Hawaii · Landlord Forms

Free Hawaii Landlord Forms

Every Hawaii landlord form we publish, organised by the stage of the tenancy it belongs to, each one paired with the Hawaii Revised Statutes section and the deadline that triggers it — starting with the nonpayment notice period that changed on the fifth of February 2026 and which most pages on this subject still state incorrectly.

Every form linked on this page is free, fillable in your browser, and downloadable as a PDF with no account, no membership and no paywall. Hawaii landlord forms are governed by the Residential Landlord-Tenant Code at Chapter 521 of the Hawaii Revised Statutes, and the single most important thing to know about it right now is that its most-used deadline was rewritten in 2026.

The Hawaii nonpayment notice is no longer five business days. It is TEN CALENDAR DAYS from receipt. Act 278 of 2025, signed on the second of July 2025, amended HRS § 521-68 with effect from 5 February 2026. The statute now requires a notice giving “not less than ten calendar days after receipt thereof”. Almost every commercial page, template and older handbook still says five business days. A five-day notice served today is short, and a short notice is the defect that gets a Hawaii case dismissed.

The short version

Nonpayment of rent — ten calendar days from receipt, HRS § 521-68. Changed from five business days on 5 February 2026.
You must also send the notice to a mediation centre. Under Act 278 the landlord gives the ten-day notice to a state-funded mediation centre offering free mediation, and must take part if the tenant asks.
Any other breach — not less than ten days to remedy, § 521-72 — unless the breach causes or threatens harm to a person, where no cure period is required.
Ending a month-to-month tenancy is asymmetric — the landlord needs forty-five days, the tenant only twenty-eight, § 521-71.
Entry — two days notice and only during reasonable hours, § 521-53.
Security deposit — one month’s rent plus a separately agreed pet deposit; returned within fourteen days; and the penalty for wrongful, wilful retention is three times the amount, § 521-44.
Court — all landlord-tenant cases are heard in District Court, and mediation comes first.

10 calendar daysPay-or-quit (new 2026)

2 daysNotice before entry

14 daysDeposit return

45 / 28 daysMonth-to-month notice

Act 278: What Changed on 5 February 2026

Act 278 of the 2025 session does two separate things, and it is worth keeping them apart because one of them is temporary and the other is not.

What	Detail	Duration
The notice period	HRS § 521-68(a) amended: a nonpayment notice must give not less than ten calendar days after receipt, replacing five business days.	Permanent. This amendment is expressly not repealed when the rest of the Act expires.
The mediation pilot	A landlord must provide the ten-day notice to a state-funded mediation centre that offers free mediation for residential landlord-tenant matters. If the tenant requests mediation, the landlord must participate.	A two-year pilot, 5 February 2026 to 4 February 2028.

So a landlord acting today must do two things where previously there was one: serve a compliant ten-day notice on the tenant, and route a copy to the mediation centre. The Hawaiʻi State Judiciary now publishes a form expressly titled a Ten Calendar Day Notice of Termination, which is the clearest possible confirmation that the old five-day document is obsolete.

Mediation is not only an Act 278 matter. The Judiciary also points to Act 202, which requires landlords and tenants to take specific steps before going to court, including participation in mediation, and it operates a Statewide Pre-filing Eviction Mediation Program. Hawaii is therefore a state where filing is genuinely the last step rather than the first, and a landlord who treats mediation as optional will lose time rather than save it.

One honest caveat. We have set out the ten-day rule and the mediation duty because they are confirmed by the statutory text, by the Act itself and by the Judiciary’s own form. We have not attempted to state which mediation centre serves your island, what the centre requires, or the mechanics of the referral, because those are administrative details we could not verify from a primary source. Contact the District Court for your island, or the Judiciary’s pre-filing mediation programme, before you serve.

Every Hawaii Landlord Form, by Stage of the Tenancy

Alphabetical form lists are the least useful arrangement, because a landlord arrives knowing what has happened, not what the document is called. The index below is ordered by where you are in the tenancy, and each entry names the statute behind it.

STAGE 1

Starting the tenancy

Hawaii residential lease agreement — the master document, and the place where any pet-deposit amount must be agreed, because § 521-44(b) makes the pet sum a matter of agreement rather than a fixed statutory figure.
Lead-based paint form — required by federal law, not Hawaii law, for any dwelling built before 1978.
Move-in / move-out condition checklist — the most valuable optional form on this page in Hawaii specifically, because § 521-44(c) requires you to produce written evidence of what you deduct, and a signed move-in record is what makes an estimate credible.

