Hawaii contract deadlines and disclosures
A quick checklist for Hawaii agents, from signed contract to closing. Use it as a starting point: your signed contract always wins.
The contract
Most residential deals use the Purchase Contract (Hawaii Association of REALTORS), published by Hawaii Association of REALTORS. Closings are usually handled by an escrow officer.
Typical deadlines
Days are common starting points, not rules. Many are negotiated in every contract.
| Deadline | Typical timing | Note |
|---|---|---|
| Contract fully signed (Effective Date) | When the last party signs (day 0) | |
| Earnest money delivered | 3 days after signing | |
| Seller's disclosure statement delivered (10 days) | 10 days after signing | |
| Buyer's 15-day review of the disclosure ends | 15 days after Seller's disclosure statement delivered | |
| Loan application | 5 days after signing | Only if your contract includes it |
| Inspection contingency ends | 10 days after signing | Set in each contract; typical shown |
| Repair response / inspection resolution | 3 days after Inspection contingency ends | Only if your contract includes it |
| Appraisal contingency | 21 days after signing | Set in each contract; typical shown. Only if your contract includes it |
| Financing (loan approval) contingency | 30 days after signing | Set in each contract; typical shown |
| Title commitment delivered | 14 days after signing | Only if your contract includes it |
| Title objections | 5 days after Title commitment delivered | Only if your contract includes it |
| HOA / condo resale documents delivered | 10 days after signing | Only if your contract includes it |
| Closing (recording) | 35 days after signing | Set in each contract; typical shown |
| Final walkthrough | 1 day before Closing | |
| Possession | Same day as Closing |
Disclosures and required forms
Required: Seller's Real Property Disclosure Statement within 10 days of acceptance; buyer has 15 days to rescind (HRS 508D)
If it applies: Flood, tsunami and lava zone notices (confirm with your broker)
If it applies: Condo (514B) and HOA (421J) documents (confirm with your broker)
If it applies: HARPTA withholding for non-resident sellers (escrow handles) (confirm with your broker)
If it applies: Lead-based paint disclosure (built before 1978)
Money at closing
Transfer tax: Conveyance tax from 0.10% to 1.25% by price (higher when the buyer won't live there); the seller customarily pays. (confirm with your broker)
Sellers who live out of state: HARPTA: escrow withholds 7.25% of the price unless the seller is exempt (Form N-288). (confirm with your broker)
Let Reta track it for you
Upload your signed contract and Reta builds this timeline with your real dates, reminds you before each deadline, and drafts the emails to your client, lender and title for you to approve. Your first deal is free.
This guide is general information for licensed agents, not legal advice. Rules and forms change; confirm with your broker or a local attorney. Last checked 2026-11-10.