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The Property Management services we provide include:

Property Evaluation And Determination Of Accurate Rental Rate

• Perform documentation of the interior and exterior of the property, 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.

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Fees and Terms

All Inclusive Property Management Services:

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

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. 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.