reglab/housing_qa huggingface dataset:
HI Rev Stat § 516-51 (2021)
2021 Hawaii Revised Statutes|Title 28. Property|516. Residential Leaseholds|516-51 Preliminary negotiation required.

  §516-51 Preliminary negotiation required. (a) Upon the filing of a petition by the number of lessees required by section 516-22 with the Hawaii housing finance and development corporation, the corporation shall request the lessor and the lessees or their designated agents to negotiate the just compensation which the lessees will pay to the lessor to acquire the lessor's interest in the development tract. If no agreement is reached within sixty days after the request to negotiate, the parties shall simultaneously exchange written final offers together with any appraisals, other documents, and any other expert opinions on which their negotiating positions were based. Copies of the final offers and related documents shall be submitted to the corporation and the corporation may use the information in determining, prior to commencing condemnation proceedings, the probability that lessees will be able to meet the financial requirements of section 516-33(a)(4).  (b) This preliminary negotiation shall be in advance of and shall not constitute any part of any action in condemnation or eminent domain.  Any offers, appraisals, other documents, or any other expert opinions giving a value of the lessor's interest in the development tract which were prepared by a party for use in preliminary negotiations as provided for in this section, for setting qualification amounts pursuant to section 516-33(a)(4), or for negotiations to determine the just compensation after designation to acquire the lessor's interest in the development tract, and were not prepared for use in the trial shall not be discoverable, usable, or admissible by an opposing or adverse party in any action, suit, or proceeding brought under this chapter. [L 1976, c 242, pt of §4; am L 1980, c 107, pt of §3; am L 1983, c 203, §2; am L 1984, c 157, §1; am L 1987, c 337, §16; am L 1988, c 104, §2; am L 1997, c 350, §14; am L 2005, c 196, §26(b); am L 2006, c 180, §16] Revision Note  Section "516-33(a)(4)" substituted for "516-33(4)". Case Notes  Former mandatory arbitration provisions of this part held unconstitutional, but severable. 471 F. Supp. 871 (1979).
HI Rev Stat § 516-56 (2021)
2021 Hawaii Revised Statutes|Title 28. Property|516. Residential Leaseholds|516-56 Eminent domain trial.

  §516-56 Eminent domain trial. The parties to the eminent domain action brought under this chapter shall be the corporation as plaintiff and the lessees and all other necessary parties as defendants. The corporation does not have the burden of proof in establishing the fair market value of the leased fee interest being acquired. Instead, all parties, including the corporation, shall be given an opportunity to present evidence of the fair market value of the leased fee interest being acquired. [L 1983, c 203, §3; am L 1987, c 337, §16; am L 1988, c 104, §2; am L 1991, c 154, §1; am L 2005, c 196, §26(b); am L 2006, c 180, §16] Case Notes  Pursuant to this section, defendant, because defendant was a lessee of disputed property, was named as co-defendant in condemnation action; defendant had standing to move to set aside the action in which defendant was named a party. 77 H. 144, 883 P.2d 65 (1994).
HI Rev Stat § 516-61 (2021)
2021 Hawaii Revised Statutes|Title 28. Property|516. Residential Leaseholds|516-61 Applicability.

  §516-61 Applicability. Except as otherwise expressly provided, this part applies to all leases of residential lots existing and in force on June 24, 1967, and to all leases of residential lots executed thereafter.   Notwithstanding any term, condition, or provision in any lease to the contrary, the lessee of a residential lot shall have all of the rights enumerated in this part. [L 1967, c 307, §34; HRS §516-61; am L 1968, c 46, §2j]
HI Rev Stat § 516-62 (2021)
2021 Hawaii Revised Statutes|Title 28. Property|516. Residential Leaseholds|516-62 Discrimination.

  §516-62 Discrimination. No person shall be denied the right to become a lessee of a residential lot, because of the person's race, religion, sex, ancestry, or a physical handicap. [L 1967, c 307, §35; HRS §516-62; am L 1976, c 159, §8; gen ch 1985]
HI Rev Stat § 516-63 (2021)
2021 Hawaii Revised Statutes|Title 28. Property|516. Residential Leaseholds|516-63 Free assignability.

