RCA Trade Center, Inc. v. Hu, 2026 WL 1802987 (Ha.App., June 23, 2026).
Opinion 2026 Hawaii Prima_Facie_Validity Site.Opinion2026HawaiiRCATradeCenterValidityUPEPA
Related Article: None.
AI Synopsis
♦ the Intermediate Court of Appeals of Hawai'i affirmed a circuit court's final judgment dismissing a complaint against Wayne and Tara Hu pursuant to Hawai'i Revised Statutes Chapter 634G, the Hawai'i Public Expression Protection Act (HPEPA). The litigation arose after the Hus transmitted a 52-page letter to the plaintiffs and ten governmental agencies expressing environmental and zoning concerns over the plaintiffs' construction and commercial use of eight pre-fabricated steel warehouses within an agricultural condominium project. This letter prompted the plaintiffs' lender to temporarily halt loan draws and declare a default, leading the plaintiffs to sue for declaratory relief, tortious interference with contractual relations, and injunctive relief. On appeal, the court first held that the circuit court did not abuse its discretion by finding good cause for the Hus' late filing of their HPEPA motion, as the parties had implicitly agreed to delay proceedings while the Hus unsuccessfully sought an insurance defense. Reviewing the substantive dismissal de novo, the court determined that HPEPA applied because the Hus' letter involved a matter of public concern regarding coastal environments and land-use regulations. The burden then shifted to the plaintiffs, who failed to establish that any statutory exemptions applied or to present a prima facie case for their claims. Specifically, the declaratory relief claim failed to join indispensable state or county regulatory agencies; the tortious interference claim lacked evidence showing the Hus' conduct regarding warehouse usage was unjustified; and the injunctive relief claim lacked requisite proof concerning irreparable harm and public interest. Finally, the court deemed the plaintiffs' challenge to the award of attorney's fees waived due to a failure to present supporting arguments in their opening brief. ♦
RCA Trade Center, Inc. v. Hu, 2026 WL 1802987 (Ha.App., June 23, 2026).
NOTICE: THIS OPINION HAS NOT BEEN RELEASED FOR PUBLICATION IN THE PERMANENT LAW REPORTS. A PETITION FOR RECONSIDERATION IN THE COURT OF APPEALS OR A PETITION FOR CERTIORARI IN THE SUPREME COURT MAY BE PENDING.
Intermediate Court of Appeals of Hawai'i.
RCA TRADE CENTER, INC., a Hawaii Corporation; and MP Unit 21, LLC, a Texas Limited Liability Company, Plaintiffs-Appellants,
v.
Wayne Masao Mun Keong HU, Tara Leiko Hu, Defendants-Appellees, and Does 1–10, Defendants.
NO. CAAP-24-0000380
|
JUNE 23, 2026
APPEAL FROM THE CIRCUIT COURT OF THE FIRST CIRCUIT (CASE NO. 1CCV-23-0001388)
Attorneys and Law Firms
On the briefs:
Michael A. Yoshida, Gregory W. Kugle, Honolulu, Ross Uehara-Tilton, David H. Abitbol, (Damon Key Leong Kupchak Hastert), for Plaintiffs-Appellants.
Peter J. Lenhart, Honolulu, Tori R.K. Maeshiro, for Defendants-Appellees.
LEONARD, PRESIDING JUDGE, MCCULLEN AND GUIDRY, JJ.
Opinion
OPINION OF THE COURT BY MCCULLEN, J.
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Plaintiffs-Appellants RCA Trade Center, Inc., and MP Unit 21, LLC, (collectively, RCA) appeal from the Circuit Court of the First Circuit's May 20, 2024 order granting Defendants-Appellees Wayne and Tara Hu's (together, the Hus) motion to dismiss brought pursuant to Hawai'i Revised Statutes (HRS) Chapter 634G, the Hawai'i Public Expression Protection Act (HPEPA), and May 21, 2024 Final Judgment.1
fn1. The Honorable John M. Tonaki presided.
On appeal, RCA challenges the circuit court's (1) finding of good cause for the Hus' untimely filing of their HPEPA motion to dismiss, (2) dismissal of its complaint, and (3) award of fees and costs. We affirm.
