1. Premises
Landlord leases to Tenant the residential premises located at [[Full Property Street Address, Unit/Apt Number if applicable, City, Hawaii ZIP]] (the "Premises"), together with any appliances, furnishings, parking spaces, and storage areas listed in the attached inventory.
The Premises shall be used solely as a private residence by Tenant and the authorized occupants listed below. No business or commercial activity is permitted without Landlord's prior written consent.
Authorized Occupants: [[List all authorized adult and minor occupants, or "Tenant and immediate family only"]]
2. Term
The initial term of this Lease shall be [[Lease Term Length, e.g., twelve (12) months]], beginning on [[Lease Start Date]] and ending on [[Lease End Date]].
If Tenant remains in possession after the end of the term without Landlord's written consent, Tenant shall become a holdover tenant and shall pay rent at the rate of [[Holdover Rent Amount or Multiplier, e.g., 150% of the regular monthly rent]] or such other amount as permitted by Hawaii law, and Landlord may pursue eviction and damages.
3. Rent
- Tenant shall pay monthly rent of $[[Monthly Rent Amount]] in advance on the [[Rent Due Date, e.g., 1st]] day of each month.
- Rent shall be paid to Landlord at [[Payment Address or Online Portal Details]] or by such other method as Landlord may designate in writing.
- If the term begins on a day other than the first of the month, the first month's rent shall be prorated on a daily basis.
- Acceptable payment methods: [[List, e.g., personal check, cashier's check, money order, electronic funds transfer, or online portal]].
4. Security Deposit
- Upon execution of this Lease, Tenant shall pay a security deposit of $[[Security Deposit Amount]].
- Under Hawaii law (HRS § 521-44), the security deposit may not exceed one month's rent.
- Landlord shall hold the deposit in a trust account in a federally insured depository institution located in Hawaii.
- Within fourteen (14) days after termination of the tenancy and Tenant's vacating the Premises, Landlord shall provide Tenant with an itemized written statement of any deductions and shall return the balance of the deposit, together with a copy of any receipts or invoices for deductions exceeding $[[Statutory Threshold]].
- Tenant may not apply the security deposit as the last month's rent.
5. Late Fees and Returned Payments
- Rent is due on the due date. If not received by the [[Grace Period, e.g., fifth (5th)]] day of the month, a late fee of $[[Late Fee Amount or Percentage, compliant with Hawaii limits]] may be charged.
- A fee of $[[NSF Fee Amount]] shall be charged for any returned or dishonored payment, plus any bank fees actually incurred.
- Landlord reserves all rights and remedies under Hawaii law for non-payment of rent.
6. Utilities and Services
- Tenant shall be responsible for payment of the following utilities and services: [[List, e.g., electricity, gas, water, sewer, trash, telephone, cable, internet]].
- Landlord shall be responsible for: [[List, e.g., water/sewer if not separately metered, or common area maintenance]].
- Tenant shall place all tenant-paid utilities in Tenant's name as of the start date and shall maintain service throughout the term.
7. Use of Premises; Occupants; Guests
- The Premises shall be occupied only by the authorized occupants listed in Section 1.
- No additional persons may reside at the Premises for more than [[Guest Limit, e.g., fourteen (14)]] consecutive days or [[Total Days per Year]] days in any calendar year without Landlord's prior written consent.
- Tenant shall comply with all applicable laws, ordinances, and community or condominium rules.
- Tenant shall not create a nuisance, disturb the peaceful enjoyment of neighbors, or permit illegal activity on the Premises.
8. Pets
- No pets or animals of any kind are permitted on the Premises without Landlord's prior written consent, except for service animals or assistance animals as required by the Fair Housing Act or Hawaii law.
- If consent is granted, Tenant shall pay a non-refundable pet fee of $[[Pet Fee Amount]] and/or additional monthly pet rent of $[[Pet Rent Amount]], and shall be responsible for all damage caused by the animal.
9. Maintenance and Repairs
- Landlord's Obligations. Landlord shall maintain the Premises in a habitable condition and shall comply with all applicable building and housing codes. Landlord shall keep in good repair the roof, exterior walls, plumbing, electrical, heating, and structural components.
- Tenant's Obligations. Tenant shall keep the Premises clean, sanitary, and safe; dispose of all trash and waste properly; use all appliances, fixtures, and systems in a reasonable manner; replace light bulbs, HVAC filters, and smoke/CO detector batteries as needed; and promptly notify Landlord in writing of any needed repairs or dangerous conditions.
- Tenant shall be responsible for damage to the Premises or appliances caused by Tenant's negligence, misuse, or that of Tenant's guests or pets, beyond ordinary wear and tear.
