Coldwell Banker Property Management Resources

The Importance of Property Condition Reports and Inventory Lists in Hawaii Rentals

Wed, 12 Nov 2025 22:31:13 GMT

When managing rental properties in Hawaii, maintaining clear documentation isn’t just good practice, it’s essential protection. A well-prepared property condition report and detailed inventory list safeguard both landlords and tenants, reducing disputes, preserving property value, and ensuring smoother move-in and move-out processes.

1. What Is a Property Condition Report and Inventory List?

A property condition report is a comprehensive record detailing the state of a rental home before a tenant moves in. It includes written notes and visual documentation, photos and videos, of every room, fixture, appliance, and furnishing. The accompanying inventory list tracks all items provided with the property.

When both parties sign these records, it creates a legally acknowledged baseline for how the property should be returned at the end of the lease term.

2. Why These Documents Are So Important

In Hawaii, disputes over cleaning, repairs, or security deposit deductions are common sources of tension between tenants and landlords. Having a clear record helps prevent those disagreements from escalating.

According to the Hawaii Residential Landlord-Tenant Code (HRS Chapter 521) , landlords must justify any deductions from a tenant’s security deposit. A detailed inventory and condition report provides that proof.

Benefits include:

Protecting both parties by defining responsibilities clearly
Preventing misunderstandings during inspections or move-out
Supporting legal compliance under Hawaii’s landlord-tenant laws
Tracking wear and tear over time for proactive maintenance planning

3. How to Create a Comprehensive Property Condition Report

A well-structured report typically includes:

Photos or videos of every room, including ceilings, floors, and fixtures
Documentation of appliances, furniture, and exterior features
Notes on the condition of paint, flooring, windows, and doors
Any pre-existing damage or areas needing attention

Tip: Store all photos and reports digitally using cloud storage or property management software for easy access and long-term records.

4. Legal and Practical Benefits for Hawaii Landlords

Having a signed acknowledgment from both the landlord and the tenant is crucial. This document serves as legal proof should disputes arise over damages or cleaning costs.

Moreover, a thorough inventory list supports compliance with Hawaii’s security deposit regulations , reducing the risk of legal action and ensuring transparency throughout the tenancy.

5. The Role of Professional Property Management

Professional property managers, like the licensed experts at Coldwell Banker Property Management (CBPM) , use standardized reporting systems to protect clients’ investments.

They ensure:

Accurate documentation before and after each tenancy
Fair security deposit handling aligned with Hawaii law
Digital recordkeeping for accountability and efficiency

Working with professionals who understand Hawaii’s property management services provides peace of mind and helps you maintain a long-term, well-cared-for investment.

Protect Your Hawaii Rental Property Now

Creating and maintaining detailed property condition reports and inventory lists is one of the simplest yet most powerful ways to protect your rental property in Hawaii. It prevents disputes, supports legal compliance, and ensures a transparent relationship between landlord and tenant.

If you’re a property owner seeking expert guidance on managing your investment, explore our property management services in Hawaii today.

The Importance of a Rental Selection Policy

Wed, 24 Sep 2025 23:33:29 GMT

In the world of property management in Hawaii, having a clear and consistent rental selection policy isn’t just a best practice—it’s a legal and financial necessity. Whether you're a seasoned investor or a first-time landlord, placing the right tenant— not just the first one who applies — is key to protecting your investment, maintaining positive tenant relations, and avoiding legal issues tied to fair housing compliance.

At Coldwell Banker Property Management, we specialize in helping property owners craft and apply legally compliant, effective policies that ensure a smooth and successful rental process.

Why a Rental Selection Policy Matters

Without a structured screening process, landlords risk costly mistakes—such as accepting unreliable tenants, violating fair housing laws, or dealing with early lease terminations. A rental selection policy eliminates guesswork and establishes clear, documented standards to evaluate every applicant fairly and consistently.

A strong policy also supports:

• Legal compliance with both federal and Hawaii state fair housing laws

• Objective, criteria-based screening that reduces discrimination risks

• Higher tenant quality, leading to better lease compliance and less turnover

• Lower operational costs, by avoiding eviction proceedings and property damage

Key Elements of a Strong Rental Selection Policy

1. Fair Housing Compliance

It is unlawful under the Federal Fair Housing Act to discriminate against applicants based on race, color, national origin, religion, sex, familial status, or disability. Hawaii law (HRS Chapter 515) expands those protections to include age, ancestry, marital status, sexual orientation, and income source.