We hold that the circuit court did not (1) abuse its discretion by finding good cause for the Hus' untimely filing or (2) err by dismissing RCA's complaint under HPEPA. We further hold that (3) RCA waived any challenge to the circuit court's award of attorney's fees.
I. BACKGROUND
A. Factual Background
In 2016, the Hus acquired a unit within Marconi Point Condominiums, an agricultural condominium project (the Project) located in Kahuku, O'ahu, Hawai'i. The Project comprises "two (2) lots totaling 96 acres of AG-2 zoned lands" that were " 'condominiumized' by the developer into 32 units." "The Project aims to develop agricultural condominiums for active farming and other agricultural operations" and "is not a residential development." "However, zoning laws allow 'farm dwellings' to be constructed within the Project to house individuals engaged in the Project's agricultural operations, consistent with what is permitted under applicable zoning ordinances."
In 2017, RCA applied for and received multi-building permits from the City and County of Honolulu's Department of Planning and Permitting (DPP) to construct eight pre-fabricated steel warehouses on their various units within the Project.
Believing the "Project would remain a quiet agricultural condominium project, with few farm dwellings and neighbors" at the time they purchased the unit, the Hus became concerned about "numerous questionable and possibly unlawful activities occurring within the Project" over the next eight years.
These activities — which the Hus believed "substantially changed the nature and character of the Project[ ] and[ ] ... impacted the North Shore Community and the interest of the public with respect to protecting both agricultural lands from non-compliant uses as well as activities that adversely affected the environment" — included (1) the "construction of eight (8) massive metal warehouses ... on the AG-2 zoned lands[ ] ... for the purpose of advertising and leasing spaces ... to the public for non-agricultural uses"; (2) noncompliance with DPP's special management area and building permit requirements; (3) "hosting illegal and noncompliant uses on AG-2 lands such as 'non-compliant farmers' markets', 'pop-up markets', weddings, craft fairs, and other social gatherings, some of which utilized [RCA's] warehouse spaces"; and (4) "allowing people vehicular access to the beach areas for 'four-wheeling' in sensitive environmental areas having endangered species."
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As to the eight warehouses, RCA "applied for and received a United States Department of Agriculture Rural Development Business and Industrial Guaranteed Loan of $7,883,000" (the Loan) to "finance the construction of the warehouses." According to RCA, the "program does not provide direct funding but only a federal guaranty to secure repayment obligations in the event of a borrower's default." North Avenue Capital was RCA's lender under the program.
Meanwhile, as discussed in more detail below, the Hawai'i Legislature adopted the Uniform Law Commission's model Uniform Public Expression Protection Act (UPEPA) as HPEPA in 2022. 2022 Haw. Sess. Laws Act 96, § 1 at 215-16.
Concerned "that the questionable activities put the Project in danger of being investigated and cited by various federal, state and county governmental agencies," the Hus hired Peter J. Lenhart, Esq., to draft a letter to RCA addressing these and other issues.
On August 29, 2023, Lenhart transmitted the "52-page letter ... together with Exhibits '1' through '17' " (the Letter) to RCA, its counsel, and ten additional governmental entities, including DPP, the State of Hawai'i Department of Land and Natural Resources, the State of Hawai'i Department of Agriculture, and the U.S. Department of Agriculture (USDA).
On September 1, 2023, North Avenue Capital contacted RCA for more information about the Letter, which it received from the USDA. Following the USDA's inquiry into the Letter, North Avenue Capital "informed [RCA] that [it] would be putting a hold on draws from the loan proceeds, which were needed to pay for ongoing construction costs."
Although RCA attempted to assuage North Avenue Capital's concerns, in part by filing the instant lawsuit, North Avenue Capital ultimately "declared [RCA] to be in default of [its] obligations under the loan." "Since December 2023, [RCA has] been able to resolve [North Avenue Capital]'s concern, pending USDA consent to the loan modification." fn2
fn2. RCA does not explain how or why the Loan was modified.
B. Procedural Background
On October 25, 2023, less than two months after receiving the Letter, RCA filed a three-count complaint against the Hus, asserting causes of action for Declaratory Relief, Tortious Interference, and Injunctive Relief.
