Growing Renters’ Rights Movement and Hawaii’s Housing Providers
National Trends Toward Stronger Tenant Protections: Across the United States there is a rising movement to strengthen renters’ rights. In early 2023, the Biden-Harris Administration released a “Blueprint for a Renters Bill of Rights” outlining principles like safe, affordable housing, clear leases, and eviction prevention. While this Renters’ Bill of Rights is a set of guidelines (not law), it highlights the growing national focus on tenant protections. State and local governments have been busy as well – over 150 state-level bills were introduced in 2025 alone to expand renter rights, covering everything from capping rent increases to reforming eviction processes. In fact, more than 40 states and 128 cities have passed new tenant safeguards since 2021. For example, California’s statewide Tenant Protection Act (AB 1482) now limits rent hikes and requires “just cause” for evictions. This wave of reforms reflects an effort to rebalance housing policy toward tenant protections, addressing what advocates call a power imbalance between landlords and renters.
No Formal “Renters’ Bill of Rights” in Hawaii (Yet): Hawaiʻi has not enacted a singular Renter’s Bill of Rights package. However, our state is not immune from these trends. Recent Hawaii laws have gradually added protections for tenants. The most significant recent change is Act 278 (2025), which creates a pilot program requiring pre-filing eviction mediation for nonpayment of rent. In other words, before a landlord can file an eviction lawsuit for unpaid rent, they must first offer to go through mediation with the tenant. This pilot program takes effect on February 5, 2026 and is scheduled to run for two years (through early 2028). Notably, Act 278 permanently extends the minimum eviction notice period from 5 business days to 10 calendar days. This program was loosely modeled on a temporary COVID-era measure (Act 57 of 2021) that helped avoid many evictions through mediation. By renewing this effort, Hawaii’s policymakers aim to prevent avoidable evictions and encourage landlords and tenants to resolve payment issues collaboratively when possible.
Staying Informed and Adaptable: Hawaii’s residential landlords – particularly small-scale ones – would do well to stay informed about these changes and plan accordingly. This doesn’t mean the sky is falling; rather, the rental landscape is evolving. By understanding laws like Act 278 and similar initiatives elsewhere, housing providers can adjust their practices to remain compliant and avoid surprises. Many industry groups recommend proactive steps such as updating lease templates, communicating early with tenants, and being open to mediation as a problem-solving tool. The overall trend toward stronger renter protections is likely to continue, and being knowledgeable and flexible will help ensure that landlords in Hawaii can navigate this new era successfully while still managing their rentals effectively.
The bottom line is that Hawaii does not yet have a formal “Renter’s Bill of Rights,” but the influence of the national renters’ rights movement is evident. Act 278’s mediation requirement is a prime example of Hawaii finding its own way to increase tenant protections while trying to strike a balance. For local rental housing providers, keeping a neutral, fact-based perspective on these developments is crucial – it’s about understanding the rules of the road as they change. By doing so, housing providers can continue to operate their businesses smoothly and maintain positive tenant relationships, even as the legal environment shifts toward greater tenant protection.
Sources: Hawaii REALTORS® hawaiirealtors.comhawaiirealtors.com; Hawaii Rental Housing Providers Alliance hirentalhousingproviders.com; National Low Income Housing Coalition nlihc.org; InstaShow+ Landlord Blog instashowplus.cominstashowplus.com
