Quick Answer
Hawaii regulates condominiums through the Condominium Property Act, Hawaii Revised Statutes (HRS) Chapter 514B, and planned community and other homeowner associations through HRS Chapter 421J. The Real Estate Commission oversees condominium associations and managing agents. Declarations, bylaws and house rules fill in what the statutes leave open.
Which laws govern HOAs and condominiums in Hawaii
Hawaii has two main statutes, one for condominiums and one for planned community associations, and both are more detailed than what many states offer.
Condominiums: HRS Chapter 514B
HRS Chapter 514B is the Condominium Property Act. Part VI covers management of condominiums, including association organization and powers (514B-102 to 514B-107), meetings and elections (514B-121 to 514B-126), managing agents (514B-132), fiscal matters such as assessments, liens, budgets, reserves and audits (514B-144 to 514B-150), records (514B-152 to 514B-154.5) and alternative dispute resolution (514B-161). Under 514B-101, the part applies to all condominiums subject to the chapter, although the declaration or bylaws may exempt condominiums limited to nonresidential uses and certain condominiums of five units or fewer, and the managing agent section applies regardless.
Planned communities: HRS Chapter 421J
HRS Chapter 421J covers planned community associations, and applies to associations existing as of June 16, 1997 and those created after (421J-1). It addresses meetings and notice, proxies, board meetings, association documents, assessment increases, lien and collection rules and mediation. The definition of association in 421J-2 includes a homeowners association with ten or more parcel owners whose assessments may become a lien on the parcel, as well as associations covered by the planned community definition in HRS 607-14. Note that we reviewed the version of the statutes posted on the Hawaii Legislature website; the legislature has considered revisions to Chapter 421J, so confirm current text.
Oversight and governing documents
Condominium associations with more than five units must register with the Real Estate Commission (514B-103). Chapter 421J has no comparable registration requirement in the sections we reviewed. Either way, the declaration, bylaws and house rules govern what the statutes do not. See HOA governing documents explained, what a condo association is and how an HOA works.
Hawaii HOA and condo rules at a glance
The table summarizes provisions we verified in the statute text. Condo means HRS 514B and planned community means HRS 421J.
| Topic | What we verified | Source |
|---|---|---|
| Assessments and budgets | Condo: assessments are based on a budget adopted and made available at least annually, and past due amounts bear interest at a rate set by the association not exceeding 18 percent per year. Planned community: the board must notify members in writing of any increase in regular assessments at least 30 days before the increase | 514B-144, 421J-9 |
| Liens and foreclosure | Condo and planned community: unpaid assessments are a lien on the unit, and a recorded lien expires six years after recording unless enforcement proceedings begin (the association’s automatic lien is unaffected). Nonjudicial foreclosure is not allowed for liens arising solely from fines, penalties, legal fees or late fees, which must be filed in court | 514B-146, 421J-10.5 |
| Records access | Condo: current financial statement, approved board minutes for the current and prior year, and listed financial records are available to owners, sometimes on request with an affidavit of good faith and with fees for costs beyond eight hours per year. Planned community: association documents, the current financial statement and recent minutes are available at no cost, and a board must respond within 60 days to requests for other documents | 514B-154, 421J-7 |
| Meetings and notice | Condo: association meeting at least annually with at least 14 days’ notice, and special meeting by petition of at least 25 percent of owners. Planned community: at least 14 days’ written notice, with remote meetings allowed under the statute | 514B-121, 421J-3.5 |
| Board meetings | Open to owners except limited executive sessions; condo board meeting notice must be posted at least 72 hours ahead; directors may not vote by proxy; a planned community director must disclose conflicts before voting and a condo director may not vote on an issue in which the director has a conflict; the board must meet at least annually | 514B-125, 421J-5 |
| Elections and proxies | Proxy deadlines are set by statute (generally 4:30 p.m. on the second business day before the meeting), and under the planned community statute managing agents may not solicit proxies for their own use. Condo has cumulative voting provisions for elections | 514B-123, 514B-124.5, 421J-4 |
| Reserves | Condo: the budget must include a reserve summary based on a reserve study, with a requirement to assess at least 50 percent of estimated replacement reserves (or 100 percent under a cash flow plan). Planned community: see your documents; the statute defines assessments to include allocations to reserves | 514B-148, 421J-2 |
| Fines and enforcement | Condo associations may levy reasonable fines under the bylaws or, if bylaws are silent, under a board resolution establishing a fining procedure with a board appeal and notice. Costs of enforcing the documents and the statute may be recovered from the violator, and prevailing owners can recover their fees too | 514B-104, 514B-157, 421J-10 |
| Rental restrictions | See your documents. We did not verify a statewide rental cap in these chapters, though Chapter 514B and 421J both have provisions allowing collection of unpaid assessments from tenants after notice | 514B-145, 421J-10.6 |
| Architectural review | Planned community statute treats architectural control rules as association documents. See your documents for process and standards | 421J-2 |
| Board duties | Condo directors and officers owe a fiduciary duty and the care and loyalty of a director of a corporation under Chapter 414D. An annual audit is required, though associations under 20 units may waive it by majority owner vote | 514B-106, 514B-150 |
Mediation
Condominium disputes over interpretation or enforcement of the declaration, bylaws or house rules between an owner and the board or managing agent are subject to mandatory mediation on written request under HRS 514B-161, except for disputes involving threatened property damage or health and safety, assessments, personal injury and certain insurance-related matters. Planned community members can likewise request mediation under 421J-13, with similar exceptions and a two-month limit.
