We offer our clients personalized service, working directly with both the owners and tenants to ensure a smooth process. There is so much more to leasing and managing a property than just finding a tenant and coordinating repairs.  Avoid the stress and let us deal with the many tasks for you. Clients can rely on us to efficiently handle everything from getting their property rented to a qualified tenant to maintenance issues and administrative responsibilities.  We also have a thorough understanding of the Hawaii’s Landlord-Tenant laws.

       We provide high quality service at a relatively low price. Trust us to handle every detail with professionalism and care. We will treat your property as if it were our own.

Our property management and leasing services include:

-Analyzing market rents - Prior to leasing your property, we will analyze the market rents in your area and discuss our rent price recommendation with you .  Prior to renewing leases (usually annually), we will again analyze the market rents and discuss any possible rental increase with you. 

-Marketing and advertising – We will advertise your rental on many different sites including syndicated platforms such as Hicentral, Zillow & AHRN.

-Prescreening tenants – We will prescreen prospective tenants prior to showing to make sure they are the right fit for the property (i.e. When they can occupy, if their credit is good, if they have pets etc.).  We aim to minimize your vacancy time by choosing the best qualified tenant that can occupy promptly.

-Showing your rental – We will schedule showings with existing tenants and show your rental to prescreened tenants only.  

-Screening tenants – Upon application, we will run a credit check.  We will also check the court site to see if there are any evictions, lawsuits or criminal history.  We will call applicant’s employer to verify employment and verify income by requiring documentation.  We also verify rental payment and complaint history by contacting previous landlords.

-Preparing Rental Agreement- We will prepare the Rental Agreement using the standard form prepared by the Honolulu Board of Realtors.  These are prepared in accordance with state/federal laws.  We will also include necessary addenda required by state and federal laws and our own addendum.

-Completing Property Condition Form/Taking Pictures/Videos - Upon checking in a tenant, we will complete a thorough Property Condition Form which documents the condition of each aspect of the property.  We will take digital pictures/video to further document the condition. We use this form and pictures to compare when we check the tenant out.

-Collecting rent- Tenants are able to set up an auto deposit into our account each month to pay their rent.  If they prefer, they can also mail or drop off their rent to our office which has a 24 hour drop box.

-Preparing monthly statement- Each month, usually by the 10th of the month (or the following business day if the 10th falls on the weekend), we will prepare an owner’s monthly statement itemizing the rental income received and the expenses.  This will be emailed to the owner unless owner requests statement to be mailed to them.

-Depositing owner balance – If requested, we will deposit your monthly balance into a local bank account.  Otherwise, we can mail your deposit to you.   

-Handling maintenance and repairs- When there are repairs or maintenance issues that need to be addressed, we will hire third party vendors/contractors to handle the repairs in a timely manner and in compliance with the laws.  If the owner has certain vendors/contractors they prefer to use or if an owner wants to do work on their own properties, we can call the owner regarding issues. Tenants have our direct phone numbers, in addition to our office number, to contact us at any time in case of emergency.

-Conducting annual property inspections-We will conduct annual property inspections usually just prior to renewing a lease. This will help us confirm that a tenant is taking care of the home.  We can also see if there are any maintenance or repair issues that need to be addressed.

-Renewing Rental Agreements-Prior to renewing a Rental Agreement, we will analyze the current market rents to make sure we are in line with the market. If we have a tenant that has been taking good care of the property and pays their rent on time, we take that into consideration when determining any increase. We will discuss that with you at the time.

-Conducting tenant check outs-When a tenant moves out, we will go through the property to make sure the property is thoroughly cleaned and that no repairs or maintenance issues need to be addressed before the next tenant moves in.  If there are, we will immediately coordinate repairs.

-Returning tenant’s security deposit – Upon tenant vacating, after completing any necessary cleaning or repairs that the tenant is responsible for, we will prepare an itemization of the tenant’s security deposit and return balance in a timely manner and in accordance with the law. 

-Preparing annual statement and 1099’s – In January of the following year, we will prepare an Annual Statement reflecting the total income and expenses for the year.  We will provide that to you along with a 1099 reflecting the total rents you received and your Annual Reconciliation G-49 if we filed your GE taxes for you.

-Filing and paying General Excise Tax - For a small additional fee, we can file and pay your General Excise Tax for you.  Depending on the amount of monthly income you expect to receive, this can be filed semi-annually, quarterly or monthly.  Most of our owners need to file semi-annually.