Property Management Services
Long-term property management, from preparation to renewal.
Practical help for your rental home, whether you live nearby or off-island.
The work, connected
Your rental, through every stage
01 · Prepare and lease02 · Manage and keep you informed03 · Plan the next tenancy
Your rental home comes with everyday questions: how to prepare it for a resident, who will handle a repair and how to keep track of the income and expenses. Oahu Living helps with that work, managing long-term residential rentals for local and off-island owners on Oʻahu and in select communities on the Big Island, also known as Hawaiʻi Island.
Start by telling us about the home and the help you need. Whether you are preparing your first rental, managing several properties or changing managers, we can walk through the next steps together.
Preparing and leasing the home
Rental pricing and readiness
What rent should you ask, and what needs attention before the home is listed? We review the property, discuss rental pricing and help identify make-ready work. We can coordinate approved work before marketing or move-in. Details such as parking, utilities, appliances, access and association rules help us describe the home clearly and prepare for the next tenancy.
Photography, marketing and showings
We coordinate property photography, rental marketing and showings so prospective residents can understand the home and its features. Photography costs are paid by the owner.
Screening and lease arrangements
We coordinate applicant screening, lease preparation and move-in arrangements. Screening helps us review an application before a tenancy begins. Our application guide explains the steps and requested documents, so prospective residents know what to prepare. We also coordinate the lease and move-in details rather than leaving you to manage each step yourself.
Managing the tenancy and owner records
Rent and account administration
We handle rent collection and collect and hold security deposits under the lease and management agreement. Owners receive monthly itemized income and expense statements, an annual owner statement and Form 1099. The owner portal provides access to property financial activity.
GET filing
GET filing is included at no additional service fee. The filing service does not include the tax owed.
Resident communication and maintenance
A repair is easier to discuss when the issue, access needs and owner approval are clear. We handle resident communication, coordinate reported repair needs and arrange service-provider access within the authority in your management agreement. Share known issues, warranties and existing service contracts so they can be considered when work is arranged. Repairs, cleaning and other property expenses are paid by the owner. Larger projects and additional services may carry separate charges, which depend on the agreement and the work requested.
Building and utility coordination
For a condo or association-managed home, building rules are part of the everyday work. We coordinate relevant association, utility, access and move-in arrangements within the agreed services. Knowing the building's procedures helps us plan a resident's move or a service provider's visit.
Your Property Manager and owner updates
Your Property Manager is your point of contact for property questions and coordinates day-to-day management. We contact owners about matters such as lease renewal, turnover and make-ready plans, listing-price discussions, and repairs above the approval threshold in the management agreement.
Repair authority and exceptions follow your signed agreement. See how repairs are approved and our owner account funding answer for more detail.
Renewals, move-outs and the next tenancy
As a lease approaches renewal or a resident prepares to leave, we coordinate renewal arrangements, move-out activity and turnover work. We help prepare the home for its next marketing cycle and tenancy. Leasing and renewal charges are separate from monthly management, and turnover expenses are paid by the owner.
If rent falls behind or a tenancy becomes difficult, we help with delinquency follow-up and related resident communication. When a matter needs an attorney, 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.
Homes and service arrangements
We can consider single-family homes, condos, townhomes, duplexes, small multifamily and apartment properties, suitable luxury homes, furnished long-term rentals, accessory dwelling units and separate attached units. We do not offer room-by-room rental management. Eligibility and service fit are confirmed for the individual property.
If you need tenant placement or vacant-home or lot monitoring, tell us about the property and the work you need. We can discuss whether a separate, more limited service is appropriate and available.
Owner questions about management
Can you manage my rental if I live off-island?
Yes. We work with local and off-island owners. We coordinate leasing, resident communication and maintenance within the agreed scope, while itemized statements and the owner portal help you follow financial activity. Repair authority, account arrangements and property access are reviewed before management begins.
For covered residential rentals, Hawaiʻi law requires owners who live out of state or on another island to name an agent who resides on the rental property’s island in the written rental agreement.
How are repairs approved and paid for?
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.
Can you take over a property that already has a resident?
Yes. Share the address, current tenancy, existing management arrangement and intended timing. We help review the lease and existing management agreement, coordinate with you and the tenant about known maintenance issues, and arrange the records and access needed for a handover. Together, we review notice or termination obligations before setting a transfer date. Use the team's designated process for sensitive records.
How often will the property be inspected?
Inspections are discretionary and depend on the property’s needs and circumstances. Discuss any property-specific inspection arrangements with our team.
Plan your next step
Tell us about the home. Share its location, current occupancy and the help you need, whether you are preparing a vacant home or changing managers.
Review the proposed arrangement. We walk through the services, responsibilities and fees in the management agreement so you can decide whether the scope fits.
Plan preparation or handover. We coordinate the records, access and resident communication needed to get started, along with any agreed make-ready work. Use the team’s designated process for sensitive records.