For practical guidance, see HOA reserve funds explained, HOA violations and enforcement and HOA board member responsibilities.
Recent changes
Hawaii’s legislature regularly amends Chapters 514B and 421J, including meeting notice and remote meeting provisions, reserve study and fire safety budget disclosures, and mediation procedures. For a summary of the recent changes, see Hawaii HOA law changes 2021-2025, and always check current statute text before acting.
Remote HOA management in Hawaii
Hawaii associations often manage from a distance already, with owners living on other islands or on the mainland. Remote management typically gives the board a cloud dashboard for financials and records, online dues collection, digital violation tracking, and board support by phone, email and video, which can help meet the state’s notice, minutes and records timelines. Read more about remote HOA management in Hawaii, learn what HOA management is, or see our pricing.
Rules on manager licensing and registration vary by state, and associations should confirm what applies in Hawaii. Hawaii is more regulated than most: HRS 514B-132 requires a condominium managing agent to be a licensed real estate broker or a corporation authorized under article 8 of chapter 412, to register with the Real Estate Commission, and to carry a fidelity bond. Confirm current requirements with the commission before hiring any manager.
Frequently Asked Questions
Does Hawaii have an HOA law?
Yes. HRS Chapter 421J governs planned community associations, and HRS Chapter 514B, the Condominium Property Act, governs condominiums. The Real Estate Commission oversees condominium associations and managing agents, while planned communities rely more on their governing documents and Chapter 421J.
Must Hawaii condo associations keep reserves?
Under HRS 514B-148, the budget must include a reserve summary based on a reserve study, and the association must assess owners to fund at least 50 percent of estimated replacement reserves, or 100 percent when using a cash flow plan, with a limited exception for a new association. Planned communities should check their documents.
Can I see my Hawaii association’s records?
Yes, within limits. Condominium owners can examine the current financial statement, approved minutes and listed financial records under 514B-154, and planned community members have similar access under 421J-7, though the board may require an affidavit of good faith and may withhold items such as personnel records and privileged communications.
Does Hawaii require mediation of HOA disputes?
Condominium disputes about the declaration, bylaws or house rules are subject to mandatory mediation on written request under 514B-161, with exceptions such as assessments and health and safety matters. Planned community members may request mediation under 421J-13, which also excludes assessment collection actions.
Can a Hawaii association foreclose without going to court?
Sometimes. HRS 514B-146 and 421J-10.5 allow nonjudicial foreclosure of an assessment lien in some cases, but not for liens arising solely from fines, penalties, legal fees or late fees, which must go through court. Procedures are technical, so involve a Hawaii attorney early.
How APM Helps
Association Property Managers (APM) provides HOA and condo management from offices in East Lansing, Michigan and Dublin, California, and offers remote management to boards nationwide. Learn more about our association management services, or request a free proposal; we respond within 3 business days. You can also reach us at 810.777.7060.
This article is general information, not legal advice. Laws change and associations differ; consult a licensed attorney in Hawaii. Last verified October 25, 2026.
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