Count I (Declaratory Relief) sought a "declaratory ruling that the warehouses may remain on [RCA's] Units, that [RCA is] not required to remove the warehouse[s] that have already been constructed, and that [RCA] may continue with construction of the warehouses as intended":
Count II (Tortious Interference) alleged the Hus "intended to purposefully interfere with the contractual relationship among [RCA], [North Avenue Capital], and the federal government":
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Count III (Injunctive Relief) alleged RCA was entitled to an injunction preventing the Hus from further interfering with its contractual relationships:
The Hus were served with RCA's complaint on November 30, 2023. That same day, in a telephone conference between Lenhart and RCA's counsel, the parties agreed to extend the deadline for responsive filings to January 17, 2024. Lenhart had requested an extension in order to secure insurance defense counsel from one of the Hus' three insurance carriers.
But Lenhart's efforts were ultimately unsuccessful. All three insurance carriers denied the Hus' request for indemnification and defense, with the last denial letter received on January 20, 2024.
"Pending resolution of [the Hus'] insurance coverage matters," RCA and the Hus nevertheless agreed, in a joint report (conferred on January 11, 2024 and signed and filed on January 25, 2024) "to delay Initial Disclosures." fn3
fn3. Initial disclosures were to be made on or before February 15, 2024.
On March 15, 2024, the Hus filed a motion to dismiss RCA's complaint pursuant to HPEPA. RCA opposed the motion as untimely, and the circuit court heard arguments on April 24, 2024.
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At the hearing, as to the timeliness issue, Lenhart explained that he interpreted the statement in the joint report to mean "that opposing counsel was agreeing that we were going to put everything kind of on hold on this proceeding until we knew whether or not" one of the insurance carriers was going to defend the Hus against RCA's complaint. As such, Lenhart "treated the receipt of the final insurance denial letter [on January 20, 2024,] as the start of a new 'clock' as to the 60-day period for filing Defendants' Anti-SLAPP Motion."
The circuit court ultimately found in Lenhart's explanation good cause for the late filing, because "there seem[ed] to have been some understanding [between RCA and the Hus] that everything would be delayed or put off until the insurance matter was scheduled."
As to the substantive issues presented by the motion, the circuit court determined (1) the Letter fell within HPEPA's scope, (2) RCA did not state claims for which relief could be granted, and (3) DPP was not a party:
(Formatting altered and emphases added.)
The circuit court entered its order granting the Hus' motion on May 20, 2024. In addition to finding good cause for the untimely filing, the circuit court ruled that the Letter fell under HRS Chapter 634G:
The circuit court entered its final judgment on May 21, 2024. RCA appealed.
II. SLAPP and HPEPA
SLAPP is an acronym for a "Strategic Lawsuit Against Public Participation." Perry v. Perez-Wendt, 129 Hawai'i 95, 99, 294 P.3d 1081, 1085 (App. 2013). "The paradigm SLAPP is a suit filed by a large developer against environmental activists or a neighborhood association intended to chill the defendants' continued political or legal opposition to the developers' plans." Hupp v. Freedom Commc'ns, Inc., 221 Cal.App.4th 398, 163 Cal. Rptr. 3d 919, 922 (2013). "While SLAPP suits 'masquerade as ordinary lawsuits' the conceptual features which reveal them as SLAPPs are that they are generally meritless suits brought by large private interests to deter common citizens from exercising their political or legal rights or to punish them for doing so." Hernandez v. Zook, 351 A.3d 795, 798 (Pa. Super. Ct. 2026) (quoting Unif. Pub. Expression Prot. Act § 1 cmt. (Unif. L. Comm'n 2020)).
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An "anti-SLAPP law is designed to protect persons from lawsuits intended to chill their free speech or petitioning activities related to public issues." City & County of Honolulu v. Chevron Corp., 157 Hawai'i 340, 341, 577 P.3d 82, 83 (App. 2025).
In 2020, UPEPA sought to harmonize the different states' varying approaches to combating SLAPP suits "by enunciating a clear process through which SLAPPs can be challenged and their merits fairly evaluated in an expedited manner." Unif. Pub. Expression Prot. Act Prefatory Note (Unif. L. Comm'n 2020). UPEPA thus "serves two purposes: protecting individuals' rights to petition and speak freely on issues of public interest while, at the same time, protecting the rights of people and entities to file meritorious lawsuits for real injuries." Unif. Pub. Expression Prot. Act Prefatory Note (Unif. L. Comm'n 2020).
