Questions from property owners.

We manage suitable long-term residential rentals for local and off-island owners. Property types can include single-family homes, condos, townhomes, duplexes, small multifamily and apartment properties, luxury homes, furnished long-term rentals, accessory dwelling units and separate attached units. We do not offer room-by-room rental management. Eligibility is confirmed for the property.

We serve Oʻahu and select communities on the Big Island, also known as Hawaiʻi Island. Coverage includes Kona and the Kohala coast, Waimea and Hilo. Our island pages describe the confirmed communities: Oʻahu and Big Island. Share the address or neighborhood so we can confirm service fit.

Tenant placement and vacant-home or lot monitoring are secondary services to discuss with our team. Tell us what you need, and we can confirm whether a separate arrangement is appropriate and available.

Self-management can suit an owner who has the time, local access and interest to handle leasing, resident questions, maintenance coordination and records. Hiring a manager can make sense when you want help with that work or live off-island. Consider how much direct involvement you want and whether the agreed services justify their cost for your situation. Management does not remove your responsibility for property expenses, required approvals or the obligations in your agreement. See how we get started.

Yes. Start by sharing the property address, current tenancy, existing management arrangement and intended timing. We can help with the transition by reviewing the lease and existing management agreement, coordinating with you and the tenant about known maintenance issues, and arranging the records and property access needed for the handover. Together, we review any notice or termination obligations before setting a transfer date.

Yes. We offer free rent valuations. Send the property address or neighborhood and details about its condition, features and current occupancy. A valuation is an estimate, not a guarantee of rent or leasing time. Request a free rent valuation.

Share the address or neighborhood, property type, island, current occupancy and a short description of what you need. If you are changing managers, include your intended timing. Keep banking details, resident identity documents and other sensitive records out of the general inquiry form and email.

We attempt to contact the tenant to resolve the matter, process non-payment of rent notices and participate in required mediation where applicable, which may include attorney assistance. When legal action is needed, including an eviction matter, we can coordinate with legal counsel. Legal services and related costs are paid by the owner; property management does not replace legal advice. See our Services page for the management scope.

The Oʻahu pricing and Big Island pricing pages show the monthly management fee and key services. Our Services page explains the work in more detail. We review the full terms with you in the property's proposal and management agreement, including any additional charges and owner-paid expenses.

Owners receive monthly itemized income and expense statements, an annual owner statement and Form 1099. The owner portal provides access to property financial activity. Use the account instructions supplied by the team and contact us if you need help with access.

We initiate owner distributions on the 10th of the month, with timing adjusted for weekends and holidays. Before releasing funds, we receive rents, pay vendors, HOA maintenance fees and other property expenses, reconcile bank accounts and prepare financial reports. Available funds, reserves and other account arrangements follow your signed management agreement.

If your property’s account balance is insufficient for expenses, we contact you so you can provide funds. Funds can be provided by a bank transfer you authorize or by check. Ask your Property Manager for the correct payment instructions, and keep banking details out of general inquiry forms and email. Required balances and other account arrangements follow your signed management agreement.

We coordinate ordinary maintenance and service-provider access. We contact the owner for authorization when a single repair or replacement is expected to exceed the pre-approved limit in your management agreement, with exceptions for emergencies, habitability and work required by law. Repairs and maintenance are the owner’s financial responsibility; your signed agreement sets the applicable authority and terms. Share known issues, warranties and service contracts during onboarding.

Inspections are discretionary and depend on the property’s needs and circumstances. Discuss any property-specific inspection arrangements with our team.

If your plans change, we can walk you through the notice, fees and transition steps in your signed management agreement. Our current standard agreement requires at least 60 days’ written notice. Depending on the remaining lease and initial management term, management fees may continue beyond that notice period. Your signed agreement and addenda determine the applicable terms and any amounts due.