To remain compliant:

Use uniform rental applications and screening methods
Train all property managers and staff on fair housing compliance
Avoid questions or language that could be interpreted as discriminatory
Document every step of your tenant screening decisions

HUD Fair Housing Act Overview

HRS §515: Hawaii Discrimination in Housing

2. Credit and Income Qualifications

Setting minimum qualifications helps reduce the risk of late payments or default:

Minimum credit score of 620 or higher
Gross income of at least three times the monthly rent
No history of recent bankruptcies or unpaid rental collections
Evaluation of debt-to-income ratio

It’s important to get written authorization to pull credit reports and comply with the Fair Credit Reporting Act (FCRA) when using third-party screening services.

3. Criminal Background Checks

You have a right to protect your property and other tenants. However, this must be done carefully and without discrimination:

Define which offenses disqualify applicants (e.g., felony convictions in the past 7 years)
Apply standards uniformly to all applicants
Allow an opportunity for explanation or documentation

HUD Guidance on Criminal Records & Fair Housing

4. Landlord References and Rental History

A history of responsible tenancy is one of the best predictors of future behavior. Be sure to:

Contact previous landlords for rental references
Ask about on-time payments, property condition, lease adherence, and communication
Document findings on a standardized form

Implementing Your Rental Selection Policy

To make your rental selection policy effective, follow these steps:

Create a Written Policy
Include your criteria for income, credit score, criminal background, and references.
Post the Policy Publicly
Add it to your listings and include it with the application process to promote transparency.
Train Your Team
Everyone involved in property management in Hawaii must understand and follow the policy.
Stay Updated
Review your policy annually against changes in the Hawaii Residential Landlord-Tenant Code (HRS §521) .

Internal Process Support with Coldwell Banker

Our team of professionals at Coldwell Banker offers more than just tenant placement—we provide full-service property management across the islands. This includes:

Enforcing rental selection policies
Ensuring legal compliance with Hawaii Landlord-Tenant Law
Handling communications, lease drafting, and document storage
Marketing vacancies on your behalf: View Our Rentals

You can also find answers to common landlord and tenant questions on our FAQ page .

Benefits for Landlords and Tenants

With a clear rental selection policy, landlords gain peace of mind , knowing each tenant was carefully screened using objective standards. Meanwhile, tenants benefit from fair, transparent processes and a safe, respectful rental environment.

Let Us Help You Create a Compliant Rental Selection Policy

At Coldwell Banker Property Management , we understand the unique legal landscape of Hawaii’s rental market. From understanding tenant screening laws to navigating fair housing compliance , we’re here to help.

How to Prepare Your Home for the Rental Market

Thu, 11 Sep 2025 18:39:04 GMT

Renting out your property in Hawaii can be a lucrative venture—provided your unit is in tip-top shape. At Coldwell Banker Property Management, we help homeowners prepare home for rental market success with a comprehensive checklist. Whether you’re aiming for a high-quality tenant or optimizing your rental home checklist, these actionable steps will get your rent ready unit on the market quickly.

1. Deep Clean and Declutter

A sparkling clean property signals to prospective tenants that you take pride in maintenance—an essential landlord tip for attracting quality renters.

• Professional Carpet & Rug Cleaning: Eliminate stains, odors, and allergens to extend the life of your flooring.

• Window & Screen Washing: Crystal-clear windows maximize natural light and showcase ocean or mountain views.

• Window Coverings Refresh: Steam-clean or replace faded curtains and blinds for a fresh, modern look.

• Personal Item Removal: Depersonalize each room so tenants can envision their own life in your space.

Insider Tip: Hawaii’s humidity can lead to mildew growth. Schedule a mold-treatment service for bathrooms and moisture-prone areas.

2. Inspect and Service Appliances

Faulty appliances are one of the fastest ways to lose a tenant’s confidence. A thorough pre-rental check ensures your Hawaii rental property stays rent ready.

• Kitchen & Laundry: Clean interiors, inspect seals, replace hoses on refrigerators, stoves, dishwashers, washers, and dryers.

• HVAC Systems & Ceiling Fans: Replace filters, lubricate motors, and verify thermostat accuracy.

• Water Heater & Plumbing: Flush sediment, check for leaks, and confirm safe water pressure and temperature controls.

