Hawaii Pet Rent Laws in 2025: A Guide for Landlords

Alright, let's talk story. You bought a rental in Hawaii dreaming of palm trees and passive income. Then you get the application: perfect credit, glowing references… and a photo of a 120-pound "ohana dog" that looks like it could pull a fishing canoe. Your stomach drops. Can you say no? What if the floors get destroyed? And what’s the deal with all these "emotional support" chickens you keep hearing about?

I’ve sat at that kitchen table too. I learned the hard way that Hawaii’s pet laws are a unique beast. Get it wrong, and you’re not just facing damaged baseboards—you’re facing a Hawaii Civil Rights Commission complaint. This isn't about being a pet lover or a pet hater. It's about running a smart, legal business in paradise.

Consider this your palapa shade in the scorching sun of landlord confusion.

Rule #1: Your "No Pets" Clause is a Suggestion to the Federal Government

Here’s the gut punch they don’t tell you in those get-rich-quick seminars: Your beautifully crafted "NO PETS" lease clause is worthless against two things: Service Animals and Emotional Support Animals (ESAs).

1) Service Animals (mostly dogs, sometimes mini-horses) are basically medical equipment with fur. Under the Americans with Disabilities Act (ADA), if someone needs it, you have to allow it. Full stop [1].

2) Emotional Support Animals (which, yes, in Hawaii can reportedly include pigs and birds) are protected by the Fair Housing Act (FHA). No, they don’t need special training. Yes, you probably have to allow that pot-bellied pig named "Bacon."

Your right to restrict pets comes from the Hawaii Residential Landlord-Tenant Code [3]. The tenant's right to an assistance animal comes from federal law. Federal wins. Every single time.

The Mental Shift: You’re not in the "pet permission" business. You’re in the "reasonable accommodation" business. The goal is to manage the risk of the animal, not the animal itself.

The Pet Deposit Math: Don't Get Greedy, Get Smart

Hawaii has one of the strictest deposit caps in the country. One month's rent. That’s it. And that’s for everything [4].

Let me break down the only legal way to do this, because I’ve seen too many friends get sued:

• Monthly Rent: $3,000
• Security Deposit (for the human): $3,000 MAX
• Pet Deposit (for the animal): $3,000 MAX
• Total You Can Collect Move-In: $6,000

See what we did there? Two separate buckets, each holding one month’s rent. If you try to charge a $4,000 "security deposit because of the dog," you’ve broken the law. And tenants are getting savvy about this.

Warning on "Fees": That “non-refundable $500 pet fee” you see on mainland forms? Tread carefully. In Hawaii, if it’s non-refundable, it likely can’t be used to pay for actual damages later. You might just be pocketing it as extra income, which could look punitive. When in doubt, make it a refundable pet deposit and just document the damage meticulously.

Pet Rent: Your Secret Weapon

Here’s the good news! While deposits are capped, Hawaii law says nothing about capping pet rent. This is your monthly "risk management" fee.

Is $25/month too low? Probably. That won’t even cover an extra carpet cleaning.

Is $200/month too high? Maybe. But for a large dog in a high-end Waikiki condo? Could be market rate.

My Rule of Thumb: Check Zillow and Facebook Marketplace for your neighborhood. See what others are charging. Then, add 10% for your stellar property. Put the exact number in the lease. This isn’t a conversation for later.

The ESA & Service Animal Conversation Script (So You Don't Put Your Foot in Your Mouth)

You can’t deny them, but you’re not powerless. You just have to know the script. Print this out and keep it by your phone.

Scenario: Tenant says they have a "service animal."

YOU SAY: “Under federal law, I can ask two questions. First, is the dog a service animal required because of a disability? Second, what work or task has the dog been trained to perform?”

YOU DO NOT SAY: “Can I see its certification?” “What’s your disability?” “Can it demonstrate?” NO.

Scenario: Tenant says they have an "emotional support animal."

YOU SAY: “I will need a letter from your licensed healthcare professional—like a therapist or doctor—that confirms you have a disability and that the animal provides therapeutic benefit for it.”

YOU DO NOT SAY: “I don’t believe in ESAs.” “That website certificate is fake.” (Even if it is). Your job is to request proper documentation, not play psychiatrist.

The Nuclear Option (The Only Way to Deny): You can only deny if the animal poses a direct threat to health/safety (proven bite history) or causes severe physical damage (and you can prove it). "I’m scared of dogs" or "My insurance won’t allow it" are almost never sufficient. Talk to a lawyer first.