10. Landlord's Right of Entry
Landlord may enter the Premises under the following circumstances, upon reasonable notice to Tenant (except in emergencies):
- To inspect the Premises, make necessary repairs or improvements, or show the Premises to prospective tenants, buyers, lenders, or contractors.
- In case of emergency threatening life or property.
- When Tenant is absent from the Premises for an extended period.
- Pursuant to court order.
Hawaii law generally requires at least twenty-four (24) hours' notice for non-emergency entries during reasonable hours.
11. Alterations and Improvements
Tenant shall not make any alterations, additions, or improvements to the Premises, including painting, without Landlord's prior written consent. Any approved alterations shall become the property of Landlord upon termination unless Landlord requires removal.
12. Insurance
- Landlord's insurance does not cover Tenant's personal property or liability. Tenant is strongly encouraged to obtain renter's insurance.
- If required by Landlord, Tenant shall maintain renter's insurance with minimum liability coverage of $[[Minimum Liability Amount]] and shall provide proof upon request.
13. Default and Remedies
- Tenant shall be in default if Tenant fails to pay rent when due, violates any term of this Lease, or abandons the Premises.
- Upon default, Landlord may give Tenant written notice as required by Hawaii law (HRS Chapter 521) and may pursue all available remedies, including termination of the tenancy, eviction, recovery of unpaid rent, damages, and costs of re-renting.
- Landlord shall not engage in self-help eviction (changing locks, shutting off utilities, or removing Tenant's property) except as expressly authorized by law.
14. Termination and Move-Out
- At the end of the tenancy, Tenant shall:
- Remove all personal property and debris.
- Return all keys, garage openers, and access devices.
- Leave the Premises clean, free of damage beyond ordinary wear and tear, and in the condition documented in the move-in checklist.
- Provide Landlord with a forwarding address in writing.
- Tenant shall provide written notice of intent to vacate in accordance with the notice periods required by Hawaii law for the type of tenancy.
15. Disclosures Required by Hawaii and Federal Law
- Lead-Based Paint. For housing built before 1978, federal law requires disclosure of known lead-based paint hazards (42 U.S.C. § 4852d). Landlord has no knowledge of lead-based paint and/or lead-based paint hazards in the housing. Tenant has received the EPA pamphlet "Protect Your Family From Lead in Your Home."
- Flood Hazard. If the Premises is in a special flood hazard area, Landlord discloses: [[Flood Status]].
- Mold. Landlord is not aware of any current mold contamination. Tenant shall promptly report any suspected mold or moisture problems.
- Bed Bugs. Information regarding bed bugs has been provided to Tenant as required by HRS § 521-43.5. Tenant shall report any suspected infestation immediately.
- Other Required Disclosures: [[List any additional Hawaii-specific disclosures applicable to the property, e.g., smoke/CO alarms installed, shared metering, etc.]]
16. General Provisions
- Governing Law. This Lease shall be governed by the laws of the State of Hawaii, primarily HRS Chapter 521 (Residential Landlord-Tenant Code).
- Severability. If any provision is held invalid, the remaining provisions shall continue in effect.
- Entire Agreement. This Lease, including all exhibits and addenda, constitutes the entire agreement and supersedes all prior negotiations.
- Amendments. This Lease may be amended only in writing signed by both parties.
- Notices. Notices shall be in writing and delivered personally, by certified mail, or by any other method permitted by law to the addresses in this Lease or as updated in writing.
- Waiver. No waiver of any breach shall constitute a waiver of any other breach.
- Binding Effect. This Lease shall bind and benefit the parties, their heirs, successors, and permitted assigns.
- Counterparts. This Lease may be executed in counterparts.
17. Signatures
LANDLORD
[[Landlord Full Legal Name]]
Signature: ________________________________________
Date: [[Lease Date]]
TENANT
[[Tenant Full Legal Name(s)]]
Signature: ________________________________________
Date: [[Lease Date]]
Signature: ________________________________________
Date: [[Lease Date]]
EXHIBIT A - MOVE-IN / MOVE-OUT INVENTORY AND CONDITION CHECKLIST
(To be completed at move-in and move-out)
EXHIBIT B - RULES AND REGULATIONS (if applicable)
ADDENDUM - LEAD-BASED PAINT DISCLOSURE (if pre-1978)
Hawaii Residential Lease Agreement template. This is a sample professional form and is not legal advice. Residential tenancies in Hawaii are governed by the Residential Landlord-Tenant Code (HRS Chapter 521). Key provisions include security deposit limits and timelines, notice requirements, habitability standards, and required disclosures. Always verify current law, use required separate disclosure forms where mandated (e.g., bed bug, flood), and have the document reviewed by a Hawaii-licensed attorney. Information believed accurate as of June 2026.
