Owners

We’ve got all your property management needs covered: from advertising to rental agreement termination — and everything in between. Don’t hesitate to ask us for a tailored solution for your unique situation.  No two properties are alike — and we are here to provide service specific to your property.

OWNER'S PORTAL

FEES and TERMS

ALL INCLUSIVE PROPERTY MANAGEMENT SERVICES:

  • Monthly management fee:  10% of gross monthly rent;
  • No set-up or initial management fees;
  • No additional fees for Tenant Portal, Owner Portal or automatic deposit.

A LA CARTE SERVICES

  • A la carte services are negotiated on a case-by-case basis based on services required, and two or may services may be required.  The all-inclusive property management fee does not apply to a la carte services.  For example, standard tenant placement service shall be 30% of gross monthly rent (regardless of the date tenant takes occupancy).
  • Emergency maintenance services (for when owners are off-island temporarily) are also provided at a negotiated rate.
  • All rates for a la carte services are subject to Broker approval.

RESERVE

  • A reserve deposit of not less than $500 shall be required to pay property expenses and repairs throughout the month.

INSURANCE

  • Owner will be required to name HomeQuest, Realtors LLC as an additional insured on their homeowner’s policy of insurance.

The Property Management services we provide include:

PROPERTY EVALUATION AND DETERMINATION OF ACCURATE RENTAL RATE

  • Perform documentation of the interior and exterior of the proprty, including photos and/or video, as applicable;
  • Recommend repairs and cosmetic improvements that maximize monthly rent while providing good return on investment;
  • Perform market data research on rental rates in the area to determine the optimal rental rate;
  • Provide recommendations and evaluations of policies such as accepting pets, allowing smoking, etc.;
  • Install a Sentrilock® lockbox, if necessary.

MARKETING THE PROPERTY FOR RENT

  • Prepare home for rent;
  • Clean home and optimize interior appeal to include minimal staging;
  • Manicure landscaping to increase curb appeal;
  • Prepare digital file floorplan to aid in marketing the unit to out-of-state prospects;
  • Create ads tailored to the property and advertising medium;
  • Cooperate with other REALTORS® and leasing agents to locate the best tenant;
  • Provide 24-hour a day access to information about the property on website;
  • Field calls from prospective tenants regarding questions and requests to see the property;
  • Meet prospective tenants for showings throughout the week and weekend;
  • Provide prospective tenants with online rental application process compliant with all state and federal fair housing laws;
  • Collect application fee for all non-concession applicants.

TENANT SCREENING AND SELECTION

  • Perform background check to verify income, credit history, and rental history;
  • Evaluate tenant against universal tenant criteria that is compliant with all federal and state fair housing laws;
  • Inform tenants who were not selected.

TENANT MOVE-IN

  • Draft and present lease agreement to Tenant(s) for signature;
  • Utilize electronic signature service, such as Docusign to faciliate the lease signing process, and eliminate paper waste;
  • Confirm move-in date with tenant(s);
  • Review lease provisions with tenant(s);
  • Ensure all agreements have been properly executed;
  • Perform detail move-in inspection with tenant, to include photos and/or video as appropriate, and have tenants acknowledge condition of the property;
  • Collect all initial rental charges, including rent, security deposit and any applicable charges and/or fees.

RENT COLLECTION

  • Provide online tenant portal for electronic payment of rent, and accept and process any manual rental payments;
  • Monitor late payments and assess late charges, if applicable;
  • Send out pay or quit notices to tenants who are in default of their lease agreement.

EVICTIONS

  • Prepare necessary and relevant supporting paperwork to initiate an unlawful detailer action;
  • Recommend legal counsel, as applicable to pursue unlawful detainer claim in Hawaii District Court;
  • Coordinate with law enforcement to remove tenant and tenant’s possessions from unit;

LEGAL

  • Compliance with local, state and federal legislation that apply to renting and maintaining rental properties;
  • Conduct training to ensure compliance with federal, state and local legislation relating to rental properties;
  • Refer owner to qualified attorney when necessary.

INSPECTIONS

  • Perform periodic inspections (inside and outside) to assess repair needs, safety hazards, code violations and lease violations;
  • Send owner reports on the condition of the property, when applicable;

FINANCIAL

  • Provide online owner portal for 24-hour access to all current accounting information, including rental income, property mangement fees, receipts for repairs, etc.;
  • As directed, ensure timely payment of all accounts payable on behalf of owner (mortgage, insurance, HOA dues, etc.)
  • With monthly accounting, provide detailed documentation of expenses via invoices and receipts, including monthly cash-flow statement with annual reconciliation;
  • Maintain all historical records (paid invoices, leases, inspection reports, warranties, etc.) in electronic form, fully accessible by owner;
  • Provide annual reporting, structured for tax purposes as well as required tax documents (1099-MISC).

MAINTENANCE, REPAIRS, and REMODELING

  • Provide online tenant portal for electronic submission of maintenance requests;
  • Provide and oversee all maintenance related personnel;
  • Establish a preventative maintenance policy to identify and address maintenance and repair needs;
  • Provide a network of licensed, bonded and fully insured contractors who provide both quality services at reasonable and competitive rates;
  • Assign jobs to different parties (handymen, electrician, plumber, or professional contractors) according to each individual service need;
  • Provide 24-hour emergency contact information to tenant and owner for all emergency related requests.

TENANT MOVE-OUT

  • Perform move-out inspection, including pictures and/or video, and complete property condition report;
  • Provide tenant with a copy of the property condition report, as well as an invoice for estimate repairs;
  • Return security deposit not withheld, to the tenant;
  • Have property cleaned, and oversee all required repairs and/or upgrades;
  • Re-key the locks.