Experienced Real Property Attorney Big Island -- Protect Your Purchase
Big Island buyers, sellers, and landlords trust William Dean to protect their property and their money — day or night.
HSBA-Licensed • 24/7 Availability • Free Consultation • Hilo-Based • Transparent Pricing
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Real Property in Hawaii Protecting Your Investment
A mainland buyer purchasing a home in the Puna district of Hawaii Island came to Ohana Law Firm after discovering the property sat in a high-risk lava zone that had never been disclosed by the seller. As a real estate attorney serving Hilo and the Big Island, William Dean helped the client renegotiate the purchase price before closing.
Real property matters on the Big Island cover purchases and sales, landlord-tenant disputes, evictions, boundary and title disputes, and HARPTA compliance. Every transaction is unique. Past results do not guarantee future outcomes, but Ohana Law Firm brings the same careful review to every Big Island property matter.
Ohana Law Firm serves buyers, sellers, and landlords across Hawaii Island from our Hilo office. Call anytime — day or night, your call goes straight to an attorney — and a free consultation is available to review your property matter.
What Is Real Property Law in Hawaii?
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Real property law covers the purchase, sale, leasing, and disputes involving Big Island land and buildings. Under Hawaii Revised Statutes Chapter 521, Hawaii sets landlord-tenant rights and eviction procedures, while HRS Chapter 508D requires sellers to disclose lava zone designation and other risks before a Big Island property sale closes. |
Real property law is the area of Hawaii law that governs the purchase, sale, leasing, and disputes involving land and buildings on the Big Island of Hawaii. Under Hawaii Revised Statutes Chapter 521, the Residential Landlord-Tenant Code, Hawaii sets out the specific rights and duties of landlords and tenants in every residential rental relationship on the island.
Real property matters on the Big Island also include real estate disclosure requirements under HRS Chapter 508D, HARPTA withholding under HRS Section 235-68 for non-resident sellers, boundary and encroachment disputes, title issues, quiet title actions, and eviction proceedings under HRS Chapter 666. William Dean represents buyers, sellers, landlords, and tenants throughout Hawaii County in both everyday transactional matters and complex, litigated property disputes involving Big Island real estate, vacant land, and rental housing.
How Real Property Matters Work in Hawaii
- Property Review. William Dean reviews your purchase agreement, title report, or lease before you sign, checking for lava zone, HARPTA, and disclosure issues specific to the Big Island.
- Resolving Disputes Early. Many boundary, landlord-tenant, and disclosure disputes can be resolved through a demand letter or negotiation before litigation is needed.
- Filing With the Court, If Needed. If a dispute cannot be resolved, we file in Hawaii District Court for eviction matters or Hawaii Third Circuit Court for title and boundary disputes.
- Discovery and Negotiation. Both sides exchange evidence and often reach a settlement before trial under the Hawaii Rules of Civil Procedure.
- Resolution. William Dean works toward a closing, a settlement, or a court judgment that protects your Big Island property interests.
Hawaii Eviction Notice Periods at a Glance
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Situation |
Required Notice |
Hawaii Statute |
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Nonpayment of rent |
5-day notice to pay or vacate |
HRS §521-68 |
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Curable lease violation |
10-day notice to cure |
HRS §521-72 |
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Month-to-month, no cause |
45-day written notice |
HRS §521-71 |
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Self-help eviction |
Prohibited — court order required |
HRS §521-63(c) |
Why Choose Ohana Law Firm as Your Real Estate Attorney
- William Dean, Esq. is a licensed Hawaii attorney (HSBA) who has litigated real property disputes in Hawaii Third Circuit Court, including cases involving titles, liens, and encroachment.
- William Dean holds a JD from the William S. Richardson School of Law, an LLM in International Law from George Washington University, and an MS in Finance from Boston College, a combination that supports complex property valuation and financial disputes.
- Ohana Law Firm helps Big Island buyers avoid costly surprises like undisclosed lava zone risk, and helps landlords resolve difficult tenant situations. Every case is unique, and past results do not guarantee future outcomes.
- Your call goes straight to an attorney 24 hours a day, seven days a week — no answering service in between.
- A free consultation is available to review your property matter before you commit to representation.
- Ohana Law Firm is based in Hilo and serves Big Island clients from Kona to Ka’u with transparent, honest pricing.
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Buying, selling, or dealing with a tenant issue on the Big Island? Call 808-430-0704 anytime — day or night — or schedule your free consultation today. |
Real Property and Hawaii Law What Makes the Big Island Different
Real property law in Hawaii carries local considerations that mainland buyers and out-of-state attorneys often miss. Big Island properties are rated across nine lava zones based on historical eruption risk from Kilauea and Mauna Loa, and sellers must disclose this designation under HRS Chapter 508D. Zone 1 and 2 properties, concentrated in Puna and Ka’u, are frequently difficult to insure or finance.
Under HRS Section 235-68, HARPTA requires buyers to withhold 7.25 percent of the gross sales price when purchasing property from a non-resident seller, unless an exemption applies. Landlord-tenant relationships are governed by HRS Chapter 521, which sets specific notice periods, including five days for nonpayment of rent and forty-five days to terminate a month-to-month tenancy without cause.
Eviction actions are filed in Hawaii District Court under HRS Chapter 666, while boundary, title, and other complex property disputes are typically filed in Hawaii Third Circuit Court in Hilo. William Dean brings Hawaii Island-specific experience to each of these matters.
Coverage Area Serving All of Hawaii Island
Ohana Law Firm represents real property clients throughout Hawaii County from our Hilo office. We serve Big Island buyers, sellers, and landlords in Hilo, Kailua-Kona, Puna, Kohala, Ka’u, and Hamakua. No matter where your property sits on Hawaii Island, Ohana Law Firm treats every client like family.
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William Dean, Esq. | JD, William S. Richardson School of Law | LLM International Law, George Washington University | MS Finance, Boston College | HSBA Member |
Frequently Asked Questions
Hawaii real property matters are governed by several statutes, including HRS Chapter 521, the Residential Landlord-Tenant Code, HRS Chapter 508D, real estate disclosure requirements, and HRS Section 235-68, the HARPTA withholding law. Every transaction is unique, so consult an attorney about how these statutes apply to your property.
Real estate attorney costs in Hawaii depend on whether you need help with a purchase, a dispute, or an eviction. Ohana Law Firm offers a free consultation to review your situation honestly before you commit. Call 808-430-0704 to discuss transparent, upfront pricing for your property matter.
A straightforward Hawaii eviction can take about six to ten weeks from notice to a writ of possession, while a contested case can take several months. Notice periods range from five days for nonpayment to forty-five days for month-to-month tenancies. William Dean gives you a realistic timeline during your free consultation.
Yes. Ohana Law Firm handles real property matters throughout the Big Island, including Hilo, Kailua-Kona, Puna, Kohala, Ka'u, and Hamakua. Whether you are buying, selling, or resolving a dispute, William Dean is available 24/7 to protect your interests anywhere on Hawaii Island.
HARPTA is the Hawaii Real Property Tax Act, HRS Section 235-68, which requires buyers to withhold 7.25 percent of the sales price when a non-resident sells Hawaii real property. Exemptions may apply. William Dean can review your specific sale during a free consultation.
Big Island properties are rated across nine lava zones based on historical eruption risk from Kilauea and Mauna Loa. Zone 1 and 2 properties, mostly in Puna and Ka'u, can be harder to insure or finance. Sellers must disclose lava zone designation under HRS Chapter 508D.