Our objective is to provide the best possible experience for you as an owner by caring for your property as if it were our own.
We are looking for a few well-cared for properties for our property management program. We are not for everyone.
- We use AppFolio, an award winning, comprehensive property management software platform.
- AppFolio provides owner portals, where you can securely access reports, property inspections, repair requests, and other important documents, as well as make secure monetary contributions for your property if needed.
- Via AppFolio, we will send your owner payments to you electronically.
- Via AppFolio, prospective tenants apply online, and each tenant has their own portal where they can pay their rent online, access their important documents, and alert us if there are any maintenance issues.
- We require a minimum $750 owner’s reserve to cover any ancillary expenses for repairs that might occur during the duration of this agreement. It is refundable if not used, and if used it will need to be replenished. If you have a tenant in place, the owner’s reserve will be replenished from rent revenues collected.
- Annual maintenance must be done on all mechanical equipment, such as air conditioning, solar panels, hot water heaters, etc. If maintenance has not been done recently it will need to be completed prior to tenant occupancy.
- The property must not have any known outstanding maintenance or repair issues. Hawaiian Isle Real Estate will pay for a professional property inspection when the property enters our program to make sure all maintenance is addressed at least annually. This gives us a repair list plus the manufacturer date of all appliances so we will know when they may need to be replaced in the future.
- Maintenance of the property is performed by our vetted vendors unless you have a long-standing relationship with your own vendors. We want to know who is working on our managed properties for your financial safety, your property’s well being, as well as the tenant’s physical safety and security.
- As an owner, you will be responsible for yard care, pool service, sewer, water, trash service, pest control and A/C maintenance (depending on the property). The reason behind this is simple — asset preservation.
- We will have professional photos taken of the property so that we can market it effectively to obtain the highest caliber of tenant possible. This is an owner’s expense, and the photos are occasionally redone when the unit is upgraded. The cost for the professional photographs is approximately $300.
- We discourage allowing pets, but the state does now allow pet deposits. An emotional care or service animal will have to be allowed to comply with Federal laws. The security deposit can be used to cure any issues at move-out created by pets as well as the tenants.
- Smokers are NOT a protected class. Please inform us if your property allows exterior smoking (on the lanai, in the backyard, etc.). Smoking indoors is strictly prohibited.
- Families are a protected class in Hawaii, and we are not allowed to screen anyone by how many are in the family unless it is more than fire code allows for the property. Fire code allows for two occupants in each bedroom and two in the living room.
- At each move-in, a detailed electronic inspection is completed by our staff with roughly 100 photos of the property and a room-by-room list of any items that are noteworthy as it pertains to the condition. A report is generated and provided to the tenant(s) as a basis for the property’s condition at move-in.
- We carry a $2 million Error and Omissions policy for our office that also covers our Property Management division. Many offices do not.
- Monthly statements are available through the online AppFolio portal to view and download. We will send your funds electronically on the first day of each month from the previous month’s proceeds. You will get an email notifying you of both the funding and the statement on the 1st of each month.
- We can also file your GET forms for you, most owners only need to file twice a year plus an annual form. If necessary, we can also file TAT for both the State and County. Please inquire to find out more about this optional service.
How we find you the right tenant
- We have had consistent success procuring quality tenants for our rental properties by promoting our available rentals on this website (HawaiianIsleRentals.com), and on Zillow. Zillow’s fee varies from $10-25 a month depending on the available plans they offer.
- When we market our rentals, we use professionally written copy, detailed informative listings, and professional photographs.
- A representative from Hawaiian Isle Real Estate will meet prospective tenants at the property for every showing. No one will be allowed in without us present. It is common practice at some other agencies to just give prospective tenants the lockbox number.… yikes!
- To be considered, tenant applicants must make 3 times the rental amount. We require proof of income and if the applicant is self-employed, we require the past two years of tax filings.
- We use AppFolio, a comprehensive property management platform. AppFolio provides us with an automated online application that completes credit and background checks on tenant applicants. This includes a criminal and sex offender check.
- We require a minimum 700 credit score. We also require a security deposit equal to one month’s rent, and tenants must purchase renter’ s insurance prior to move-in.
- If there are multiple applications for a property, we will move forward with the tenant who has a higher credit score, a lower debt-to-income ratio and/or can take possession of the property sooner.
“HYBRID” Program
In order to meet the varied needs of property owners, we have adjusted our service offerings to accommodate a variety of situations. We are calling this our “Hybrid” program. The fees and requirements are based on the continuous availability of the property.
There are 3 categories for properties in this program:
- PROPERTIES AVAILABLE FOR 12 OR MORE CONTINUOUS MONTHS
- PROPERTIES AVAILABLE FOR 6 TO 12 CONTINUOUS MONTHS
- PROPERTIES AVAILABLE FOR LESS THAN 6 CONTINUOUS MONTHS
Here are some examples of how these categories are determined:
- If you will not be using your property for a few years or longer and it will be available to rent continuously while you are not using it, it would fall into the PROPERTIES AVAILABLE FOR 12 OR MORE CONTINUOUS MONTHS category.
- If you will be using your property for 4 months over the winter, and the property will be available for the other 8 months of the year, it would fall into the PROPERTIES AVAILABLE FOR 6 TO 12 CONTINUOUS MONTHS category.
- If you will be using your property for a few months here and there, and you would like to rent it out for 3 to 6 months while you are not using it, your property would fall into the PROPERTIES AVAILABLE FOR LESS THAN 6 CONTINUOUS MONTHS category.
If you are not sure what category you would fit into, don’t worry – we can help you figure that out!
THE RIGHT FIT
Are you a good fit for our program? Would you like to learn more about our services? We’d love to hear from you! Give us a call to find out more or to set up a management visit.