Hawaii Eviction Notice Requirements
Hawaii's Residential Landlord-Tenant Code sets the rent notice in HRS § 521-68. Under Act 278 of 2025, a pilot program running from February 5, 2026 through February 4, 2028, a landlord seeking to evict for nonpayment alone must first give at least 10 calendar days' written notice to pay. For a rule violation, § 521-72 lets the landlord give written notice allowing at least 10 days to fix the problem. Ending a month-to-month tenancy takes at least 45 days' written notice from the landlord under § 521-71.
The nonpayment notice must state that the tenant is in default, that the landlord may sue if payment isn't made within 10 days, and that the tenant may request free mediation. A copy must go to a mediation center, and the complaint must attach proof of that. A posted notice counts as received the day it's posted, and a mailed notice two business days after the postmark. If the tenant requests mediation within 10 days, the landlord must take part, and the landlord may file after 20 calendar days from when the tenant received the notice.
If the tenant doesn't pay, cure or move out, the landlord files a summary possession case in District Court. Hawaii prohibits self-help evictions: a landlord may not lock out a tenant without a court order, and § 521-74.5 bars taking possession by cutting off water, hot water, electricity, gas or other essential services. A tenant who is unlawfully locked out can recover two months' rent plus the cost of suit. Only an eviction ordered by a judge can remove a tenant.
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Hawaii: common questions
How many days' notice for unpaid rent in Hawaii?
Under the Act 278 pilot, which runs from February 5, 2026 to February 4, 2028, at least 10 calendar days after the tenant receives written notice. Before the pilot, § 521-68 used a five-business-day notice. The pilot notice must also tell the tenant about free mediation, and a copy goes to a mediation center.
What is Hawaii's eviction mediation requirement?
During the pilot, the landlord sends a copy of the nonpayment notice to a mediation center. If the tenant requests mediation within 10 days, the landlord must participate, and mediation must take place within 30 days of the center contacting both sides. Mediation through the centers is free; each side pays its own legal fees.
How much notice ends a Hawaii month-to-month tenancy?
At least 45 days' written notice from the landlord, under HRS § 521-71, and no reason is required. A 120-day notice applies when the landlord plans to demolish the units or convert them to a condominium or transient vacation rentals. A tenant ending a month-to-month tenancy must give at least 28 days' notice.
What notice is required for a lease violation in Hawaii?
Under § 521-72, the landlord gives written notice describing the breach and allowing at least 10 days to remedy it. If the breach continues past that date, the landlord must sue within 30 days of the continued breach. Some violations, such as breaking state or county health and safety laws, allow the landlord to sue right away.
Compare nearby states
| State | Unpaid rent | Lease violation | Month-to-month |
|---|---|---|---|
| Hawaii | 10 days | 10 days | 45 days |
| Alabama | See statute | See statute | 30 days |
| Alaska | 7 days | 10 days | 30 days |
| Arizona | 5 days | 10 days | 30 days |
| Arkansas | 3 days | 14 days | 30 days |
| California | See statute | See statute | See statute |
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