  §516-63 Free assignability. Except as otherwise provided in section 516-35 and restrictions placed in leases by state or county agencies, a lessee may assign the lessee's lease at any time without the approval or consent of the lessor, and the assignee shall have the same rights and obligations under the lease as the original lessee; provided that no assignment shall be effective to transfer any interest in the lease unless the lessor has received:  (1) Either a true executed copy of the assignment or written notice thereof;  (2) A reasonable service charge, except in case of an assignment by way of mortgage or assignment to or by the Federal Housing Administration, Department of Veterans Affairs, or Federal National Mortgage Association or a foreclosure of mortgage or assignment in lieu of foreclosure; and  (3) The written undertaking of the assignee to perform all obligations of the lessee under the lease, which undertaking may be incorporated in the assignment. No assignment shall release the assignor from liability under the lease unless the lessor consents in writing to the assignment. A consent to the assignment shall be deemed a consent to the release of the assignor from liability under the lease. The lessor shall not require payment of any money for the lessor's consent except the service charge, nor withhold consent unreasonably. Any person acquiring the leasehold estate in consideration of the extinguishment of a debt secured by mortgage of the lease or through foreclosure sale, judicial or otherwise, shall be liable to perform the obligations imposed on the lessee by the lease only during the period the person has possession or ownership of the leasehold estate. [L 1967, c 307, §36; HRS §516-63; am L 1968, c 46, §2k; gen ch 1985; am L 1986, c 218, §1; am L 2017, c 12, §1; am L 2018, c 18, §39]
HI Rev Stat § 516-64 (2021)
2021 Hawaii Revised Statutes|Title 28. Property|516. Residential Leaseholds|516-64 Forfeiture.

  §516-64 Forfeiture. No forfeiture of the lessee's interest in a leasehold shall be declared by the lessor for the lessee's failure to pay the rent or otherwise to perform the lessee's obligations under the lease, unless the lessor has given written notification to the lessee of the default and has given the lessee at least thirty days within which to correct the default. [L 1967, c 307, §37; HRS §516-64; gen ch 1985]
HI Rev Stat § 516-65 (2021)
2021 Hawaii Revised Statutes|Title 28. Property|516. Residential Leaseholds|516-65 Extension.

  §516-65 Extension. From time to time during the first twenty years of the term of any lease, the lessee shall have the right to extend the lease term to fifty-five years, commencing on the first day of the calendar month in which the lessee gives written notice thereof to the lessor, subject to the following conditions:   (1) At the time the right to extend the lease is exercised, the unexpired term of the lease is less than fifty years;   (2) The extension is for the purpose of mortgaging the leasehold interest;   (3) The lessee is not then in default in any respect under the lease; and   (4) The notice is accompanied by payment of a reasonable service charge.   This section applies only to leases executed and effective subsequent to June 24, 1967. [L 1967, c 307, §38; HRS §516-65]
HI Rev Stat § 516-66 (2021)
2021 Hawaii Revised Statutes|Title 28. Property|516. Residential Leaseholds|516-66 Lease rental.

  §516-66 Lease rental. (a) In every case of an extension under section 516-65, the annual lease rental during the first thirty years shall not exceed an amount determined as follows:  (1) Compute to the nearest whole year, one hundred per cent of the unexpired period of fixed rent at the commencement of the extended term;  (2) Multiply the number of years computed in paragraph (1) by the fixed annual rent in effect immediately prior to the extension;  (3) Deduct from thirty years the number of years computed in paragraph (1) and multiply that difference by the annual rent determined by mutual agreement of lessor and lessee within thirty days after the extension or by arbitration in accordance with chapter 658A; and  (4) Add the amounts computed in paragraphs (2) and (3) and divide that sum by thirty. This sum rounded to the nearest dollar shall be the annual rent for the first thirty years of the extended term; provided that the rent shall not be less than the annual rent in effect immediately prior to the extension, unless otherwise consented to by the lessor.  (b) The annual rent payable under subsection (a) for and during the remaining period of the extended term shall be determined by mutual agreement of the lessor and the lessee or, if they fail to reach an agreement at least ninety days before the commencement of the period, by arbitration in accordance with chapter 658A. [L 1967, c 307, §39; HRS §516-66; am L 1975, c 184, §2(18); am L 2001, c 265, §4; am L 2018, c 18, §40]
HI Rev Stat § 516-67 (2021)
2021 Hawaii Revised Statutes|Title 28. Property|516. Residential Leaseholds|516-67 Zoning changes.