STAGE 2

During the tenancy

Notice to enter the property — § 521-53, at least two days, and entry only during reasonable hours. Emergency and impracticability are the exceptions.
Rent increase notice — Hawaii has no statewide rent control. For a month-to-month tenancy the practical constraint is the § 521-71 forty-five day landlord notice period, because an increase the tenant will not accept becomes a termination question.
Late rent notice — a courtesy reminder, not a statutory notice. It starts no clock and is not a substitute for the § 521-68 demand.
Rental Application

STAGE 3

When the tenant breaches

Notice to pay rent or quit — read this before you use it. This form is titled for the old five-business-day rule. Since 5 February 2026 the required period under § 521-68 is ten calendar days from receipt, and you must also route the notice to a mediation centre. Use the form only if you set the period to ten calendar days, and prefer the Judiciary’s own Ten Calendar Day Notice of Termination for anything heading to court.
Notice to cure or quit — § 521-72, not less than ten days to remedy, specifying the rule breached and the time allowed.
Unconditional quit notice — for the § 521-72 situations where no cure period is required, namely a breach that causes or threatens to cause damage to any person, or a violation of § 521-51(1) or (6).

STAGE 4

Ending the tenancy without fault

Notice of non-renewal — used when a fixed term is ending and you do not intend to renew.
Tenant notice to vacate — the tenant’s side of § 521-71, and the shorter half of it: twenty-eight days against the landlord’s forty-five.

STAGE 5

After the tenant moves out

Security deposit itemisation — § 521-44(c), within fourteen days, and it must be accompanied by written evidence of the costs claimed.
Security deposit return letter — the covering document that goes with the refund.

The Asymmetric Termination Rule

Section 521-71 does something few states do: it gives the two sides different notice periods for the same act. To end a month-to-month tenancy the landlord must notify the tenant in writing at least forty-five days in advance of the anticipated termination. The tenant need give only twenty-eight days.

That gap has practical consequences worth planning around. A landlord who decides in March to end a tenancy at the end of April is already too late; the notice needed to go out in mid-March at the latest. And a landlord relying on a rent increase to prompt a departure should assume the tenant can leave on twenty-eight days’ notice while the landlord remains bound to forty-five. Our Hawaii lease termination laws guide sets out the counting with worked dates.

Security Deposits: One Month, Fourteen Days, and Treble Damages

The cap under § 521-44(b) is one month’s rent, plus a further amount agreed between landlord and tenant to compensate the landlord for damage caused by a pet animal. Two limits sit on that pet amount. It may not be required from a tenant who does not have a pet animal residing in the premises, and it may not be required for an assistance animal that is a reasonable accommodation. Our Hawaii pet and ESA laws guide covers where that line falls.

Fourteen days — and you must show your working

Under § 521-44(c) the deposit, or the portion remaining after authorised deductions, must be returned not later than fourteen days after the termination of the rental agreement. Fourteen days is among the shortest deadlines in the country and leaves very little room for a slow contractor.

Hawaii requires evidence, not just an itemisation. Section 521-44(c) obliges the landlord to furnish written evidence of the costs of remedying tenant defaults — estimates or invoices for materials and services — or, for cleaning, receipts. A list of deductions with round-number figures and no paperwork behind it does not satisfy the section. Line up your quotes before the fourteen days start running, not after.

The penalty is unusually heavy. Where a court determines that a deposit was wrongfully and wilfully retained, § 521-44(h)(1) allows the tenant damages of three times the amount wrongfully and wilfully retained, together with the cost of suit. Note both halves of the test: the retention must be wrongful and wilful, so an honest dispute over a documented deduction is not the target — but a landlord who simply keeps the money and produces nothing is squarely inside it. Our Hawaii security deposit laws guide covers the permitted deductions.

Breach of the Rental Agreement: Section 521-72

Where the problem is not money, § 521-72 governs. The landlord gives written notice specifying the breach and the time, not less than ten days, within which the tenant is required to remedy it. The notice must also make clear what happens on repetition — the statutory form of words contemplates the tenant being told not to continue or again violate the rule.

