How much can my landlord charge as a late fee?

Late fees are not specifically capped by Hawaii statute, but they must be stated in the lease and be reasonable [§ 521:1 et seq.]. Courts may invalidate excessive fees.

Can I make partial rent payments to avoid eviction?

Partial payments may or may not stop the eviction process [§ 521:68]. In some cases, accepting partial payment waives the landlord's notice. However, do not rely on this without legal advice. Always communicate in writing and try to reach a written payment agreement.

What if I paid rent but my landlord says I did not?

This is why keeping payment records is critical. Bank statements, money order receipts, canceled checks, and written receipts from the landlord are all evidence. If you pay in cash, always get a signed receipt.

Can my landlord refuse to accept my rent payment?

Generally, a landlord cannot refuse rent that is timely and for the correct amount [§ 521:1 et seq.]. However, after a notice period has expired and eviction has been filed, the landlord may not be required to accept late payment. The rules vary.

Topic guideUpdated 2026-02-27

Hawaii Rent Arrears — Payment Plans & Options

How payment plans and past-due rent issues affect landlord-tenant disputes.

Rent payment disputes are central to many landlord-tenant cases in Hawaii. Understanding the rules around late fees, payment agreements, and what happens when rent falls behind can affect your options §521:1 et seq..

Late fees in Hawaii

Late fees are not specifically regulated by statute in Hawaii. The fee must be stated in the lease and be "reasonable." Courts may invalidate fees that appear punitive rather than compensatory.

Payment agreements

If you are behind on rent, a written payment agreement with the landlord can provide structure and protection for both sides. Key elements:

Total amount owed
Payment schedule with specific dates and amounts
What happens if a scheduled payment is missed
Whether the landlord agrees to hold off on eviction during the payment plan

✓Always get payment agreements in writing. Verbal agreements are difficult to enforce and prove. Keep copies of all payments (receipts, bank records, money order stubs).

What happens when rent is past due

Rent becomes late

The lease or state law defines when rent is "late."

Landlord serves notice

The landlord must serve a 10 calendar days (a copy of the notice must also go to a state-funded mediation center; if mediation is scheduled within the 10 calendar days and the tenant participates, the landlord may file for summary possession only after 20 calendar days from the tenant's receipt of the notice, unless the tenant fails to appear or cancels)-day notice before filing for eviction §521:68.

Cure period (if available)

You have 10 calendar days days to pay in full and stop the eviction.

Court filing

If rent is not paid within the notice period, the landlord can file a summary possession action.

Hearing

Typically scheduled 14–21 days after filing.

Partial payments

Be cautious with partial payments. In some cases, a landlord who accepts partial rent after serving a notice may waive the right to proceed with eviction based on that notice. However, this varies and should not be relied on without legal advice.

⚠If you are behind on rent and receive a notice, the worst thing you can do is ignore it. Even if you cannot pay in full, responding to the notice and appearing at any hearing preserves your options.

Prepare for Your Consultation

Quick checklist (Landlord–Tenant)

Save photos / screenshots and write down dates.

Lease and payment history

(if relevant)

Photos or videos

of conditions

Notices, texts, emails

(with dates)

General preparation tips only. Lease terms and local practice matter.

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Common Questions

Frequently Asked Questions

General answers to common questions. Specific outcomes depend on your facts and timing.

If you have a deadline, court notice, or upcoming hearing, mention it when requesting assistance so timing can be evaluated promptly.

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Hawaii Eviction Notice — Deadlines & Responses

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Hawaii Tenant Defenses in Eviction Cases

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Legal authoritiesStatutes referenced on this page

Haw. Rev. Stat. § 521:68

Nonpayment notice and cure

Notice: 10 calendar days (a copy of the notice must also go to a state-funded mediation center; if mediation is scheduled within the 10 calendar days and the tenant participates, the landlord may file for summary possession only after 20 calendar days from the tenant's receipt of the notice, unless the tenant fails to appear or cancels) days

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Haw. Rev. Stat. § 521:1 et seq.

Hawaii Residential Landlord-Tenant Code (Chapter 521)

Governs residential rental agreements, security deposits, maintenance obligations, remedies, and eviction procedures in Hawaii.

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Verified 2026-07-25 · quarterly review

Citations link to official or authoritative sources. Laws change — verify current text before relying on any statute. How we verify citations →