  §516-67 Zoning changes. A lessor, fee owner, or any legal or equitable owner applying for a change in zoning in any area shall notify all of the lessor's, fee owner's, or legal or equitable owner's lessees within three-fourths miles of the land proposed to be rezoned of the application and its contents at least thirty days before filing the same before any public zoning authority. [L 1967, c 307, §40; HRS §516-67; gen ch 1985]
HI Rev Stat § 516-68 (2021)
2021 Hawaii Revised Statutes|Title 28. Property|516. Residential Leaseholds|516-68 Rights to self-organization; remedies.

  §516-68 Rights to self-organization; remedies. Lessees in a development tract shall have the right of self-organization and the right to form, join, or assist each other in forming associations for their mutual benefit or to select representatives of their choosing to engage in bargaining with their lessor or to secure other mutual aid or protection as may be necessary or desirable with respect to their respective leasehold interests. No lessor or agent of the lessor shall interfere with, restrain, or coerce any lessee in the exercise of the rights granted by this section or dominate or attempt to control the formation of any such organization. Neither the lessor nor the organization or the duly authorized representative of a majority of the lessees shall refuse to bargain collectively in good faith with each other. In the event of any such refusal or violation of this section, either party may file a complaint with the Hawaii housing finance and development corporation, and the corporation, after due notice of hearing and hearings, may issue such cease and desist orders as shall be meet and just in the light of the evidence adduced. [L 1967, c 307, §41; HRS §516-68; am L 1987, c 337, §16; am L 1988, c 104, §2; am L 1997, c 350, §14; am L 2005, c 196, §26(b); am L 2006, c 180, §16]
HI Rev Stat § 516-69 (2021)
2021 Hawaii Revised Statutes|Title 28. Property|516. Residential Leaseholds|516-69 Sale of fee by lessor.

  §516-69 Sale of fee by lessor. No fee owner of any residential lot under lease shall sell the leased fee interest to the lot to any third party unless the fee owner has first given a written thirty-day notice to the lessee and the corporation of such intention. [L 1967, c 307, §42; HRS §516-69; gen ch 1985; am L 1987, c 337, §16; am L 1988, c 104, §2; am L 2005, c 196, §26(b); am L 2006, c 180, §16]
HI Rev Stat § 516-70 (2021)
2021 Hawaii Revised Statutes|Title 28. Property|516. Residential Leaseholds|516-70 Reversion of improvements.

  §516-70 Reversion of improvements. (a) This section applies to all leases of residential lands as defined by section 516-1.  (b) At the termination of any lease, or at the expiration of the lease term, the lessee may, if not then in default under the terms of the lessee's lease, remove all onsite improvements on the lot which were constructed at the cost of, or otherwise paid for by, the lessee, without compensating the lessor therefor. If the lessee notifies the lessor in writing within sixty days before the termination or expiration that the lessee declines to remove such onsite improvements and if the lessee is not then in default under the terms of the lessee's lease, and if the lessor refuses to extend the term of the existing lease or to issue a new lease for a term of at least thirty years at a rental that is mutually agreeable to the parties or failing such agreement that is determined by arbitration pursuant to chapter 658A, the lessor shall be required to compensate the lessee for the current fair market value of all such onsite improvements. Such improvements shall be appraised at the expense of the lessee. The appraiser selected shall be by mutual agreement of the lessee and the lessor or in conformance to chapter 658A. The compensation shall be determined by mutual agreement or in conformity with chapter 658A, and the compensation shall be paid within thirty days of determination. Such expense of arbitration shall be equally shared by both parties. [L 1967, c 307, §43; HRS §516-70; am L 1975, c 184, §2(19); gen ch 1985; am L 2001, c 265, §4] Revision Note  Section "516-1" substituted for "516-1(5)". Case Notes  Requirement that lessor purchase leasehold improvements unconstitutionally impairs obligation of preexisting lease contract. 69 H. 112, 736 P.2d 55 (1987).
HI Rev Stat § 516-71 (2021)
2021 Hawaii Revised Statutes|Title 28. Property|516. Residential Leaseholds|516-71 Residential lease; disclosure.