Authority Reference: Follow HUD’s habitability standards for a compliant rental unit:

https://www.hud.gov/program_offices/housing/sfh/ins/inspsfh_inspections

3. Fresh Paint and Minor Upgrades

A neutral paint palette and small hardware swaps can transform your space and boost perceived value—key aspects of any rental home checklist.

• Neutral, Light-Reflecting Colors: Soft beiges, pale grays, or off-whites create a bright, inviting canvas.

• Cabinet Hardware Swap: Stainless steel or brushed nickel pulls modernize kitchens and bathrooms.

• Magnetic Doorstops: Prevent wall dings for long-term durability.

• Energy-Efficient Light Fixtures: Install Energy Star®–rated LEDs to lower utility costs and appeal to eco-conscious renters.

Lead-Safe Painting: For homes built before 1978, follow Hawaii Department of Health guidelines on lead abatement:

https://health.hawaii.gov/lead

4. Enhance Curb Appeal

First impressions start at the curb. Well-maintained landscaping and exteriors not only draw listings views but also command higher rents.

• Landscape Maintenance: Mow lawns, trim hedges, and edge walkways to showcase a manicured yard.

• Power-Washing: Remove salt spray, dirt, and mildew from siding, driveways, and patios.

• Mulch & Plantings: Refresh garden beds with mulch or gravel and add native, low-water plants for a Hawaiian flair.

• Exterior Lighting: Ensure walkways, patios, and entryways are well-lit for safety and evening showings.

County Guidelines: Check your island’s Planning Department for any landscaping or shoreline setback regulations.

5. Ensure Safety & Compliance

Complying with Hawaii and federal laws keeps you protected and conveys professionalism—critical landlord tips for property management in Hawaii.

• Smoke & CO Detectors: Install units in each bedroom, hallway, and near gas appliances (HRS § 134).

• Handrails & Guardrails: Secure on stairs, balconies, and elevated decks per building code.

• GFCI Outlets: Required in kitchens, bathrooms, garages, and outdoor areas under the National Electric Code.

• Lead-Paint Disclosures: Provide federally mandated pamphlets for pre-1978 homes.

Legal Reference: See Hawaii’s Residential Landlord–Tenant Code (HRS §§ 521–531) for full requirements:

https://www.capitol.hawaii.gov/hrscurrent/Vol05_Ch0261-0319/HRS0521

6. Final Walkthrough & Documentation

A detailed walkthrough and clear documentation protect your security deposit and streamline tenant move-ins.

1. Room-by-Room Checklist: Photograph and note existing conditions.

2. Wear & Tear Log: Distinguish normal aging from tenant damage.

3. Service Receipts : Compile cleaning, upgrade, and inspection invoices.

4. Appliance Manuals : Provide warranties and user guides in a single folder.

Pro Tip: Use a digital property-management portal or checklist app to sync notes with your Coldwell Banker Property Management dashboard.

7. Ready to Rent

By following this prepare home for rental market guide, you’ll showcase a rent-ready property that commands competitive rates and attracts high-quality tenants. Coldwell Banker Property Managemen t handles marketing, tenant screening, lease preparation, and ongoing maintenance—so your Hawaii investment thrives with minimal hands-on effort.

Professional Property Management in Hawaii vs. Self-Management: Why Hiring a Licensed Property Manager Matters

Wed, 10 Sep 2025 20:43:25 GMT

Managing a rental property in Hawaii involves more than just collecting rent. It requires a deep understanding of local laws, ethical standards, market dynamics, and reliable vendor relationships. When considering self-management vs property management, it's essential to weigh the perceived cost savings against the potential complexities and liabilities. Engaging a licensed, full-time property manager ensures compliance, efficiency, and peace of mind.

Understanding the Hawaii Residential Landlord-Tenant Code for Property Management

Hawaii's Residential Landlord-Tenant Code (HRS Chapter 521) outlines the rights and responsibilities of both landlords and tenants. This comprehensive code covers aspects such as rental agreements, security deposits, maintenance obligations, and termination procedures. Non-compliance can lead to legal disputes and financial penalties. Professional property managers are well-versed in these regulations, ensuring that properties are managed in accordance with state laws.

Licensing Requirements for Property Managers in Hawaii

In Hawaii, individuals or companies engaged in property management activities for compensation must hold a real estate broker's license, as mandated by the DCCA Real Estate Branch . This licensing ensures that property managers possess the necessary knowledge and adhere to professional standards. Self-managing landlords may inadvertently violate licensing laws , especially if they reside off-island and fail to appoint an on-island agent as required.

