As of mid‑2025, Hawaii does not impose statewide rent control—landlords are free to raise rents based on market conditions. There’s no statutory cap on the percentage increase. However, landlords must follow notice and lease‑term rules before raising rent.
Notice Rules Based on Lease Type
- Fixed‑term leases (e.g., 12‑month):
Rent cannot be increased during the active lease term unless the lease itself specifies such increases. At renewal, landlords can propose higher rent for the new term. - Month‑to‑month tenancies:
Landlords must provide a written 45‑day advance notice before the new rent amount takes effect. - Weekly leases:
A 15‑day notice is required for any rent increase.
No Limits on Increase—But No Surprise Moves
While Hawaii law doesn’t limit how much rent can increase, landlords can’t sneak in hidden fees or abuse the process. The notice must clearly state the new rent amount, effective date, and not be discriminatory or retaliatory.
Legislative Watch: HB 693 (Introduced Jan 2025)
A major development is HB 693, currently pending in the 2025 legislative session. Key proposed changes include:
- Caps on rent increases: limited to the lesser of 7% plus cost‑of‑living or 10% annually.
- Additional 7% increase permitted only if operating and maintenance costs aren’t covered.
- Maximum two increases per 12‑month period for the same tenant.
- 60‑day written notice required before any increase.
- Exemptions apply to government‑sponsored housing.
If adopted, this would represent Hawaii’s first statewide rent‑control style limits, aimed at addressing the rental affordability crisis.
Tenant Protections: When You Can Challenge an Increase
Tenants may have grounds to dispute a rent increase if:
- Notice is inadequate or untimely (e.g. fewer than 45 days for month‑to‑month tenants).
- The increase happens mid-lease without being specified in lease.
- It’s discriminatory or retaliatory (e.g. after reporting health/safety issues).
- Notice does not comply with emergency rules (e.g. wildfire or pandemic emergencies).
For example, on Maui, a statewide emergency proclamation in effect until April 5, 2025, has halted rent increases during a declared emergency, unless included in pre-agreed leases .
Why It Matters Now
- High rental rates: Median rent in Hawaii hovers around $2,800/month, with Honolulu averaging about $2,500/month.
- Housing instability: Over 56% of renters spend more than 30% of their income on housing, indicating widespread rent burden.
- Potential change: If HB 693 passes, tenants will gain greater protection with annual caps, stricter notice, and a limit on the number of increases—providing more income predictability.
7. Other Financial Rules to Note
- Late fees can be charged after rent is late, but should be reasonable—typically not exceeding 8% of rent.
- Security deposits: Combined rent and pet deposits are capped at 1 month (plus another month for pets). The deposit must be returned within 14 days, with an itemized deduction summary if applicabl.
- Repair & deduct right: Tenants may arrange repairs and deduct up to $500 from rent if the landlord fails to address habitability issues within a required time after proper notice.
What Tenants Should Do
- Review your lease closely—check for clauses allowing rent hikes or renewal terms.
- Track your tenancy type—fixed term, month‑to‑month, or weekly—and be aware of the corresponding notice period.
- Watch pending legislation—if HB 693 passes, increases beyond 7–10% per year would be illegal.
- Keep all communications in writing, especially rent notices and repair requests.
- Know your rights: you can challenge increases for insufficient notice, mid‑lease attempts, emergency restrictions, or discriminatory reasons.
- Seek guidance early—reach out to legal aid, tenant unions, or the Hawaii Office of Consumer Protection if you suspect improper practices.
Looking Ahead
As of June 2025:
- Hawaii has no rent caps yet, but landlords must follow strict notice rules tied to tenancy type and cannot raise rent mid-lease unless explicitly allowed.
- HB 693 is poised to redefine the landscape by adding caps, limiting frequency, and requiring longer notice.
- Tenants should stay informed and be prepared to challenge non‑compliant increases; increased tenant protection could follow soon.
Final Takeaway
Hawaii remains a tenant-friendly environment compared to some states—the system enforces full notice, deposit limits, repair obligations, and anti‑retaliation rules. That said, with no current cap on rent hikes, tenants remain vulnerable unless HB 693 becomes law. Meanwhile, serviceable notice and proper documentation remain the most effective tools tenants have to ensure fair treatment and affordable living.