes Chapter 521
2. Hawaii Landlord-Tenant Handbook, Hawaii Department of Commerce and Consumer Affairs
3. Landlord-Tenant Forms Directory, Hawaii DCCA
4. Hawaii District Court – Landlord-Tenant Division

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