Specializing in Single-Family Home and Townhome Management on Oahu
RentVest provides full-service property management for a flat 8% fee, ensuring that owners keep more of their hard-earned rental income month after month. By focusing entirely on residential neighborhoods, we make sure your single-family residence or townhome receives dedicated care.
Frequently Asked Questions
This is perhaps the most important ingredient to successful renting. We consider this to be the most important part of our job. Simply put, we are looking for tenants who will: 1. Pay rent, and pay it on time. 2. Take care of and properly maintain the property. What more can you ask for? To achieve this, we dive deeply into the credit history, income source, rental and eviction history, pet history, and criminal background of each and every applicant. We use a third party private investigation firm to collect court documents and credit history of applicants. In addition, we personally call the applicants employer, former landlord or property manager, their listed references and verify income and identity by collecting paystubs, tax forms, bank statements, and identification. We then review all applicants and pick the most qualified based on these indicators. We practice and obey landlord tenant code for equal opportunity housing standards.
In most cases, especially single-family homes, we recommend renting an empty home, except for appliances. It is the Oahu rental market standard that all appliances, including laundry units, are included in the rental agreement and serviced by the owner. Other furnishings, however, such as beds, couches, etc., are typically best not to include in the rent. We want to “cast a wide net” for tenants. Meaning, we don’t want to drive away possible interested tenants, who have their own furnishings (extremely common with military personnel). This is not a hard and fast rule, and doesn’t apply to the Waikiki area, where tenancy is more transient and shorter term. Working together with your property manager at RentVest Hawaii, we will consult and recommend the best course to fit any situation.
In condos or high rise buildings, some utilities are included in the HOA fee. In this case, we would include those utilities in the monthly rental rate. Outside of that, utilities will almost always be a tenants responsibility. They will be required to put applicable utilities in their name upon move in. Between tenants, when the property is vacant, you as the owner will need to have utilities put in your name during that interim time. The easiest way to do this, is to contact the utility company and let them know you will be renting the property long term, and that between each tenant, you want to have the utility company revert the responsibility back to you as soon as a tenant quits service. This ensures that there is no lapse in service and the lights will be on during showings between tenants.
In some cases of multi-family units, utilities will be split by separate occupying tenants, or even sometimes with you, as the owner if you live on site. We are able to configure the lease and payments in whatever way is most practical for the owner.
The process of collecting rent and then distributing the funds to the owner is called the “owner draw” process. Rent is collected on the first of each month. Any outstanding maintenance bills will be paid to the vendors, and then the owner's draw will be initiated. Your funds will always be in your account between the 11th and the 15th of every month, as long as the tenant has paid rent on time. Your owner portal will then be updated with a monthly statement that details the income and expenses. You will have access to the portal 24 hours a day, 7 days a week. At the end of the year, you will be provided with a year-end statement as well as an IRS 1099 Form, which you can give to your tax professional.
RentVest Hawaii’s tenant lease is a carefully crafted document meant for the protection of the owner and the tenant according to the landlord-tenant code. Lease lengths are negotiable with tenants but must be longer than 6 months in order to qualify for a long-term lease. Typically, a 1-year lease is the optimal starting point with a tenant. When the lease term is expiring, your property manager will reach out to you for the negotiation of a lease renewal as you consider your long-term goals with the property. Once the plan of action is determined, we will work to execute a lease renewal.
Our lease will typically require a tenant to be responsible for the landscaping of the property as well as regular pest control. Circumstances may require other arrangements to fit the situation. Tenant responsibility for landscaping is for all vegetation that is “head height” or lower. Such as grass, shrubs, low-hanging branches from trees, gravel, and garden areas, etc. Everything above head height is going to be the owner’s responsibility to maintain. We have great tree trimming vendors that service island-wide, or we can continue to use your landscaper.
Upon move-in, we will meet the tenant on move-in day and turn possession over to them by giving them keys and completing a “move-in orientation”. The move-in orientation consists of a walk-through of the property while the property manager discusses house rules, lease terms, and proper maintenance of appliances, fixtures, and filters. A condition report will be filled out and filed away for reference at the end of the lease. To see a sample lease - click here
You, as the homeowner, will still pay your mortgage (if you have one) every month. The tenant is responsible for paying rent by the 1st of every month, and RentVest Hawaii will deposit those funds in your account between the 11th and the 15th of every month (as long as the tenant paid their rent on time that month). You will need to adjust your budgeting or mortgage payment schedule accordingly.
You will also pay your HOA dues, as well as any fines acquired by the tenant. However, once the fine is issued, RentVest Hawaii will add the fine amount to the tenant's ledger to pay immediately to reimburse the owner for the violation fine. RentVest Hawaii will be listed with the HOA management company to receive violation warning letters directly. RentVest will then forward it to the tenant and follow up to see it corrected.
Yes, your rental property income is subject to GE tax in the state of Hawaii, and the Oahu excise tax rate of 4.5% will apply. It is standard practice in long-term residential property management that the cost of GE is included in the overall rent for the tenant, and not an additional cost tacked on above monthly rents. Rental property owners must fill out the BB-1 form and submit it to the Hawaii State Tax Authority (LINK) and pay $20 for their business license. The homeowner will then be able to create login credentials and pay taxes quarterly or semiannually online. It’s easy. As a new RentVest Hawaii client, we will help you understand the process.
Are evictions common? No. Can it happen? Yes. The best way to avoid the situation of having to evict a tenant is to make sure solid tenants are placed from the beginning. To see more on our screening and background checks process, click here. There are several different strategies we can employ before an eviction is necessary that can help get a non-rent paying tenant out before eviction is necessary. However, if eviction is the only option, the owner must hire an attorney to sue for eviction. RentVest Hawaii is not a law firm, but can and will help the process along the way until the property is back in your possession.
Approximately 60% of renters in the U.S. have pets. The crucial thing to remember about whether to allow pets or not is that you will cut down the risk of long term vacancy dramatically if you allow pets. That being said, it is not a requirement by any means. If we choose to allow pets, a pet deposit will be collected. Typically, the amount for a pet deposit will be dependent upon the type and size of animal. We do check into the rental history of the pet as well, checking with the prior landlord if there has been any complaints or damages caused by the pet.
Didn't Find the Specific Answer You Need?
Direct Support for Single-family and
Townhome Owners on Oahu
Property management is most effective when it is transparent and responsive. If our FAQ didn't address your specific concerns regarding single-family homes or townhomes, we are available to provide professional clarity. We operate with functional efficiency, offering a flat 8% management fee to ensure your questions are answered and your investment is prioritized. At RentVest, we focus on providing the expert guidance necessary to navigate the local market without hidden costs or unnecessary complexity.
Our Location
RentVest Hawaii
500 Ala Moana Blvd ste 7 400, Honolulu, HI, USA
(808) 670-3855
Monday - Friday
8:00 AM - 5:00 PM
Saturday - Sunday
Closed
Reach Out to Our Team
We are here to help with any questions you may have. Complete this form to start a conversation and get the answers you need.