In 2022, the Hawai'i Legislature repealed HRS Chapter 634F, Hawai'i's previous anti-SLAPP statute, and adopted UPEPA by enacting HRS Chapter 634G, HPEPA. 2022 Haw. Sess. Laws Act 96, § 1 at 215-16.
Upon a motion to dismiss based on HPEPA, the court must dismiss a cause of action or part of a cause of action if (1) the movant proves HPEPA applies; (2) the non-movant fails to prove an exception applies; and either (3)(A) the non-movant fails to prove a prima facie case as to each element of each cause of action or (3)(B) the movant proves the non-movant failed to state a cause of action upon which relief can be granted or the movant proves there is no genuine issue of material fact:
HRS § 634G-6(a) (Supp. 2022) (formatting altered and emphases added).
HPEPA is to be "construed liberally to fully effectuate its purposes and intent to protect the exercise of the right of freedom of speech and of the press, the right to assemble and petition, and the right of association, guaranteed by the United States Constitution or [Hawai'i] State Constitution." HRS § 634G-10 (Supp. 2022). Hawai'i appellate courts must also consider the rulings of other states that enacted UPEPA, "to promote uniformity of the law with respect to its subject matter." HRS § 634G-11 (Supp. 2022). fn4
fn4.
Hawai'i courts may also refer to the commentary to UPEPA to aid in interpreting HPEPA. Cf. State v. Hopkins, 60 Haw. 540, 543 n.2, 592 P.2d 810, 812 n.2 (1979) (referring to statutory commentary to "aid in understanding the section" but not as an indication "of legislative intent").
- 6
A motion to dismiss under HPEPA must be filed "no later than sixty days after a party is served with a complaint, crossclaim, counterclaim, third-party claim, or other pleading ... or at a later time on a showing of good cause." HRS § 634G-3(a) (Supp. 2022).
III. DISCUSSION
RCA's points of error on appeal challenge the circuit court's (1) finding of good cause for the Hus' untimely filing of their motion to dismiss; (2) dismissal under HPEPA; and (3) award of attorney's fees and costs.
A. Circuit Court Did Not Abuse Its Discretion When It Found Good Cause for the Untimely Filing
First, RCA contends the circuit court "should have denied the motion as untimely under" HRS § 634G-3(a), because the Hus' "delay in filing the Motion to wait for insurance coverage determinations is not good cause." (Some formatting altered.)
A motion to dismiss a complaint under HPEPA must be filed within sixty days of being served with the complaint "or at a later time on a showing of good cause":
HRS § 634G-3(a) (emphasis added).
"Good cause depends upon the circumstances of the individual case, and a finding of its existence lies largely in the discretion of the officer or court to which the decision is committed." Chen v. Mah, 146 Hawai'i 157, 178, 457 P.3d 796, 817 (2020) (citation modified).
Here, the Hus were served with RCA's complaint on November 30, 2023. In a declaration to the court, Lenhart declared that he called RCA's counsel that same day and explained he might not be counsel of record in the proceeding, because he was "in the process of tendering defense of this matter" to the Hus' "various insurance carriers." Lenhart further explained that he "wished to avoid submitting substantive pleadings that might [have] conflict[ed] with the approach of insurance defense counsel" and wished to avoid charging the Hus for duplicative work that the insurance carriers might have undertaken.
The parties agreed to extend the deadline to answer the complaint to January 17, 2024.
All three insurance carriers, however, ultimately denied the Hus' request for indemnification and defense, with the last denial letter received on January 20, 2024. Lenhart filed the Hus' answer to RCA's complaint on January 17, 2024, and the First Amended Answer on January 31, 2024, to avoid default.
In a joint report, the parties agreed that, "[p]ending resolution of [the Hus'] insurance coverage matters, the parties have agreed to delay Initial Disclosures" and then set forth various deadlines.
