Yes, we file and pay your General Excise Tax (GET). We also pay your Real Property Tax upon request. However, we do not file or assist with personal income taxes.
We will provide regular monthly and year-to-date income statements of receipts and disbursements including copies of non-recurring invoices on a monthly basis.
In order to make sure we are able to cover all of your monthly expenses, we reserve at least 3 months’ worth of property tax, maintenance fees, etc., and distribute the remaining income to you on a monthly basis.
Late rent payments will incur an 8% additional fee. We send the tenants a letter and contact them directly to ask when they will pay their outstanding rent. Our intention is to always try to work things out with the tenant if they are responsive and want to pay their outstanding rent. However, if they are non-responsive and do not pay their rent in a timely manner then we may need to start legal proceedings to evict them and send them to collections. However, evictions are extremely rare and we try our best to avoid those situations.
No, the tenant is 100% responsible for any damage that their pet causes.
As long as your building house rules permit pets, allowing tenants to have pets is your discretion. We require a pet addendum to get detailed information on each pet that the tenant is bringing into the property.
To help property owners mitigate the costs of damage from a tenant’s pet, Hawaii Revised Statutes 521-44(b) allows for a landlord to collect a pet deposit of not more than one month’s rent. This deposit is treated the same as the security deposit.
*Please note that we cannot collect pet deposits if the pet is registered as a Service Animal or Emotional Support Animal, however, the tenant is still required to submit a signed pet addendum.
Yes, in order to maintain the safety and security of all tenants, we require all owners to change the locks/keys each time tenant moves out.
Our standard process is to ask for owners approval for any repairs over $500, however, if the repair is an emergency, i.e., refrigerator, stove, oven, water leak etc. then we must move forward with a repair or replacement without owner’s approval in order to comply with Hawaii’s law and landlord tenant code.
Any repairs under $500 will be conducted by Property Manager without the owner’s approval in order to expedite simple repairs that may be affecting the lifestyle of the tenants. However we will always use the fastest and best priced vendor available at that moment in time.
We recommend to start with a 6-month lease for all tenants in order to see if the tenant and property are a good fit. After 4 months in to the lease, we conduct an inspection of the property to check if its condition has been maintained. We will ask the tenant if they like the property and wish to renew the lease.