Two refinements matter in practice. First, no cure period is required at all where the breach causes or threatens to cause damage to any person, or where it violates § 521-51(1) or (6). That is the Hawaii route to an unconditional notice, and it is narrower than the general “serious misconduct” grounds some states use — it is anchored to harm to a person and to two specific tenant obligations.

Second, there is a deadline on the landlord, which is easy to miss because most states do not impose one. Where a breach continues or recurs, the landlord may bring a summary proceeding for possession within thirty days after that continued or recurring breach. Sitting on a breach for months and then acting is not obviously available. See our Hawaii eviction notice laws guide.

Entry and Access

Section 521-53 requires the landlord, except in an emergency or where it is impracticable to do so, to give the tenant at least two days’ notice of intent to enter, and to enter only during reasonable hours. Two days is shorter than the notice many states require, but the “reasonable hours” limb is a real constraint rather than a formality: a properly noticed entry at an unreasonable hour is still outside the section.

Because the statute pairs a short notice period with a conduct standard, the practical discipline in Hawaii is to put the notice in writing with a stated time and purpose even though the section does not spell out a format. That way the two days and the reasonableness of the hour are both provable. Our Hawaii landlord entry laws guide works through the exceptions.

Hawaii Court Procedure

All landlord-tenant cases in Hawaii are heard in District Court. That is the Judiciary’s own statement, and it is simpler than the multi-court arrangements several mainland states run.

Two features shape the timeline more than anything else. The first is mediation: between Act 202’s pre-court requirements, the Judiciary’s Statewide Pre-filing Eviction Mediation Program, and the Act 278 pilot obligation to route a nonpayment notice to a mediation centre, a Hawaii landlord should expect a mediation step before a courtroom. The second is that forms are published per island — separate sets for Oʻahu, for Maui, Molokaʻi and Lānaʻi, for Hawaiʻi island and for Kauaʻi.

We have deliberately not published Hawaii court form numbers or filing fees. Because the forms are island-specific and the state’s own statute and consumer-protection sites were not retrievable when we verified this page, we could not confirm a numbered list or a current fee from a primary source. Publishing a form number we have not seen is exactly the error this page exists to avoid. Get the current set from the District Court for your island, and ask specifically for the Ten Calendar Day Notice of Termination.

The Hawaii Timeline, and Why Mediation Changes It

Landlords usually want to know not just which form, but how long the whole thing takes. Hawaii’s answer has been reshaped by the 2026 changes, and the reshaping is not simply “five days became ten”. A mediation step now sits between the notice and the courthouse.

Step	Who acts	How long	Authority
Serve the nonpayment notice	Landlord	Day zero	§ 521-68
Send the notice to a mediation centre	Landlord	Same step, not a later one	Act 278
Notice period runs	Tenant may pay	Ten calendar days from receipt	§ 521-68
Mediation, if requested	Both parties	Landlord participation is required during the pilot	Act 278; Act 202; the pre-filing programme
File for possession	Landlord	After the notice period and the mediation step	District Court, island-specific forms

For a breach that is not about rent the front of the sequence differs: a § 521-72 notice giving not less than ten days to remedy, and then — if the breach continues or recurs — a summary proceeding that must be brought within thirty days of that continued or recurring breach. For a no-fault ending it is the § 521-71 forty-five days, and no notice period will shorten that.

We have not published a figure for how long a Hawaii case takes between filing and hearing. That depends on the District Court and the island, it is not fixed by statute, and it is exactly the sort of number that circulates confidently and wrongly. Ask the court.

Notices served around the changeover

One transitional question is worth addressing directly, because it will keep arising through 2026. If you drafted a notice on the old five-business-day template and it has not yet been served, do not serve it — redraft to ten calendar days. If you served a short notice and the tenant has not paid, the safe course is to serve a fresh compliant notice and restart the clock rather than to file on a doubtful one, because a period that is short by a few days goes to your right to bring the action at all. An over-generous notice costs you days; an under-generous one can cost you the case and the filing fee.

What the Tenant Can Do Back

Every form on this page has a counterpart on the tenant’s side, and a landlord who understands the return fire serves better notices. In Hawaii five things do most of the work, and several of them are triggered by landlord administration rather than bad faith.