Your 5-Step, Bulletproof Pet Plan

1) The Mandatory Pet Screening: Use PetScreening.com. For every pet that’s not a verified assistance animal. It creates a third-party record of vaccinations, behavior history, and owner responsibility. It’s your first line of defense.

2) The Ironclad Pet Addendum: Your lease clause should read like a terms of service agreement.

• Animal ID: “One (1) dog, named Kona, German Shepherd Mix, 85 lbs, microchip #123ABC.”
• Money: “Pet Rent: $85/month due with rent. Refundable Pet Deposit: $3,000.”
• Rules: “All waste must be removed from the property immediately. Dog must be on a leash outside the unit. Excessive barking (as determined by a written complaint) is a lease violation.”
• Consequences: “Any damage, including pest infestations (fleas, ticks) or odors, will be deducted from the pet deposit. An unauthorized animal is a material lease breach.”

3) The Quarterly "Aloha Inspection": Give your 48-hour notice (Hawaii law) and walk through. Be friendly! Bring a malasada for the tenant. But be an eagle-eyed detective. Look for scratch marks on door jambs, chewed landscaping, stained grout. Take photos. Send a follow-up email: “Great to see Kona! He’s grown! Just a heads-up, the screen door is looking a little bent—please try to keep him from jumping on it. Mahalo!” This builds a paper trail with kindness, not conflict.

4) The Move-Out Forensics: When they leave, you need to prove the damage was from the pet, not just living. That photo you took of the pristine floor three months in? That’s your evidence. Itemize every deduction: “Professional enzymatic odor removal for pet urine in master closet: $350.”

5) The Eviction Path (A Last Resort): If they sneak in a pet or their ESA is a menace, you must use the official Hawaii 10-Day Notice to Comply [5]. It’s a specific form. Use it. If they don’t fix the issue, then you can proceed to eviction. Never, ever change locks or shut off utilities. The courts will eat you alive.

The Bottom Line

Being pet-friendly in Hawaii isn’t a weakness; it’s a smart business strategy. It opens your property to 70% of renters who have pets. It allows you to charge more and secure longer tenancies.

The key isn’t exclusion. It’s managed, documented, and legal inclusion. Protect your asset with process, not prejudice.

Feeling overwhelmed by the paperwork and process? This is exactly what a streamlined property management platform like Hemlane is built for—helping you screen pets, store agreements, track inspections, and stay compliant, all from your phone while you’re at the beach.

Sources & Legal Citations

1. U.S. Department of Justice, ADA – Service Animals:
   https://www.ada.gov/resources/service-animals-2010-requirements/
2. U.S. Department of Housing and Urban Development (HUD) – Assistance Animals:
   https://www.hud.gov/sites/dfiles/PA/documents/HUDAsstAnimalNC1-28-2020.pdf
3. Hawaii Revised Statutes – Chapter 521 (Landlord-Tenant Code) – Official Public Access:
   The most reliable way to access Chapter 521 is through the Public Access Portal. Use this direct link to the search page, then enter "Chapter 521":
   http://cca.hawaii.gov/hdoa/boards/landlord-tenant-information/For the specific statutes (§), use the Hawaii State Legislature's official search:
   Search Page: https://www.capitol.hawaii.gov/advreports/advreport.aspx?year=2024&report=deadline&active=yes *(Use the "Search" function at the top for "521-44" or "521-72")*
4. Hawaii Revised Statutes § 521-44 – Security Deposits:
   For a direct, readable reference without using the session-based site, the Hawaii.gov Landlord-Tenant Information Page provides clear summaries and links. The official legal text is best accessed via the search function above.
   Hawaii.gov Resource Page: http://cca.hawaii.gov/hdoa/boards/landlord-tenant-information/
5. Hawaii Revised Statutes § 521-72 – Notice for Lease Violations:
   Similarly, use the Hawaii.gov resource page or the Legislature search function for the exact legal text.

Important Note for Practical Use:
For readers who just need the plain-English rules, the Hawaii State Department of Commerce and Consumer Affairs (DCCA) provides an excellent Landlord-Tenant Handbook that explains these statutes clearly.
Direct Link to Handbook (PDF):
https://cca.hawaii.gov/ocp/files/2024/12/2024-Landlord-Tenant-Handbook-Final.pdf
(See pages on Security Deposits and Notices)

Disclaimer: I’m a landlord, not a lawyer. This is straight talk from experience, not legal advice. When in doubt, please consult with a qualified Hawaii-licensed attorney, especially for ESA denials or evictions. A one-hour consult is cheaper than a lawsuit.