Landlord-Tenant Claims Pre-filing Eviction Mediation Program
(Act 278)
IMPORTANT NOTICE TO LANDLORDS & TENANTS
Starting February 5, 2026, landlords may not file a lawsuit to evict residential tenants for nonpayment of rent alone without first providing 10 days written notice and, if requested by tenant, participating in pre-filing mediation.
Effective Feb. 6, 2026, Act 278 requires landlords and tenants to take specific actions before going to court, including participation in mediation.
For more information:
- Frequently Asked Questions (FAQs) about Act 278 (Relating to Eviction Mediation)
- Download District Court Forms
- Visit the Mediation Centers of Hawaiʻi website and find your local mediation center.
As a landlord or tenant, it is important that you understand your rights and responsibilities. They relate to security deposits, repairs, termination of tenancy and other aspects of a rental property agreement.
If you feel the other party is violating the Hawaiʻi Landlord-Tenant Code or your lease agreement terms, you may take legal action to resolve your case. Residential landlord-tenant cases are filed in the District Court.
Information about landlord-tenant conduct and how you can proceed with your legal matter can be found in the sidebar on the right side of this webpage.
STAE (Steps to Avoid Eviction)
The Hawaii State Judiciary is a participant in a grassroots effort called STAE (Steps to Avoid Eviction). STAE’s mission is to find ways to ensure that landlords get paid the rent they are owed and tenants are not evicted, by encouraging tenants and landlords to use available resources in a more timely and effective manner.
Hawaiʻi Landlord-tenant Handbook
Get a copy of the handbook and answers to more questions at the Department of Commerce and Consumer Affairs website.
Getting Legal Help
This information is not a substitute for legal counsel or legal advice. If you need legal help, please consult an attorney.
Self-Help Centers–Volunteer attorneys may provide limited legal assistance to self-represented litigants with legal advice on civil matters related to landlord tenant cases.
Mediation
You can settle your disagreement without going to court and without using lawyers through mediation.