Lenhart argued that he interpreted the statement in the joint report to mean "that opposing counsel was agreeing that we were going to put everything kind of on hold on this proceeding until we knew whether or not" one of the insurance carriers was going to defend the Hus against RCA's complaint. As such, Lenhart "treated the receipt of the final insurance denial letter as the start of a new 'clock' as to the 60-day period for filing" the Hus' HPEPA motion to dismiss.
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Lenhart filed the HPEPA motion on March 15, 2024, fifty-five days after receiving the last denial letter.
The circuit court admonished Lenhart for not specifically requesting an extension of the sixty-day deadline to file the motion to dismiss, but ultimately found good cause for the delay because "there seem[ed] to have been some understanding that everything would be delayed or put off until the insurance matter was scheduled."
Considering there was some uncertainty as to who would represent the Hus, RCA was aware of that uncertainty, the parties agreed to postpone some deadlines based on that uncertainty, and the Hus filed their HPEPA motion to dismiss within sixty days of the resolution of that uncertainty, we cannot say the circuit court abused its discretion in finding good cause existed for the untimely filing.
B. Circuit Court Did Not Err by Dismissing RCA's Complaint Under HPEPA
In its second and third points of error, RCA challenges the dismissal of its complaint. RCA asserts that the circuit court erred in holding that the Letter fell under the scope of HRS Chapter 634G, because the Hus "did not show that the dispute between the parties is a matter of public concern"; instead, the Letter "is nothing more than a personal grievance." RCA further asserts that, even if the Letter fell under HRS Chapter 634G, it met its prima facie burden as to all of its causes of action.
We review the circuit court's decision de novo. Anderson v. Anderson, No. A25-1075, ––– N.W.3d ––––, ––––, 2026 WL 1128755, at *4 (Minn. Ct. App. Apr. 27, 2026) (explaining that it reviews "a district court's decision on a special motion for expedited relief [under UPEPA] de novo"); Valve Corp. v. Bucher L. PLLC, 571 P.3d 312, 318 (Wash. Ct. App. 2025) ("We review the denial of a UPEPA motion to dismiss de novo."); Andes Roofing, LLC v. Rusnak, 726 S.W.3d 13, 17 (Ky. Ct. App. 2025) (reviewing lower court's decision under UPEPA de novo); see HRS § 634G-11 ("In applying and construing this uniform act, consideration shall be given to the need to promote uniformity of the law with respect to its subject matter among states that enact it.").
As stated above, the court must dismiss a cause of action or part of a cause of action if (1) the movant proves HPEPA applies; (2) the non-movant fails to prove an exception applies; and either (3)(A) the non-movant fails to prove a prima facie case as to each element of each cause of action or (3)(B) the movant proves the non-movant failed to state a cause of action upon which relief can be granted or the movant proves there is no genuine issue of material fact. HRS § 634G-6.
1. HPEPA Applies
For the first factor, the movant must establish "under section 634G-2(a) that this chapter applies[.]" HRS § 634G-6(a)(1). Under HRS § 634G-2(a) (Supp. 2022), the movant must establish that the non-movant's cause of action was based on communications made in governmental proceedings, communications about issues under consideration in governmental proceedings, or speech or conduct on a matter of public concern:
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- (1) Communication in a legislative, executive, judicial, administrative, or other governmental proceeding;(2) Communication on an issue under consideration or review in a legislative, executive, judicial, administrative, or other governmental proceeding; or(3) Exercise of the right of freedom of speech or of the press, the right to assemble or petition, or the right of association, guaranteed by the United States Constitution or the [Hawai'i] State Constitution, on a matter of public concern.
(Emphasis added.)
On appeal, RCA argues that the Letter's content was not a matter of public concern. Thus, we focus our analysis on whether the Hus' Letter was on a matter of public concern.
HPEPA, however, does not define "on a matter of public concern." HRS § 634G-2.
