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Free Hawaii Property
Management Agreement Template

Who owns the property, who will manage it, and when the arrangement begins.

Last reviewed September 2026

Written by LawLease Editorial

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Hawaii Property Management Agreement

This Property Management Agreement is built with Hawaii as the governing state. These are the Hawaii landlord-tenant rules that most often bear on it, with the statute for each.

Hawaii rules at a glance

Hawaii rules for a Property Management Agreement
Security deposit limit1 month’s rent, plus up to 1 more month as a pet depositHRS §521-44(b)
Deposit return14 days, with written evidence of costs — or the landlord forfeits the right to keep any of itHRS §521-44(c)
Deposit rulesThe one-month cap, the 14-day deadline and the forfeiture rule apply no matter what the lease says (§521-44).
Landlord entryAt least 2 days’ notice, during reasonable hoursHRS §521-53(b)
Late feesMax 8% of the rent dueHRS §521-21(f)

Security deposits in Hawaii

Hawaii limits the security deposit to one month’s rent. Where the tenant keeps a pet, the landlord may collect an additional pet deposit of up to one more month’s rent — but never for an assistance animal kept by a tenant with a disability (§521-44(b)).

  • Permitted uses — Unpaid rent and other tenant defaults, damage beyond normal wear and tear, cleaning to move-in condition, pet damage, and unpaid utility charges (§521-44(a)).
  • Not last month’s rent — No part of the deposit can be treated as the last month’s rent unless both sides agree in writing (§521-44(b)).
  • 14-day deadline — Within 14 days after the tenancy ends, the landlord must return the deposit or give written notice of the reasons for keeping any part of it, with written evidence of the costs such as estimates or invoices (§521-44(c)).
  • Forfeiture — A landlord who doesn’t meet the 14-day notice requirement isn’t entitled to retain any part of the deposit — even for real damage (§521-44(c)).
  • Bad-faith penalty — If the landlord wrongfully and willfully kept deposit money, the small claims court may award three times the amount withheld, plus costs (§521-44(h)).

Rent, late fees & rent increases

  • Late-fee cap — Where the lease provides for a late charge, it can’t exceed 8% of the amount of rent due (§521-21(f)). Hawaii sets no mandatory grace period, so the lease sets when the fee applies.
  • Rent increases — Rent on a month-to-month tenancy can’t be raised without written notice given 45 consecutive days before the increase takes effect; for tenancies shorter than month-to-month it’s 15 days (§521-21(d)–(e)). A fixed-term lease can’t be increased mid-term unless the lease allows it.
  • General excise tax — Rental income is subject to Hawaii’s general excise tax, and landlords must provide their GET number to tenants so they can claim the low-income renter’s tax credit (§521-43(h)).
  • Rent control — Hawaii has no statewide or county rent control on private rentals; the 45-day notice rule is the main limit on increases.

Landlord entry & access

A Hawaii tenant can’t unreasonably refuse entry for inspections, repairs, agreed services or showings to buyers, lenders and prospective tenants. Except in an emergency or where it’s impracticable, the landlord must give at least two days’ notice and enter only during reasonable hours, and may not abuse access to harass the tenant (§521-53(b)). Otherwise the landlord has no right of entry without a court order, unless the tenant appears to have abandoned the unit (§521-53(c)).

Tenant protections you can’t waive

  • No liability waivers — A lease clause exempting the landlord from liability for its own or its agents’ acts, or making the tenant indemnify the landlord for them, is void (§521-33).
  • No lockouts — If a landlord removes or excludes a tenant overnight without cause or a court order, the tenant can recover possession or end the lease and collect two months’ rent (or two months of free occupancy) plus attorney’s fees (§521-63(c)).
  • No retaliation — A landlord can’t raise rent, cut services or evict because the tenant complained to a government agency or requested repairs in good faith (§521-74).
  • Deposit rules — The one-month cap, the 14-day deadline and the forfeiture rule apply no matter what the lease says (§521-44).

Hawaii Property Management Agreement FAQs

How much can a landlord charge for a security deposit in Hawaii?

No more than one month’s rent. A landlord may also collect a separate pet deposit of up to one additional month’s rent, but not for an assistance animal (HRS §521-44(b)).

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

14 days after the tenancy ends. Within that window the landlord must return the deposit or explain in writing why any part is being kept, with evidence of the costs. Miss it and the landlord can’t keep any of the deposit (§521-44(c)).

What is the maximum late fee in Hawaii?

8% of the amount of rent due. The late charge must be provided for in the rental agreement (HRS §521-21(f)).

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