Property Management FAQ

Property Management FAQ


We require the first full month of rent at the start of the lease and the second month is pro-rated.

All new leases start with a 6-month term, and then you will have an option to renew your lease.

We only accept a cashier’s check or money order for both the security deposit and first month’s rent. After you move into the property, all rent payments may be done online or with a personal check. All rent checks will be made to ILC & Swell Realty LLC.

Security deposit is equal to the monthly rent amount. It is due shortly after your application is approved.  Once you provide the security deposit, we will stop advertising and showing the property.

It depends on the property. Most of our owners do not allow pets, however, please reference the online rental listing.  If pets are allowed, we require a signed pet addendum and a $500 fully refundable pet deposit. There is no additional cost other than the refundable pet deposit.

It depends on the property. Most properties include water, sewer, trash and do not include electricity or gas, however, please reference the online rental listing.

No, your cosigner may be located anywhere in the world as long as they apply and qualify.

Once you are approved,  you must provide us with a security deposit equal to one month’s rent in order to secure the unit. Within 10 days of providing the security deposit your lease and rent will start.

To be prequalified, you must:

  1. Be currently employed or have a co-signer that is currently employed
  2. Provide your 2 most recent paystubs
    • OR show 1-year worth of rental income in your bank accounts
    • If you are self-employed, please provide last year’s tax return
  3. Make at least 3 times the monthly rental price in gross monthly income
    • Total of all applicants/co-signers combined monthly income
  4. Have a credit score of 620 or higher

Cashier’s check, Money order or personal check may be mailed or hand delivered to our office. Also, in your online tenant portal, you can pay rent with a checking account at no additional cost or with a debit/credit card, however, additional 3% processing fee will be charged to your card.

Please provide us with your full name, email address and phone number of all people over the age of 18 who will be occupying the property. We will send you an email with a link to our secured rental application website.

Please contact the Property Manager listed in the advertisement for the property you are interested in. We will contact you to ask some clarifying questions and schedule a showing.

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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. In order to mitigate your liability as a property owner, we require a signed pet addendum with pet insurance and a $500 pet deposit in addition to the one-month 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.

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.

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.

All new leases start with a 6-month fixed term.  We will conduct an inspection 4 months into the new lease to insure the property has been well maintained and the tenant is a good fit.  Lease renewals are sent out if the tenant passes inspection.

Vacant properties are advertised on 35 marketing websites including Zillow, Trulia, Hotpads, Zumper, etc.  A marketing fee of $1.23 per day will be charged to market your property on these major websites. Once we secure a new tenant the online listing will be removed and you will not be charged a daily fee.

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Rent is always due on the 1st day of every month. There is a grace period of 4 days. Starting on the 6th of the month you will accrue an 8% fee based on current month remaining balance.

Starting with the second month of rent, you will be able to pay your rent with a bank account (no processing fee) or credit card (3% processing fee) in your online tenant portal Appfolio. Or you may mail in a personal check to our office.

Shortly after you sign your lease, you will receive an email with a link to our tenant portal. After receiving the link, you will be able to create your own login/password so you are able to sign in securely during your tenancy.

Please contact our office to fill out the appropriate paperwork. There is an administrative fee associated with altering the lease.

We will contact you prior to your lease end date. You should receive the notice both by email and regular mail.

Please contact our office for a detailed guideline of this process.

Please contact us to confirm a move out date and time for your move out inspection.

Security deposits are required by law to be returned to tenants within 14 days after the end of the lease. Please note: You must pass final inspection to end the lease.

All tenants on the lease will be part of the security deposit refund. Any guarantors/co-signer will not have any claim to the security deposit unless all tenants agree in writing.

Hawaiian Telcom and/or Spectrum.

Subletting any portion of the property including parking stalls are not allowed. Please contact our office if you do not need your parking stall, and we may be able to work out a better situation for you.

Please contact our office for approval. Each property has different requirements.

Please contact your Property Manager directly by cell phone, and if you can’t get in touch with him please contact our office.

If you have a clog within the first week of your tenancy, please contact us. If the clog happens after this point, it is the tenants’ responsibility to clear the clog.  If a store-bought remedy like Drano does not work, please use a licensed plumber. Our office will recommend a plumber if requested.

Please sign in to your online tenant portal to create a maintenance request. If it is an emergency or active leak please contact us directly by phone.

Please contact our office to report the incident. During business hours you may be able to borrow a key from our office with a deposit of $20 per key. If you are not able to travel to our office during the lockout or if this happens after normal business hours, you’ll need to call a locksmith to get you back into the property.

If electricity is not included with the property, the tenants will be responsible to contact Hawaiian Electric to start service under their name.

Please note that some buildings charge electricity with a Maintenance Fee. In such case, we will charge you after we receive the Maintenance Fee invoice.

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