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Renting in Hawaiʻi: How the Rules Work

What county rules, state taxes, and Hawaiʻi’s tenant law mean for renters, owners, and agents, in plain language.

I’m Renting
I’m Listing a Home

Renting in Hawaiʻi works a little differently than many places. Each county decides which homes can rent for shorter stays, the state sets the taxes, and Hawaiʻi’s tenant law covers what renters and owners owe each other. This guide walks through each piece, who it applies to, and how it plays out on every island, so you can rent or list with confidence.

Last reviewed November 2026 · By the Hawaii Monthly Rental team

Three Sets of Rules, Three Different Jobs

Most confusion comes from mixing these up. Each one answers a different question, and each one falls on a different person.

Set by each county

Zoning and permits

Decides which homes can rent for shorter stays. Shorter than the county’s cutoff, a home needs the right zoning, permit, or registration. This is the owner’s responsibility.

Set by the state

Taxes

Decides what’s added to the rent. Stays under 180 days carry hotel-style taxes; longer stays generally don’t. The owner collects them, and the renter usually pays them.

Set by the state

Tenant law

Sets the ground rules between renter and owner: deposits, notice, repairs, and move-out. It protects both sides.

How It Works on Each Island

Here’s where each county draws its line, and where the state’s tax line falls. Both are measured by the length of a single rental agreement.

IslandNeeds a county permit or registration (most residential areas)Hotel-style taxes apply
Oʻahu Under 90 daysUnder 180 days
Maui County Under 180 daysUnder 180 days
Big Island 180 days or fewerUnder 180 days
Kauaʻi Under 180 daysUnder 180 days

For renters: none of this limits how long you stay. It decides which homes can offer shorter terms, and what you’ll pay on top of rent.

For owners: to rent for less than your county’s cutoff, your property needs the right zoning, permit, or registration. Under 180 days, you also collect transient accommodations taxes.

Shorter stays are still out there. Homes in resort zones and homes with a county permit or registration can offer them, so a 30-day stay on Oʻahu or a three-month stay on Maui is possible, just with fewer choices. On Oʻahu, some homes that were already renting for 30 to 89 days before the county’s 2022 change may also continue.

If You’re Renting

What you’ll pay on top of rent

Stays under 180 days are generally taxed like a hotel stay: an 11% state transient accommodations tax, a 3% county tax, and general excise tax (up to 4.712% passed on), close to 19% on top of rent. At 180 days or more, you’ll generally pay only the general excise tax.

On $4,000 a month, that’s roughly $750 in monthly taxes for a shorter stay, versus under $190 for six months or more. If your plans are flexible, a longer agreement can save real money. Ask the owner whether the quoted rent includes taxes, and get the breakdown in writing.

Your rights as a tenant

Most rentals of a month or more in a home or condo fall under Hawaiʻi’s Residential Landlord-Tenant Code . A few basics worth knowing:

  • Security deposit: no more than one month’s rent, returned within 14 days after you move out, with an itemized list for anything kept.
  • Month-to-month: the owner gives at least 45 days’ written notice to end it, and you give at least 28.
  • In writing: get the dates, rent, taxes, deposit, and what’s included in a written agreement before you pay.

The state’s free Landlord-Tenant Handbook, linked from the DCCA Office of Consumer Protection , covers repairs, entry, and move-out in more detail.

Is this rental legit?

  • If a home offers a stay shorter than the county cutoff, it should hold the right permit or registration. It’s fine to ask the owner for it.
  • Never pay by wire transfer, gift card, or app payment to someone you haven’t verified. Our Find a Rental page has more tips for spotting scams.
  • See the place, or a live video tour, before you send a deposit.

If You’re Listing a Home

You set your terms, and the rules that apply depend on your property: its zoning, any county permit or registration, and your HOA or building rules. A few things every Hawaiʻi owner should have in hand:

  • Your county cutoff. Renting for less than it requires the right zoning, permit, or registration. Your county planning department can confirm what applies to your address.
  • Tax licenses. Rental income is generally subject to general excise tax (GET), and stays under 180 days also carry transient accommodations tax (TAT). The Department of Taxation’s rental guide covers registration and filing.
  • Tenant law. Longer rentals generally fall under the Residential Landlord-Tenant Code, including its deposit and notice rules.
  • A clear agreement. Show the rent, taxes, deposit, and what’s included, so renters know the full cost up front.

Every stay length is welcome here. Our focus is homes for a month or more, but licensed rentals of any length can list. Owners are responsible for the permits, registration, and tax licenses their property needs. Ready? List your property at no cost during our launch.

For Agents and Property Managers

Send clients here for a plain-language overview, and to the official sources below for the details. If you manage several furnished homes, we’re building partner options for local teams, so get in touch if you’d like to talk early.

Renting in Hawaiʻi FAQ

Is there a limit on how long I can stay?

No. County rules and taxes are based on the length of a rental agreement, not on you. Furnished leases of a year or longer are common.

Why are 30-day rentals hard to find on some islands?

Because most homes in residential areas need a permit or registration to rent for less than the county’s cutoff. Shorter stays are mostly found in resort areas and at permitted homes. See how it works on each island .

Can I list a rental with stays under 30 days?

Yes, if your property is licensed or permitted for them. Most of our listings are a month or more, but licensed short-term rentals and homes of any stay length are welcome. List your property here.

Who is responsible for following the rules?

The owner, for zoning, permits, registration, and tax licenses. Renters can always ask how a home qualifies, and both sides share the tenant law.

Are taxes included in the rent?

Sometimes. Ask whether the quoted rent includes taxes, and get the breakdown in your rental agreement.

Do these rules change?

Yes. Counties and the state update them from time to time, so we review this page regularly and link to the official sources below.

About This Guide

Hawaii Monthly Rental is a directory and guide. We don’t set these rules, we’re not real estate agents or advisors, we don’t handle bookings or payments, and we don’t verify every listing. Rental agreements are between renters and owners. This page is general information, not legal or tax advice, so check the official sources or talk with a qualified professional for your situation.

Official Sources

Links last checked November 2026. Spot something out of date? Let us know .

Sources

Background reporting and documents we used for this guide, beyond the official links above: