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.

1. Identity of the Owner and Manager

Before or exactly at the commencement of the tenancy, a landlord must disclose in writing the name and exact address of:

1. The person authorized to manage the premises (e.g., the local property management company).
2. An owner of the premises, or a person 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 within a reasonable timeframe.

Crucial Hawaii Requirement: If the primary owner resides off-island (out of state, or on a different Hawaiian island than the rental property), Hawaii law often requires them to designate an on-island agent to handle emergencies, rent collection, and legal service.

2. General Excise Tax (GET) Number

In Hawaii, residential rental income is subject to the General Excise Tax (GET). Furthermore, short-term rentals are subject to the Transient Accommodations Tax (TAT).

While not always explicitly required to be written inside the boilerplate of the lease document itself under Chapter 521, landlords must prominently display their GET license number (and TAT number, if applicable) on any advertisement soliciting the rental property. Sophisticated Hawaii leases will include the GET number within the agreement as a strong best practice to prove the landlord is operating a legitimate, tax-compliant business.

3. Federal Lead-Based Paint Disclosure

Because lead poisoning is a severe health risk, federal law requires landlords of properties built prior to 1978 to:

1. Disclose the known presence of lead-based paint and/or lead-based paint hazards in the unit.
2. Provide tenants with any available records or reports pertaining to lead-based paint.
3. Provide tenants with the EPA pamphlet, "Protect Your Family From Lead In Your Home."
4. 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). If you are operating a legal short-term rental (typically defined as less than 180 days, though definitions vary sharply by county like Honolulu vs. Maui), you are subject to rigorous local disclosure requirements.

You must generally post your local permit number, GET number, TAT number, and the contact information for your mandatory on-island local contact person inside the unit and on all online advertisements (like Airbnb or Vrbo).

Best Practices for Hawaii Landlords

To ensure a solid defense against any claims that a tenant "didn't know who to contact":

1. 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.
2. 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.
3. Display Your GET Number: Prominently display your Hawaii General Excise Tax number on your lease agreements to project professionalism and compliance.

How Landager Helps

Landager tracks lease terms, ensures timely notices, and maintains secure compliance records - making it easy to stay compliant with Hawaii regulations.

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