Treble damages on the deposit. Section 521-44(h)(1) allows three times the amount wrongfully and wilfully retained, plus the cost of suit. On a one-month deposit that is a meaningful sum, and the fourteen-day clock makes it easy to trigger.
The evidence requirement. Because § 521-44(c) obliges the landlord to furnish estimates, invoices or receipts, a tenant can put the landlord to proof on every line. Deductions supported by nothing tend not to survive.
The short notice. Any nonpayment notice giving less than ten calendar days from receipt is now defective, and through 2026 a great many will be, because the templates in circulation have not caught up.
Mediation. During the Act 278 pilot a tenant who requests mediation is entitled to it, and the landlord must take part. That is a right the tenant can exercise unilaterally.
The thirty-day limit. Section 521-72 expects the landlord to bring the summary proceeding within thirty days of a continued or recurring breach, so a landlord who waits and then acts on an old grievance may find the timing questioned.

Self-help is not a Hawaii remedy. Changing the locks, removing a door, or shutting off utilities to force a tenant out converts a possession case into a claim against the landlord, and given that Hawaii already channels disputes through mediation before court, it is a particularly poor trade. The District Court route is the route.

Which Hawaii Form Do I Need?

The tenant has not paid rent. Serve a notice giving ten calendar days from receipt under § 521-68 — not five business days — and route it to a state-funded mediation centre. Be ready to take part in mediation if asked.
The tenant has broken a rule or the agreement. Section 521-72 notice, not less than ten days to remedy, naming the rule.
The breach threatens harm to a person, or violates § 521-51(1) or (6). No cure period is required; use the unconditional notice.
The breach continued or recurred. Bring the summary proceeding within thirty days of the continued or recurring breach.
Nobody is at fault and you want the tenancy to end. Forty-five days as landlord under § 521-71. If it is the tenant leaving, twenty-eight.
You need to get into the property. Two days under § 521-53, at a reasonable hour.
The tenant has moved out. Fourteen days to return the deposit, with written evidence of anything you deduct.
The notice period has run. Expect mediation first, then District Court, using the form set for your island.

How to Fill Out a Hawaii Ten-Day Notice

Set the period to ten calendar days, counted from RECEIPT. Not from posting, not from drafting, and not in business days. This is the change most likely to invalidate a notice served in 2026.
Name every tenant on the rental agreement, and identify the premises exactly as the agreement does.
State the rent owed as a figure and the period it covers.
State that the rental agreement will be terminated if payment is not made within the stated period — the section is framed around that consequence, so a bare demand for money is not a § 521-68 notice.
Route the notice to a state-funded mediation centre as Act 278 requires, and keep proof that you did.
Be ready to mediate. If the tenant requests mediation, participation is not optional during the pilot.
Record how and when the tenant received it. The period runs from receipt, so the receipt date is the anchor for everything after it.
Date it and sign it, and keep a copy with the mediation-centre transmission.

How to Fill Out a Section 521-72 Cure Notice

The cure notice is the document most often drafted casually, because the breach usually feels self-evident to the landlord. Section 521-72 does not let you rely on that: it requires the notice to specify what was breached and how long the tenant has to fix it, and it contemplates telling the tenant what happens on repetition.

Decide first whether a cure period is required at all. If the breach causes or threatens to cause damage to any person, or violates § 521-51(1) or (6), no cure period is required and the unconditional notice is the right instrument. Everything else needs the ten days.
Name the rule or term actually breached. Not “you are in breach of the lease” but the specific provision. A notice that leaves the tenant guessing which obligation to fix cannot sensibly start a cure period.
Describe the facts. Dates, incidents, what was observed. This is what makes the breach provable if the tenant does not cure.
State the time to remedy, and make it not less than ten days. Give the end date rather than leaving the tenant to count, and count generously if delivery is uncertain.
Say what a cure looks like. A remedy the tenant can actually perform and you will actually accept — an unauthorised pet removed, a vehicle relocated, a nuisance stopped. Vague cures produce disputes about whether the breach was remedied.
Address repetition. The section’s own framing contemplates warning the tenant not to continue or again violate the rule, so say so.
Diarise the thirty days. If the breach continues or recurs, the summary proceeding is expected within thirty days of that continued or recurring breach. Note the date the cure period ends and the date thirty days later.
Name every tenant, identify the premises as the agreement does, date it and sign it, and record how and when it was delivered.