The Hawai'i Supreme Court "generously interprets the civil rights bestowed by the Hawai'i Constitution," holding that "article I, section 4 provides free speech rights 'at least as expansive as those provided by the United States Constitution.' " In re KAHEA, 150 Hawai'i 43, 56, 497 P.3d 58, 71 (2021) (emphasis omitted) (quoting State v. Russo, 141 Hawai'i 181, 190, 407 P.3d 137, 146 (2017)). The United States Supreme Court has explained that "[s]peech deals with matters of public concern when it can be fairly considered as relating to any matter of political, social, or other concern to the community, or when it is a subject of legitimate news interest; that is, a subject of general interest and of value and concern to the public." Snyder v. Phelps, 562 U.S. 443, 453, 131 S.Ct. 1207, 179 L.Ed.2d 172 (2011) (citation modified).
At least two state courts interpreting their state's version of UPEPA have applied this definition to determine whether speech is a matter of public concern. See M.G. v. Bainbridge Island Sch. Dist. #303, 566 P.3d 132, 145 (Wash. Ct. App. 2025); Mackey v. Krause, 575 P.3d 1162, 1173-74 (Utah 2025). We likewise apply this definition. See HRS § 634G-11 ("In applying and construing this uniform act, consideration shall be given to the need to promote uniformity of the law with respect to its subject matter among states that enact it.").
The court must "consider the parties' pleadings, the motion, any replies and responses to the motion, and any evidence that could be considered in ruling on a motion for summary judgment under the applicable" Hawai'i Rules of Civil Procedure. HRS § 634G-5 (Supp. 2022).
Here, RCA's causes of action were based on the Letter. The Letter was sent to RCA and various government agencies. The content of the Letter alleged, among other things, that the Project "and the many illegal structures and activities at Marconi Point Condominium Project" were affecting "the sensitive coastal environment," the impacts of which were initially reported on by Environment Hawai'i in November 2022.
In particular, the Letter alleged RCA allowed "vehicular access to the beach areas for '4-wheeling' in sensitive environmental areas having nesting native birds and turtles"; dredged "wetlands areas at the Marconi Project (having endemic ('native') birds) and disturb[ed] that wildlife without a dredging permit from the Army Corps of Engineers and/or from the U.S. Fish & Wildlife Service"; and allowed "the construction of illegal structures (including construction and occupancy of illegal commercial and industrial warehouses) for residential, commercial, and industrial uses and purposes at the Marconi Point Condominium Project and renting such structures out to the public." (Emphasis omitted.) Among other laws and ordinances, the Letter alleged the aforementioned activity violated federal and state environmental laws.
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Given the robust environmental protections enshrined in our state constitution, the Hus' speech regarding development of agricultural land and degradation of the environment can fairly be considered as relating to a matter of value and concern to the people of Hawai'i. Cf. Haw. Const. art. XI, §§ 1, 3, 9; In re KAHEA, 150 Hawai'i at 54, 497 P.3d at 69 ("KAHEA's opposition to development on Mauna Kea falls squarely within the heartland of the First Amendment's protections."). Thus, the Letter's content was on a matter of public concern.
As such, HPEPA applies.
2. RCA Failed to Prove Its Causes of Action Fell Under an Exception
Because the Hus established that HPEPA applied, the burden then shifted to RCA to demonstrate its causes of action were exempt from HPEPA under HRS § 634G-2(b) (Supp. 2022). HRS § 634G-6(a)(2). Under HRS § 634G-2(b), causes of action brought against or by government employees or entities acting in an official capacity or against those offering goods or services are exempt from HPEPA:
HRS § 634G-2(b).
Here, RCA's opposition to the Hus' motion to dismiss argued only that the Hus did not meet their burden of showing HPEPA applied; RCA did not argue that its causes of action were exempt, nor does it make any such argument on appeal. And the record does not demonstrate RCA could make such an argument.
As such, RCA failed to show its causes of action fell under an exemption to HPEPA.
3. RCA Failed to Establish a Prima Facie Case as to Each Element of Its Three Causes of Action
The third factor is satisfied if either (A) the non-movant fails to prove a prima facie case as to each element of each cause of action or (B) the movant proves the non-movant failed to state a cause of action upon which relief can be granted or the movant proves there is no genuine issue of material fact. HRS § 634G-6(a)(3).
RCA's complaint asserted three causes of action: Count I (Declaratory Relief), Count II (Tortious Interference), and Count III (Injunctive Relief).
a. Count I (Declaratory Relief)
RCA contended it would "likely prevail on the merits of Count I because DPP has issued building permits for the warehouses."