  §516-71 Residential lease; disclosure. (a) Except as otherwise provided for in this section, for any sale of a leasehold residential lot, no later than ten calendar days after the acceptance of the deposit, receipt, offer, and acceptance contract (DROA) or other similar contract, the seller shall directly or through the seller's agent provide to the buyer, a copy of the original recorded lease and any amendments thereto for the buyer's approval and acceptance. A sale for the purposes of this subsection shall not be deemed to include any transfer to a co-owner, or to a spouse or reciprocal beneficiary, parent or child of the seller, or to any stranger by devise, descent, court order, or by operation of law, including, but not limited to, any transfer by foreclosure, bankruptcy, or partition sale. Upon receipt of the original lease and amendments thereto, the buyer shall have ten calendar days to review, accept, or reject the terms of the lease.  (b) In addition to the requirements set forth in subsection (a), the buyer shall acknowledge receipt of the lease documents specified under subsection (a) through a signed receipt or a signed DROA or other contract. The receipt or contract shall include at least the following information:  (1) A standardized summary, as set forth on the optional standardized summary form in this chapter, or in a form similar to the optional standardized summary form, of the lease provisions in plain language which shall contain information on the following: the length of the lease, lease rent terms, lease rent renegotiation dates, how renegotiated lease rents will be calculated; and surrender clause provisions;  (2) A standardized glossary, satisfied by use of a Hawaii governmental publication, of commonly used lease terms in plain language; and  (3) A statement that the buyer has read and understands the provisions of the standardized summary of the lease provisions.  (c) Within ten calendar days of acknowledged receipt of the contract specified in subsection (a), the buyer shall have the right to cancel the offer to purchase with no loss of deposit.  (d) The seller and buyer, on a standardized form, may agree to reduce or extend the time period provided herein for production and review of the applicable lease documents; provided that the agreement shall not constitute a waiver of the requirement to provide the applicable lease documents to the buyer. Buyers other than natural persons may waive, in writing, all the requirements of this section. [L 1989, c 168, §3; ree L 1990, c 277, pt of §1; am L 1991, c 276, §3; am L 1997, c 383, §63]
HI Rev Stat § 516-72 (2021)
2021 Hawaii Revised Statutes|Title 28. Property|516. Residential Leaseholds|516-72 Civil penalty.

  §516-72 Civil penalty. Failure to furnish disclosures substantially complying with the requirements of section 516-71 shall entitle the buyer to the recovery of a civil penalty of $1,000 in any proceeding at law brought within one year of the violation and the violator shall be liable further for the actual damages of the buyer, if any, reasonable attorneys' fees and court costs. [L 1991, c 276, §4]
HI Rev Stat § 516-81 (2021)
2021 Hawaii Revised Statutes|Title 28. Property|516. Residential Leaseholds|516-81 REPEALED.

  §516-81 REPEALED. L 1975, c 184, §2(20).
HI Rev Stat § 516-82 (2021)
2021 Hawaii Revised Statutes|Title 28. Property|516. Residential Leaseholds|516-82 Severability.

  §516-82 Severability. If any part, section, sentence, clause, or phrase of this chapter, or its application to any person or transaction or other circumstances, is for any reason held to be unconstitutional or invalid, the remaining parts, sections, sentences, clauses, and phrases of this chapter, or the application of this chapter to other persons or transactions or circumstances, shall not be affected. The legislature hereby declares that it would have passed this chapter and each part, section, clause, or phrase thereof, irrespective of the fact that any one or more parts, sections, sentences, clauses, or phrases of this chapter, or its application to any person or transaction or other circumstance, be declared unconstitutional or invalid. [L 1975, c 184, §2(21)] Case Notes  Since Hawaii Land Reform Act contains comprehensive severability clause, unless statute stands or falls as a whole, specific invalid provisions may be separated out. 471 F. Supp. 871 (1979).
HI Rev Stat § 516-91 (2021)
2021 Hawaii Revised Statutes|Title 28. Property|516. Residential Leaseholds|516-91 Definitions.