Do not fold a rent demand into a cure notice. Nonpayment runs on § 521-68 with its own ten-calendar-day period measured from receipt and its own mediation-centre routing; a lease breach runs on § 521-72 with a ten-day remedy period. They are different sections with different consequences, and a hybrid document that demands rent and threatens termination for a rule breach in the same breath is likely to satisfy neither.

What Happens If the Form Is Wrong

A defect that shortens a tenant’s statutory period is the serious one. In Hawaii right now the commonest version of that error is not carelessness but obsolescence: a template that still says five business days produces a notice that is short by several days, and a short notice goes to the landlord’s right to bring the action at all. Counting the ten days from the date you posted rather than the date the tenant received the notice produces the same problem.

A defect that lengthens a period, or gives the tenant more information than the statute requires, generally works in the tenant’s favour and creates no problem for the landlord. Errors of identity sit in between: a misspelled name or a transposed unit number can usually be cured where it is obvious who and what was meant, but it hands the tenant an argument.

Hawaii adds one failure mode the mainland does not have. Skipping the mediation step — not routing the notice to a mediation centre, or declining to participate when asked — is not a drafting defect at all, but during the Act 278 pilot it is a procedural obligation, and a landlord who ignores it should not expect the court to treat filing as the natural next step.

What This Page Does Not Have

We would rather scope this honestly than promise documents we do not host. Hawaii landlords also commonly want a rental application, a sublease or assignment agreement, a rent receipt, and an abandoned-property notice. Those are not yet published as Hawaii-specific forms.

We have also declined to publish three things other pages state confidently: court form numbers, filing fees, and any late-fee or grace-period rule for Hawaii. In each case the primary sources we would need were not retrievable when this page was verified, and a figure we have not seen is a figure we will not print. The District Court for your island is the right place to confirm all three.

Common Hawaii Landlord Form Mistakes

Serving a five-business-day nonpayment notice. Since 5 February 2026 the period is ten calendar days from receipt.
Counting the ten days from posting rather than receipt. Section 521-68 measures from receipt.
Skipping the mediation centre. Act 278 requires the notice to go there as well as to the tenant.
Treating mediation as optional. Act 202 and the pre-filing programme both point the other way.
Giving the tenant forty-five days, or yourself twenty-eight. Section 521-71 runs the other way round: landlord forty-five, tenant twenty-eight.
Itemising deductions without evidence. Section 521-44(c) requires estimates, invoices or receipts.
Missing the fourteen-day deposit deadline. Wrongful and wilful retention carries treble damages.
Charging a pet deposit to a tenant with an assistance animal that is a reasonable accommodation, or to a tenant with no pet at all.
Sitting on a recurring breach. Section 521-72 expects the summary proceeding within thirty days of the continued or recurring breach.
Entering at an unreasonable hour with two days’ notice. The notice and the hour are separate requirements.

Free Fillable Forms Versus the Paid Hawaii Form Sites

Hawaii’s search results are unusually government-heavy: the Judiciary and the state’s consumer-protection office both rank, which means authority and accuracy matter more here than raw length. The deepest commercial page is a lease packet product. The membership-walled association directory lists about a dozen Hawaii form titles with no Hawaii law attached at all.

What none of them currently does is state the ten-day rule correctly alongside the forms it governs. That is the whole reason this page leads with the 2026 change rather than burying it: on this query, being right about one date is worth more than being long.

Every form linked from this page is free, fills in the browser, and downloads as a finished PDF. There is no account, no trial, and no upsell attached to the documents themselves. What we ask in return is straightforward: if you are about to hand keys to someone, run the screening first, because nearly every dispute described on this page is cheaper to prevent than to litigate.

Hawaii Landlord Forms: FAQ

How many days is a Hawaii notice to pay rent or quit?

Ten calendar days from receipt, under HRS § 521-68. Act 278 of 2025 changed this from five business days with effect from 5 February 2026, and that amendment is permanent. A notice giving five business days is now short.

What is Act 278 and does it still apply?

Act 278 of 2025 did two things. It permanently changed the nonpayment notice period to ten calendar days, and it created a two-year eviction mediation pilot running from 5 February 2026 to 4 February 2028 under which the landlord must send the notice to a state-funded mediation centre and participate if the tenant requests mediation. The pilot expires in 2028 but the ten-day notice period does not.

