Hawaii Landlord Required Disclosures
Review the mandatory residential disclosures required under Hawaii landlord-tenant law, including owner identity and transient accommodations.
Legal Disclaimer
This content is for general informational and educational purposes only. It does not constitute legal advice and should not be relied upon as such. Laws change frequently — always verify current regulations and consult a licensed attorney in your jurisdiction for advice specific to your situation. Landager is a property management platform, not a law firm.Information last verified: May 2026.
Hawaii Landlord Required Disclosures
Effective Date: 1972
Under the Hawaii Residential Landlord-Tenant Code (HRS § 521-43), landlords must transparently disclose specific operational and ownership information to their tenants before the tenancy begins. Failure to provide these disclosures can restrict a landlord's ability to enforce certain lease terms and may lead to legal complications in the District Court.
1. Identity of the Owner and Manager
Before or exactly at the commencement of the tenancy, a landlord or authorized person must disclose in writing the name and exact address of:
- The person authorized to manage the premises (e.g., the local property management company).
- Each person who is an owner of the premises or authorized to act for and on behalf of the owner for the purpose of service of process (e.g., receiving lawsuits) and for receiving notices and demands from the tenant.
This information must be kept current. If the ownership or management changes, the tenant must be notified in writing.
On-Island Agent Requirement (HRS § 521-43(f)): Any owner or landlord who resides outside the State or on a different island from where the rental unit is located must designate in the written rental agreement an agent residing on the same island where the unit is located to act on their behalf.
2. General Excise Tax (GET) Number
In Hawaii, residential rental income is subject to the General Excise Tax (GET). Under HRS § 521-43(i), the landlord or the landlord's agent must provide the tenant with the landlord's GET registration number at or before the commencement of the tenancy. This allows eligible tenants to claim the low-income household renters' tax credit under section 235-55.7.
Furthermore, short-term rentals are subject to the Transient Accommodations Tax (TAT). Under HRS § 237D-4, landlords must prominently display their GET and TAT license numbers on any advertisement soliciting the rental property and provide them within the rental agreement.
3. Federal Lead-Based Paint Disclosure
Because lead poisoning is a severe health risk, federal law (42 U.S. Code § 4852d) requires landlords of properties built prior to 1978 to:
- Disclose the known presence of lead-based paint and/or lead-based paint hazards in the unit.
- Provide tenants with any available records or reports pertaining to lead-based paint.
- Provide tenants with the EPA pamphlet, "Protect Your Family From Lead In Your Home."
- Include a specifically worded lead warning statement in the lease, along with an acknowledgment signed by the tenant and landlord.
4. Local Disclosures (Short-Term Rentals)
Hawaii heavily regulates short-term vacation rentals (transient accommodations). For rentals of fewer than 180 consecutive days, you are subject to rigorous disclosure requirements under HRS § 237D-4.
Landlords must:
- Conspicuously display the certificate of registration (or a notice of its location) and the local contact's name, phone number, and email address inside the unit.
- Include the registration identification number in any advertisement soliciting the transient accommodation.
Best Practices for Hawaii Landlords
To ensure a solid defense against any claims that a tenant "didn't know who to contact":
- Require Signatures: When providing the Lead-Based Paint disclosure, ALWAYS have the tenant sign a receipt acknowledging they received the documents. Keep these in the tenant's file indefinitely.
- Include Disclosures in the Lease: Add a "Notices and Contacts" section in your standard lease agreement where the identity of the owner, the on-island agent, and the management company are clearly spelled out with precise addresses and phone numbers.
- Audit GET Compliance: Ensure your GET number is provided to the tenant at or before the commencement of the tenancy to remain in strict compliance with HRS § 521-43(i).
How Landager Helps
Landager tracks lease terms, ensures timely notices, and maintains secure compliance records - making it easy to stay compliant with Hawaii regulations.
Back to Hawaii Landlord-Tenant Laws Overview.
Frequently Asked Questions
▶What disclosures must Hawaii landlords provide to tenants?
Hawaii landlords must provide certain disclosures to tenants before or at the time of lease signing. Common required disclosures include lead-based paint hazards (for pre-1978 buildings, a federal requirement), the identity of the landlord or property manager, and any known material defects in the property. Additional state-specific disclosures may include flood risk, mold hazards, and environmental conditions.
▶What are the Hawaii landlord-tenant laws every property owner should know?
Residential rentals in the Aloha State are governed primarily by the Hawaii Residential Landlord-Tenant Code (Hawaii Revised Statutes [HRS] Chapter 521). This manage statute outlines the mutual rights and obligations of both property owners and their tenants, ensuring fair housing practices across the islands. This guide covers the essential compliance requirements for property owners and landlords.
Read the complete guide▶What is the Hawaii eviction process and how long does it take?
The Hawaii eviction process requires landlords to provide written notice to tenants before filing a court action. The type and length of notice depends on the reason for eviction — typically shorter for non-payment of rent and longer for lease violations or no-fault terminations. Self-help evictions (changing locks, removing belongings, shutting off utilities) are illegal in Hawaii. The full court process varies but typically takes several weeks.
Read the complete guide▶What are the Hawaii security deposit rules and return deadlines?
Hawaii has specific rules governing how much landlords can charge for security deposits, how deposits must be held, and the deadline for returning deposits after a tenant moves out. Landlords must provide an itemized statement of any deductions made from the deposit. Failure to comply with deposit return deadlines can result in penalties and the forfeiture of the landlord's right to claim deductions.
Read the complete guide▶What are the Hawaii rent increase laws and caps for landlords?
Hawaii has specific rules governing when and how landlords can increase rent. During a fixed-term lease, rent generally cannot be increased unless the lease explicitly allows it. For month-to-month tenancies, landlords must provide proper written notice before an increase takes effect. Check whether Hawaii has any local rent control ordinances that may impose additional caps or requirements.
Read the complete guide▶What is the grace period for late rent in Hawaii?
Hawaii has specific rules regarding grace periods for late rent and the amount that can be charged as a late fee. Late fee provisions must be stated in the lease agreement, and fees must be reasonable. Check Hawaii state law and any applicable local ordinances for the exact grace period and late fee limits that apply to your rental property.
Read the complete guide▶What are the Hawaii lease requirements for rental properties?
Hawaii recognizes both written and oral leases, though written leases are strongly recommended for terms longer than one year. Lease agreements should include the rent amount, payment due date, security deposit terms, maintenance responsibilities, and rules regarding entry, pets, and subletting. Certain lease clauses that waive tenant statutory rights may be void and unenforceable under Hawaii law.
Read the complete guide▶What are Hawaii landlord maintenance obligations and habitability standards?
Hawaii landlords must maintain rental properties in a condition that is fit for habitation and complies with applicable building, housing, and health codes. This includes maintaining structural integrity, plumbing, heating and cooling systems, electrical systems, and pest control. Tenants typically have the right to request repairs in writing, and if repairs are not made within a reasonable time, tenants may have legal remedies available.
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