Hawaii’s Eviction Mediation Pilot Program: What Landlords Need to Know About SB825 CD1 (2025)

Hawaii’s Eviction Mediation Pilot Program: What Landlords Need to Know About SB825 CD1 (2025)

The Hawaii State Legislature has reintroduced provisions aimed at balancing tenant protections and landlord rights through SB825 CD1 (2025), a bill that establishes a two-year eviction mediation pilot program. For landlords, especially in Hawaii’s challenging rental market, understanding the implications of this bill is critical.

Below, we break down the bill’s key provisions, timelines, and how it affects landlords across the state.

Why This Bill Matters to Landlords

The eviction mediation process is designed to encourage early communication between landlords and tenants when rent is overdue. This could offer landlords a chance to recover unpaid rent without going through lengthy court proceedings. However, it also introduces mandatory mediation steps, potentially slowing down the eviction process.

For landlords, especially DIY property owners, it’s important to understand how this bill can work for or against your interests.

Key Highlights of SB825 CD1

• Notice Period Extended:
  Landlords must now give 10 calendar days' notice (up from 5 business days) before terminating a lease for nonpayment of rent.

• Mandatory Mediation:
  If the tenant schedules mediation within that 10-day period, the landlord cannot file for eviction until 20 days after the notice is received.

• Mediation Must Occur Within 30 Days:
  Mediation sessions must be scheduled within 30 calendar days of contact by a mediation center.

• Landlords Can Recover Costs:
  If the tenant defaults on a mediation agreement or fails to attend, the landlord can recover reasonable attorney fees and costs.

• Pilot Program Timeline:

  • Begins: February 5, 2026

  • Ends: February 4, 2028

  • The 10-day notice period remains permanent even after the pilot ends.

Eviction Mediation Timeline Table

Pros and Cons for Landlords

Pros:

• Structured dispute resolution that might avoid costly court processes.

• Opportunity to recover mediation costs if the tenant defaults.

• Permanent 10-day notice period provides consistency for eviction notices.

Cons:

• Longer eviction timelines (up to 20+ days if mediation is scheduled).

• Mandatory mediation participation even if eviction seems inevitable.

• More administrative steps (filing proof of mediation notice, etc.).

Is SB825 CD1 Good or Bad for Landlords?

The answer depends on your perspective:

• If you prefer avoiding court and are open to negotiating rent recovery, this measure could work in your favor.

• If you rely on quick turnover or have tight cash flow, the extended timelines may cause strain, especially for small landlords.

The pilot program is temporary but provides a glimpse into Hawaii’s ongoing efforts to balance housing stability with landlord rights. Understanding and preparing for these processes is key to protecting your rental income.

Final Thoughts

Hawaii’s rental landscape continues to evolve, and SB825 CD1 represents the state’s push for collaborative solutions in housing disputes. Landlords should be proactive:

• Familiarize yourself with the new notice and mediation requirements.

• Prepare documentation early to avoid delays.

• Engage with mediation as a potential tool for rent recovery.

Stay informed, and stay protected!