Does a Hawaii landlord have to mediate before evicting?

In practice yes. The Judiciary points to Act 202, which requires landlords and tenants to take specific steps before going to court including mediation, and operates a Statewide Pre-filing Eviction Mediation Program. Separately, during the Act 278 pilot a landlord must provide the ten-day nonpayment notice to a mediation centre and take part if the tenant asks.

How much notice ends a month-to-month tenancy in Hawaii?

It depends which side is giving it. Under HRS § 521-71 the landlord must give at least forty-five days written notice, while the tenant need give only twenty-eight days. The periods are deliberately asymmetric.

How much notice must a Hawaii landlord give before entering?

At least two days under HRS § 521-53, and entry must be during reasonable hours. The exceptions are an emergency, or where giving notice is impracticable.

What is the Hawaii security deposit cap?

One month’s rent under HRS § 521-44(b), plus a further amount agreed between landlord and tenant for damage caused by a pet animal. The pet amount cannot be required from a tenant with no pet, or for an assistance animal that is a reasonable accommodation.

How long does a Hawaii landlord have to return a deposit?

Not later than fourteen days after termination of the rental agreement, under HRS § 521-44(c). The landlord must also furnish written evidence of the costs deducted — estimates or invoices for materials and services, or receipts for cleaning.

What is the penalty for wrongly keeping a Hawaii security deposit?

Where a court finds the deposit was wrongfully and wilfully retained, HRS § 521-44(h)(1) allows the tenant damages of three times the amount retained plus the cost of suit. Both elements must be present, so a documented good-faith dispute is treated differently from simply keeping the money.

How long does a Hawaii tenant get to fix a lease violation?

Not less than ten days under HRS § 521-72. No cure period is required where the breach causes or threatens to cause damage to any person, or violates § 521-51(1) or (6). If the breach continues or recurs the landlord must bring the summary proceeding within thirty days of that continued or recurring breach.

Which court hears Hawaii eviction cases?

District Court hears all landlord-tenant cases in Hawaii. Forms are published separately for each island group — Oʻahu, Maui with Molokaʻi and Lānaʻi, Hawaiʻi island, and Kauaʻi — so obtain the set for the island where the property sits.

Can a Hawaii landlord charge a pet deposit for a service or assistance animal?

No. The additional pet-animal security deposit under HRS § 521-44(b) may not be required for an assistance animal that is a reasonable accommodation, nor from any tenant who does not have a pet animal residing in the premises.

Related Hawaii Guides

Hawaii landlord-tenant laws — the full statutory overview.
Hawaii eviction notice laws — the ten-day rule and the mediation step.
Hawaii security deposit laws — fourteen days, evidence and treble damages.
Hawaii lease termination laws — the forty-five and twenty-eight day periods.
Hawaii breaking lease laws — early termination and mitigation.
Hawaii rent increase laws — why Hawaii has no statewide rent control.
Hawaii late fee laws — what the Code does and does not regulate.
Hawaii landlord entry laws — two days and reasonable hours.
Hawaii habitability laws — the landlord’s repairing duties.
Hawaii pet and ESA laws — pet deposits and assistance animals.
Hawaii tenant screening laws — background checks and adverse action.

About the Author

Published by Tenant Screening Background Check · Editorial Team

Established 2004. Our editorial team has spent two decades helping landlords and property managers run lawful tenant screening and follow state landlord-tenant codes across all fifty states. For this page we worked from the text of Chapter 521 and from the Hawaiʻi State Judiciary’s own material, and we cross-checked the 2026 notice change against the statutory text, against the Act itself and against the Judiciary’s Ten Calendar Day Notice of Termination form — because most secondary summaries still publish the repealed five-business-day period.

Updated 2026

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Last reviewed 2026. This page is general information about Hawaii landlord-tenant law, not legal advice. Hawaii changed its nonpayment notice period on 5 February 2026 and is operating a mediation pilot until 4 February 2028, and court forms and fees are published separately for each island. We have deliberately omitted form numbers and filing fees we could not verify from a primary source. Confirm the current requirements with the District Court for your island or with a Hawaii attorney before you serve a notice or file a case.