To establish a prima facie case for declaratory relief under HRS § 632-1 (2016), the complainant must produce evidence demonstrating that a declaratory judgment "will serve to terminate the uncertainty or controversy giving rise to the proceeding":
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Ching v. Case, 145 Hawai'i 148, 173, 449 P.3d 1146, 1171 (2019) (emphasis added) (quoting Tax Found. of Hawai'i v. State, 144 Hawai'i 175, 202, 439 P.3d 127, 154 (2019)). Thus, "the dispositive question is whether 'the court is satisfied ... that a declaratory judgment will serve to terminate the uncertainty or controversy giving rise to the proceeding,' " which is a question of law. Island Ins. Co. v. Perry, 94 Hawai'i 498, 502, 17 P.3d 847, 851 (App. 2000).
In Island Insurance Co., this court held that an insured is a necessary and indispensable party where the insurer seeks a declaratory judgment to determine its liability to the insured. 94 Hawai'i at 502, 17 P.3d at 851. This court explained that, without the insured, the declaratory judgment does not bind the insured and the insured could relitigate the matter. Id. Thus, the declaratory judgment would not "serve to terminate the uncertainty or controversy giving rise to the proceeding." Id. This court remanded the case "for the entry of an order dismissing this case for lack of jurisdiction to enter a declaratory judgment." Id.
In Ohana Control Systems, Inc. v. Hayashi, a contractor sought a declaratory judgment that the State of Hawai'i Department of Education (DOE) was not entitled to recover under performance bonds issued by an insurance company. 157 Hawai'i 490, 580 P.3d 670, No. CAAP-23-0000443, 2025 WL 3633441, at *1, *5 (App. Dec. 15, 2025) (mem. op.). This court held that, because the insurance company was not a party to the action, the insurance company would not be bound by such a declaratory judgment, and thus, the circuit court "lacked jurisdiction to enter a declaratory judgment about DOE's entitlement to recover under [the insurance company's] performance bonds." Ohana Control Sys., Inc., 2025 WL 3633441, at *5.
Here, RCA sought "a declaratory ruling that the warehouses may remain upon [RCA's] Units, that [RCA is] not required to remove the warehouse [sic] that have already been constructed, and that [RCA] may continue with the construction of the warehouses as intended."
In other words, RCA wanted the circuit court to confirm that its permits were valid and that it had an affirmative right to build its warehouses.
But RCA did not join the State or City and County of Honolulu through its relative agencies.
Similar to the declaratory judgments sought in Island Insurance Co. and Ohana Control Systems, Inc., any declaratory judgment that RCA's permits were valid and construction could continue would not have bound the state or city agencies tasked with regulating the construction of structures on the Property, and the same concerns raised by the Letter related to construction of the warehouses could be relitigated. See HRS § 632-1; Island Ins. Co., 94 Hawai'i at 502, 17 P.3d at 851; Ohana Control Sys., Inc., 2025 WL 3633441, at *5. Accordingly, RCA failed to show that a declaratory judgment would "serve to terminate the uncertainty or controversy giving rise to the proceeding." See Ching, 145 Hawai'i at 173, 449 P.3d at 1171.
Thus, RCA failed to establish a prima facie case as to the second element for obtaining a declaratory judgment.
b. Count II (Tortious Interference)
Count II (Tortious Interference) of RCA's complaint alleged that the Hus' "actions were made with the intent and malice to harm [RCA's] contractual and business relationships without legal justification."
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"Hawai'i recognizes two separate torts: (1) tortious interference with contractual relations and (2) the tort of intentional or tortious interference with prospective business advantage." Wadsworth v. KSL Grand Wailea Resort, Inc., 818 F. Supp. 2d 1240, 1252 (D. Haw. 2010) (first citing Meridian Mortg. Inc. v. First Hawaiian Bank, 109 Hawai'i 35, 45, 47-48, 122 P.3d 1133, 1143, 1145-46 (App. 2005); then citing Robert's Hawaii Sch. Bus, Inc. v. Laupahoehoe Transp. Co., 91 Hawai'i 224, 258-59, 982 P.2d 853, 887-88 (1999)).