  §516-91 Definitions. The following words or terms as used in this part shall have the following meanings unless a different meaning clearly appears from the context:  "Eligible borrower" means any lessee, irrespective of race, creed, national origin, or sex, who:  (1) Qualifies to purchase the leased fee interest in the lessee's property under this chapter;  (2) Has never before obtained a loan under this part; and  (3) Meets other qualifications as established by rules adopted by the corporation.  "Eligible loan" means a loan to an eligible borrower for the purchase of the leased fee interest in the eligible borrower's houselot; provided that the property financed is and will be occupied as the principal place of residence by the eligible borrower, and meets other requirements as established by rules adopted by the corporation.  "Fee title acquisition loan programs" or "acquisition loan programs" includes all or any part of the loan to lenders program, the purchase of existing loans program, the advance commitments program, and the eligible loan funding program authorized under this part.  "Mortgage lender" means any bank, trust company, savings bank, national banking association, savings and loan association, building and loan association, mortgage banker, credit union, insurance company, or any other financial institution, or a holding company for any of the foregoing, which:  (1) Is authorized to do business in the State;  (2) Customarily provides services or otherwise aids in the financing of mortgages on single family or multi-family residential property; and  (3) Is a financial institution whose accounts are federally insured, or is an institution which is an approved mortgagee for the Federal Housing Administration, or is an approved lender for the Department of Veterans Affairs or the United States Department of Agriculture, or is an approved mortgage loan servicer for the Federal National Mortgage Association or the Federal Home Loan Mortgage Corporation.  "Revenue bond" means bonds, notes, or other evidence of indebtedness of the corporation issued to finance any of the acquisition loan programs under this part.  "Trustee" means a national or state bank or trust company within or without the State which enters into a trust indenture.  "Trust indenture" means an agreement by and between the corporation and the trustee, which sets forth the duties of the trustee with respect to the revenue bonds, the security therefor, and other provisions as deemed necessary or convenient by the corporation to secure the revenue bonds. [L 1983, c 270, pt of §1; am L 1987, c 337, §16; am L 1988, c 104, §2; am L 1997, c 258, §20; am L 2005, c 196, §26(b); am L 2006, c 180, §16; am L 2017, c 12, §1]
HI Rev Stat § 516-95 (2021)
2021 Hawaii Revised Statutes|Title 28. Property|516. Residential Leaseholds|516-95 Rules; eligible loans.

  §516-95 Rules; eligible loans. (a) The corporation shall establish requirements for property financed by an eligible loan, and may consider, but not be limited to the location, age, condition, and other characteristics of the property.  (b) The corporation shall establish restrictions on the terms, maturities, interest rates, collateral, and other requirements for eligible loans.  (c) All eligible loans made shall comply with applicable state and federal laws. [L 1983, c 270, pt of §1; am L 1987, c 337, §16; am L 1988, c 104, §2; am L 2005, c 196, §26(b); am L 2006, c 180, §16]
HI Rev Stat § 516-101 (2021)
2021 Hawaii Revised Statutes|Title 28. Property|516. Residential Leaseholds|516-101 Revenue bonds; authorization.

  §516-101 Revenue bonds; authorization. (a) The corporation, with the approval of the governor, may issue from time to time revenue bonds in amounts not exceeding the total amount of bonds authorized to be issued by the legislature for the purpose of undertaking and maintaining any of the acquisition loan programs.  (b) All revenue bonds shall be issued pursuant to part III of chapter 39, except as provided in this part.  (c) The revenue bonds shall be issued in the name of the corporation, and not in the name of the State. The final maturity date of the revenue bonds may be any date not exceeding forty years from the date of issuance. [L 1983, c 270, pt of §1; am L 1987, c 337, §16; am L 1988, c 104, §2; am L 2005, c 196, §26(b); am L 2006, c 180, §16]