Low-Income Housing Tax Credit (LIHTC) Rentals: Your Guide to Affordable Housing in Hawaii

Finding affordable housing can be challenging in Hawaii, where rents are often high and housing options are limited. The Low-Income Housing Tax Credit (LIHTC) program provides a vital resource for eligible renters, offering below-market rents in specially designated LIHTC properties. If you’re a renter in Hawaii and want to understand how LIHTC properties work, who qualifies, and how to apply, this guide is for you.

What Are LIHTC Properties?

LIHTC stands for Low-Income Housing Tax Credit. It’s a federal program administered at the state level that encourages private developers to build or rehabilitate affordable rental properties. In Hawaii, the Hawaii Housing Finance & Development Corporation (HHFDC) manages this program.

• LIHTC properties offer reduced rent to tenants who meet income restrictions.
• The rent rates and qualifying income levels are set annually, based on local median incomes.
• Applicants must qualify based on income, household size, and other criteria specific to each property.

Eligibility for LIHTC Apartments in Hawaii

To live in an LIHTC property, your household income generally cannot exceed a set percentage of the area median income (AMI). Most Hawaii LIHTC units are restricted to tenants earning 30%, 50%, or 60% of the AMI.

• Income limits vary by county and household size.
• Applicants may be screened for credit and rental history but cannot be discriminated against based on protected characteristics.
• Some properties prioritize seniors, families, or people with disabilities.

How to Apply for LIHTC Housing in Hawaii

Each LIHTC property in Hawaii manages its own application process. Here’s how you can get started:

• Contact individual LIHTC properties directly to request an application or get on the waitlist.
  Find a list of affordable rental properties on the HHFDC website.
• Prepare required documents, such as proof of income, identification, and household information.
• Complete all application forms accurately. Ask about wait times and required updates to your application.

Official Forms You May Need

• Affordable Rental Housing Application (Property Application)
  When to use: Required whenever you apply to an LIHTC property.
  How to use: Complete and submit the form directly to the property manager. Each property has its version, so always use the one provided by the property.
  See official HHFDC property list and contact info
• Tenant Complaint Form (HHFDC Form)
  When to use: If you believe an LIHTC property is not following rent rules, maintenance requirements, or eligibility guidelines.
  How to use: Submit your completed complaint form to HHFDC with details and supporting documents.
  Access HHFDC Tenant Complaint Form

Your Rights as a Renter in LIHTC Housing

LIHTC renters in Hawaii are protected by state landlord-tenant laws, as well as the property’s affordability agreement.

• You cannot be charged more than the allowable rent for your income category.
• Landlords must ensure your unit meets housing quality standards.
• Any lease changes (including rent increases) must comply with state law and the property’s affordability rules.

If you experience issues like improper rent increases, eviction threats, or unresolved repairs, you may file a complaint with the Hawaii Housing Finance & Development Corporation or seek help from the state’s official dispute resolution process.

Who Resolves Landlord-Tenant Disputes in Hawaii?

The main tribunal handling residential tenancy disputes in Hawaii is the Hawaii District Court - Landlord-Tenant Division. You can file claims related to eviction, rent disputes, or serious maintenance issues through the court system.

Relevant Tenant Rights Legislation

Your rights are protected under the Hawaii Residential Landlord-Tenant Code (HRS Chapter 521).¹ This law includes rules about rent, repairs, eviction, security deposits, and more.

1. Who is eligible to live in an LIHTC property in Hawaii?
   Eligibility depends on your household income compared to the local Area Median Income (AMI) and other criteria set by each property. Most properties allow tenants earning up to 60% of the AMI.
2. How are rents determined in LIHTC housing?
   Rents are set by income limits published by federal and state officials each year. Landlords cannot charge more than the allowed rent for your income level.
3. What should I do if I believe I am being overcharged for rent?
   Collect proof of your current rent and your income documentation, then file a complaint with the property and the HHFDC. You can also contact the Hawaii District Court for further support.
4. Can LIHTC tenants be evicted?
   Yes, but only for lawful reasons allowed under the Hawaii Residential Landlord-Tenant Code. You must receive proper notice, and you have the right to dispute the eviction in court.
5. How do I get on a waitlist for LIHTC housing?
   Contact each property manager directly to apply and get on their waitlist. Keep your information and application updated regularly.

Conclusion: Key Takeaways

• LIHTC housing in Hawaii offers affordable rents for income-qualified households.
• Always apply directly to properties, check your eligibility, and keep records of correspondence and documents.
• Your rights are protected under Hawaii landlord-tenant laws and the state’s HHFDC program.

If you need more support, there are resources ready to help Hawaii renters.

Need Help? Resources for Renters

• Hawaii Housing Finance & Development Corporation (HHFDC): Tenant Rights and Complaints
• Hawaii State Judiciary - Landlord-Tenant Disputes Information
• Full text: Hawaii Residential Landlord-Tenant Code (HRS Chapter 521)
• HUD Income Limits Tool
• Hawaii Civil Rights Commission – File a Housing Discrimination Complaint

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1. Hawaii Residential Landlord-Tenant Code (HRS Chapter 521)
2. Hawaii Housing Finance & Development Corporation (HHFDC) official website
3. HUD LIHTC official guidance
4. Hawaii State Judiciary – District Court Landlord-Tenant Division

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