What Tenants Can and Cannot Repair in Hawaii Rentals

Living in a Hawaii rental means you may face maintenance issues, big or small. Many renters wonder whether they can handle repairs themselves or if they have to wait for their landlord. Knowing your rights and responsibilities can help you make safe decisions and avoid legal hassles. This guide explains what repairs you can and cannot do as a tenant under Hawaii law, which steps to follow, and where to seek help if things go wrong.

Understanding Your Maintenance Rights as a Hawaii Renter

Hawaii’s Residential Landlord-Tenant Code (Hawaii Revised Statutes Chapter 521) sets out the legal requirements for repairs, maintenance, and rental property conditions. Both landlords and tenants have duties to keep the property habitable, but not all repairs are treated equally under the law.^[1]

Repairs Tenants Can Usually Do Themselves

If you want to fix a minor issue, it is important to know which repairs you can handle and which could create problems with your landlord or the law. In Hawaii, tenants may do the following without landlord consent:

• Changing standard light bulbs or batteries in smoke detectors
• Replacing air filters (for window A/C units, if specifically your responsibility in the lease)
• Tightening loose cabinet knobs or handles
• Basic cleaning to prevent mold or pest issues

Always check your lease—some properties have special rules even for small fixes.

Repairs That Require Landlord Consent

Many repairs are the landlord’s responsibility, and doing them yourself might violate your lease or state law. You must get written landlord approval before you:

• Repair plumbing, electrical, or gas systems
• Replace or install appliances
• Paint walls or make cosmetic changes
• Remove or replace locks
• Fix structural issues (doors, windows, floors)

If you attempt these repairs without approval, you could be liable for damages or even face eviction.

Tip: Document all repair requests and obtain written permission before doing anything major.

Landlord Responsibilities: What Should Landlords Fix?

Under Hawaii law, landlords are required to maintain rental units in a safe and habitable condition, including:

• Repairing plumbing and electrical systems
• Fixing leaks and water damage
• Addressing pest infestations
• Making sure kitchen and bathroom fixtures work

If something essential is broken, notify your landlord in writing as soon as possible, and keep a copy for your records. If the landlord does not respond within 3 business days for urgent repairs, you may have options under Hawaii’s “Repair and Deduct” law.

“Repair and Deduct” in Hawaii: When Can Tenants Arrange Repairs?

Section 521-64 of the Hawaii Residential Landlord-Tenant Code allows tenants to arrange certain repairs and deduct the cost from rent if the landlord fails to act, but strict rules apply:

• You must notify the landlord in writing.
• The repair must be necessary for habitability (not cosmetic).
• Landlord has 3 business days (for essential services) to respond.
• Deductible repair cost cannot exceed $500 or one month’s rent, whichever is greater.

Use Form RR105 (Notice of Repairs Needed) to officially document your request. The form and detailed instructions are available at the Department of Commerce and Consumer Affairs (DCCA) Landlord-Tenant Forms page under "Landlord-Tenant Code Official Forms."^[2]

Where Hawaii Renters Can File Maintenance Complaints

If your landlord fails to respond to written repair requests, you may file a complaint with the Regulated Industries Complaints Office (RICO), the primary tribunal handling Hawaii residential tenancy disputes.^[3]

Action Steps: How to Request Repairs and Use the 'Repair and Deduct' Option

• Notify your landlord in writing about the problem.
• Wait up to 3 business days for landlord’s response (if essential).
• If no action, complete Form RR105 and send again.
• Arrange the repair using a licensed contractor; keep copies of estimates and receipts.
• Inform your landlord of the completed repair. Attach receipts to your rent payment and note the deduction.

Only use this process for repairs affecting health and safety, not cosmetic issues.

Forms You Need

• Form RR105 - Notice of Repairs Needed
  Use this form to formally notify your landlord of a repair issue and your intent to use "repair and deduct" rights. Find it on the official Hawaii Landlord-Tenant Forms page.

Always use the most recent version of official forms and follow directions closely.

FAQ: Your Hawaii DIY Repair Rights

1. Can I paint or remodel my rental unit in Hawaii?
   No, tenants must have written landlord approval before painting or making remodels. Unauthorized changes could lead to loss of your security deposit or even lease termination.
2. What if my landlord won't respond to essential repair requests?
   If your landlord doesn't respond within 3 business days for essential repairs, you may arrange for qualified repairs and deduct the cost (up to limits), but you must use proper written notice and the official form.
3. Can I fix plumbing or electrical problems myself?
   No, tenants should not attempt repairs involving plumbing, electricity, or gas unless specifically authorized in writing by the landlord. These repairs usually require a licensed professional for safety and insurance reasons.
4. Who handles official complaints about landlord repairs in Hawaii?
   The Regulated Industries Complaints Office (RICO) handles rental and landlord-tenant disputes in Hawaii.
5. Is there a limit to how much I can deduct for repairs?
   Yes. Hawaii law caps repair deductions at $500 or one month’s rent, whichever is greater, and all repairs must be for habitability (not cosmetic) issues.

Conclusion: Key Takeaways for Hawaii Renters on Repairs

• Tenants can only make minor repairs themselves without approval; major repairs need landlord consent.
• For essential, unaddressed repairs, use official forms and follow Hawaii’s "repair and deduct" process closely.
• Always document your requests and keep copies of all communication and receipts.

Staying informed and documenting your actions will help protect your rights and avoid disputes.

Need Help? Resources for Renters

• Hawaii Department of Commerce and Consumer Affairs Landlord-Tenant Center – Official guidance, forms, and resources
• Regulated Industries Complaints Office (RICO) – File complaints about landlord violations
• Hawaii State Judiciary Self-Help Center – Tenant legal self-help and information
• Legal Aid Society of Hawaii – Free or low-cost legal help for renters

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1. Hawaii Revised Statutes Chapter 521, Hawaii Residential Landlord-Tenant Code
2. Official Landlord-Tenant Forms from the Hawaii Department of Commerce and Consumer Affairs
3. Regulated Industries Complaints Office (RICO) – Hawaii Residential Tenancies Tribunal

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