If you're a property owner, tenant, or investor in Hawaiʻi, there’s a new law you need to know — and it may change how rental housing works across the state.
In 2026, Act 278 went into effect, requiring pre-eviction mediation for all non-payment of rent cases statewide. Designed to reduce avoidable evictions and support housing stability, this law puts structured communication at the center of landlord-tenant relationships.
At Romvari Realty, we believe that understanding the laws behind your real estate decisions is just as important as tracking the market. Here's how Act 278 works, why it matters, and what to expect if you're renting or managing property in Hawaiʻi.
🔍 What Is Act 278?
Act 278 requires that, before a landlord can file for eviction due to unpaid rent, they must give the tenant a formal opportunity to resolve the issue through mediation. This applies to all residential properties across the state — including single-family homes, condos, and apartments.
It's a shift from confrontation to conversation, and it’s designed to give both sides a chance to reach an agreement outside of court.
📋 What Landlords Are Now Required to Do
If you're a landlord pursuing eviction for non-payment, you must now:
Serve a 10-Day Notice to Mediate
Include:
Landlord and tenant contact info
Amount owed
Statement informing the tenant of their right to request free mediation
Local mediation center contact info
Wait 10 Calendar Days
During this time, tenants can request mediation.
Participate in Mediation If Requested
If the tenant responds within 10 days, you must participate.
You must wait 30 days from the date the notice was served before filing for eviction in court.
📆 What the Timeline Looks Like
Day 0: Landlord delivers official notice
Days 1–10: Tenant can request mediation
If mediation is requested: Landlord must wait until Day 30 to file
If no mediation is requested: Filing can happen on Day 11
Mediation services on Maui are provided at no cost and coordinated by trained professionals. Click here to learn more about the local organizations facilitating this program.
Whether you’re managing rentals or navigating a lease, understanding Act 278 is crucial. This new law is about building stability through communication — and we see it as a positive step for Hawaii’s rental market.
We’re here to help you stay informed on every layer of real estate, from policy to investment. If you have questions about how this law impacts your property, feel free to reach out.
This post is informational only and not legal advice. For specific concerns, please contact the Landlord-Tenant Hotline at (808) 586-2634, consult an attorney, or get in touch with Christopher Williams of Evictions R Us at (808) 264-5406.
