Owner FAQs

We manage properties across Oahu, including Honolulu, Waikiki, Kakaako, Kailua, Kaneohe, Ewa Beach, Kapolei, Pearl City, Aiea, Mililani, and the North Shore.

Our management fees depend on the property type and services needed. Long-term residential management typically ranges from 8% to 10% of collected rent. Corporate furnished rentals are 15% to 20%, and vacation rentals are 20% to 25%. For Site Management or HOA Management, contact us for a customized quote.

Yes. A large portion of our clients are mainland-based or out-of-state owners. We provide full-service management with detailed reporting and transparent communication so you stay informed from any distance.

We manage legally compliant vacation rentals in permitted zones. Given current Oahu regulations including Bill 41, we help owners understand their options and ensure full compliance with city and county requirements while generating income for your vacation rental.

AOAO stands for Association of Apartment Owners, which is an HOA for condominium properties. Yes, we provide full association management services including board support, financials, and vendor coordination for both HOAs and AOAOs.

We use a thorough screening process that includes credit checks, income verification, rental history, employment verification, and background checks. We maximize the use of machine learning and big data combined with 15+ years of successful tenant vetting in Hawaii to ensure tenants are properly vetted. Our goal is to place qualified, reliable tenants who will care for your property and pay rent each month on time.

Market conditions vary, but most well-priced rentals in Honolulu lease within 2 to 4 weeks. We market across multiple platforms and handle all showings, applications, and lease execution.

Yes. We coordinate all maintenance through our AI-powered work order system. Tenants submit requests online, we dispatch vetted vendors, and owners approve costs above a pre-set threshold. Emergency maintenance is handled 24/7. Our system uses artificial intelligence to help ensure simple maintenance fixes, such as a tripped circuit breaker, do not result in unnecessary expensive service calls. Tenants and owners appreciate the system for its ease of use and proactive communication around maintenance issues.

Absolutely. Many owners are transitioning from STR to 30+ day mid-term rentals. We handle furnishing and decoration guidance, pricing strategy, marketing to corporate and military tenants, and lease structuring. Furnished corporate rental owners can also benefit from earning income during their off-island months, allowing them to keep a second home in the islands while offsetting costs through corporate rental income the rest of the year.

Owners receive monthly financial statements, year-end summaries, and 1099 preparation through our online owner portal. You can view statements, invoices, and property activity anytime.

We can begin managing your property within 24 hours of signing a property management agreement. In many cases, we also take time to make sure the property is rent-ready and has professional photos before listing, which may take a few additional days.

The GET Tax, or General Excise Tax, is a tax on rental income in Hawaii. Owners are responsible for filing and paying this tax monthly, quarterly, or semi-annually depending on revenue. For premium clients, GET filing may be included as part of the service. Learn more on our Guide to GET Tax Filing in Hawaii page.

Tenants are responsible for paying the application fee. The fee goes to our vetting and application partner and is used for screening items such as credit checks, background checks, and other application review steps.

We use market data, comparable rentals, property condition, location, and current demand to determine a competitive rent range. We come prepared with comparable rentals so owners have a realistic understanding of what their property should rent for.

We use digital rent collection through online payments, automated bank transfers, and direct deposits. This helps improve payment tracking, convenience, and timely owner distributions.

Yes. Direct deposit is the method we use to transmit rental income to owners.

In most cases, yes, but you should verify with your insurer that your coverage remains valid when the property is rented. We require proof of homeowners insurance before managing the property and are typically named as an additional insured as your property manager. Tenants are also required to carry renters insurance.

Before move-in, tenants must complete screening, pay the required security deposit and move-in funds, sign the lease agreement, and satisfy any required conditions related to insurance, vehicles, and the identity of all occupants.

After move-out, we conduct a detailed inspection of the property. If there are no damages or unresolved lease issues, the tenant’s security deposit is processed in accordance with Hawaii law.

We conduct move-in, recurring, and move-out inspections, including 360-degree video inspections when appropriate. These inspections help document the condition of the property, support maintenance decisions, and provide useful records for owners.

Typically, tenants pay for utilities, but exceptions may apply depending on the property, owner preference, lease structure, or condo association rules. For example, some condo utilities may be included in association fees and reflected in the rent.

Our lease agreements include clear rent payment requirements and late-payment policies. If rent is not paid on time, we follow the appropriate process under the lease and Hawaii law while communicating with the owner.

Allowing pets can expand the tenant pool and may help reduce vacancy, but it depends on the property, HOA rules, insurance, and owner preference. We help owners evaluate the benefits and risks and can use screening, pet deposits where permitted, and lease terms to help protect the property.

We generally recommend against allowing smoking inside rental properties. Smoking can cause lingering odors, stains, and potential damage that may reduce appeal for future tenants and increase repair costs.