While similar, each tort contains its own distinct elements that must be satisfied. See id. Because RCA, in its opposition, focuses on the elements for tortious interference with contractual relations, we, too, narrow our analysis to that specific tort. See id.
A viable prima facie case for tortious interference with contractual relations is supported by evidence demonstrating six elements:
Buscher v. Boning, 114 Hawai'i 202, 215 n.6, 159 P.3d 814, 827 n.6 (2007) (quoting Kahala Royal Corp. v. Goodsill Anderson Quinn & Stifel, 113 Hawai'i 251, 267 n.17, 151 P.3d 732, 748 n.17 (2007)).
RCA failed to establish a prima facie case as to the fourth element, "absence of justification on the defendant's part." RCA contended the Hus' "conduct was not justified because the warehouse construction is fully permitted." It attached, as Exhibit 1 to its opposition, DPP website printouts, showing that the construction of the eight warehouses in question was permitted.
But the Hus' Letter also takes issue with the uses to which RCA puts the warehouses, not merely the structures themselves. For example, the Letter points to the "advertisement for and leasing of warehouse space to individuals and entities who are not leasehold or fee owners of the Project"; the "false advertisement of the warehouses as being in an 'industrial park' "; and the "use of the Project for illegal and noncompliant functions[,]" among others. See id. Because the website printouts of the permits do not address the use of the warehouses, the printouts do not establish that the Hus' conduct was unjustified.
Thus, RCA failed to establish a prima facie case as to the fourth element of tortious interference with contractual relations.
c. Count III (Injunctive Relief)
A viable prima facie case for injunctive relief requires the plaintiff to produce evidence as to the following three elements:
Off. of Hawaiian Affs. v. Hous. & Cmty. Dev. Corp. of Hawaii, 117 Hawai'i 174, 212, 177 P.3d 884, 922 (2008), rev'd and remanded, 556 U.S. 163, 129 S.Ct. 1436, 173 L.Ed.2d 333 (2009), reconsidered, 121 Hawai'i 324, 219 P.3d 1111 (2009). fn5
fn5. The 2008 Supreme Court of Hawai'i case was reversed and remanded on a federal question by the United States Supreme Court. It was subsequently reconsidered on state law grounds in the Supreme Court of Hawai'i's 2009 decision.
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Here, RCA's opposition did not present any argument as to the elements of Count III (Injunctive Relief), but instead summarily asserted that, should it prevail on Count II (Tortious Interference), it would also "be entitled to injunctive relief under Count III, preventing further interference with [RCA's] contractual and business relationships." Nothing in RCA's opposition before the circuit court, or in its opening brief on appeal, supports a determination that the "balance of irreparable damage favors the issuance of a permanent injunction" or that the "public interest supports granting such an injunction." See Off. of Hawaiian Affs., 117 Hawai'i at 212, 177 P.3d at 922.
Thus, RCA did not establish a prima facie case as to each element for injunctive relief.
In sum, because the Hus demonstrated that HPEPA applied to RCA's causes of action, RCA failed to show its causes of action fell under an exemption to HPEPA, and RCA failed to prove a prima facie case as to its three causes of action, the circuit court did not err in dismissing RCA's complaint. See Reyes v. Kuboyama, 76 Hawai'i 137, 140, 870 P.2d 1281, 1284 (1994) ("This court may affirm a grant of summary judgment on any ground appearing in the record, even if the circuit court did not rely on it." (citations omitted)).
C. Challenge to Attorney's Fees and Costs Is Waived
Finally, RCA challenges the award of the Hus' attorney's fees and costs based on its assertion that the circuit court erred in dismissing its complaint under HPEPA. RCA otherwise presents no argument in the argument section of its opening brief to support this point of error. Thus, we deem this point waived. See Hawai'i Rules of Appellate Procedure Rule 28(b)(7) (requiring an opening brief to include an argument section "containing the contentions of the appellant on the points presented and the reasons therefor" and stating that "[p]oints not argued may be deemed waived").
IV. CONCLUSION
Based on the foregoing, we affirm the circuit court's May 20, 2024 order granting the Hus' HPEPA motion to dismiss and May 21, 2024 Final Judgment.