Ethical Standards and Professional Conduct

Licensed property managers in Hawaii are bound by the Code of Ethics established by professional organizations such as the National Association of REALTORS® (NAR) and the National Association of Residential Property Managers (NARPM®) . These codes emphasize honesty, integrity, and the protection of client interests. Adherence to these ethical standards ensures that property managers act in the best interests of both landlords and tenants.

Access to Market Insights and Resources

Professional property managers in Hawaii have access to up-to-date market data, enabling them to set competitive rental rates and minimize vacancies. For more details on our property management services in Hawaii , visit our services page. They utilize comprehensive tenant screening processes, including background checks and credit evaluations, to secure reliable tenants. Additionally, established relationships with trusted vendors ensure timely and cost-effective maintenance and repairs.

Risk Mitigation and Legal Compliance

Navigating the complexities of property management in Hawaii involves understanding various legal requirements, including the Hawaii Residential Landlord-Tenant Code (Chapter 521, HRS) and fair housing laws. Professional property managers stay informed about legislative changes and implement policies that mitigate risks. Understanding tenant liability in Hawaii is crucial for landlords to mitigate potential legal risks. Their expertise reduces the likelihood of legal disputes and ensures that properties are managed in compliance with all applicable laws.

Time and Stress Management

Managing a rental property can be time-consuming and stressful, especially when dealing with tenant issues, maintenance emergencies, and legal compliance. Learn more about the importance of regular property inspections to maintain your property's value and tenant satisfaction. By hiring a professional property manager, landlords can delegate these responsibilities, freeing up their time and reducing stress. This allows property owners to focus on other priorities while ensuring their investment is well-managed.

Partner with Coldwell Banker Property Management to Maximize Your Investment

While self-management may appear to offer cost savings, the benefits of hiring a licensed professional property manager in Hawaii—such as compliance with the Hawaii Residential Landlord-Tenant Code and access to reliable vendors—are substantial. From ensuring legal compliance and ethical conduct to accessing market insights and reducing personal stress, partnering with a professional property management like Coldwell Banker Property Management provides a comprehensive solution for landlords seeking to protect and maximize their investments.

Why Hawaii Renters Insurance Is a Must for Tenants | Coldwell Banker Property Management

Tue, 09 Sep 2025 21:33:00 GMT

When you live in paradise, the last thing you want to worry about is recovering from a major loss. That’s why Hawaii renters insurance is essential. It bridges the gap between your landlord’s building insurance and your own protection—covering personal property, tenant liability in Hawaii , and even additional living expenses insurance if your unit becomes uninhabitable. By understanding what renters insurance covers —from fire and smoke damage to temporary housing costs—and when it’s recommended —such as before hurricane season or in older buildings prone to leaks—you can protect your belongings, your finances, and even your neighbors if damage you cause impacts them. Key takeaways include the importance of personal property protection, liability coverage, “loss of use” benefits when your unit is uninhabitable, and specialized add‑on policies for flood or earthquake perils in Hawaii.

At Coldwell Banker Property Management , we encourage every tenant to carry renters insurance to protect their belongings, finances, and peace of mind.

What Is Hawaii Renters Insurance?

Hawaii renters insurance is a type of policy designed for tenants—not landlords. While landlords insure the structure, renters are responsible for protecting their personal items and financial liabilities. A standard policy includes three core areas of renters insurance coverage : personal property, liability protection, and additional living expenses insurance .

Why Renters Insurance Is Essential in Hawaii

Natural Disaster Exposure: Hawaii faces hurricanes, volcanic ash, and heavy rains. Standard policies cover perils like wind and fire but usually exclude floods and earthquakes —for which separate coverage is required.

High Cost of Temporary Housing: If a covered event renders your unit uninhabitable, Additional Living Expense (ALE) coverage helps pay for hotel stays, meals, and relocation costs ( Hawaii DCCA ).

Landlord Requirements: Many leases include a renters insurance mandate to protect both tenant and landlord from liability gaps.

What Renters Insurance Typically Covers

Here’s what a typical Hawaii renters insurance policy includes:

1. Personal Property Protection

Covers loss or damage to your belongings—furniture, electronics, clothing—due to theft, fire, smoke, or water leaks .

2. Liability Coverage

This protects you if you’re found responsible for injuring someone or damaging their property. This is especially important for covering tenant liability in Hawaii, where legal costs can quickly escalate.

3. Additional Living Expenses (ALE)

Pays for hotel stays, meals, and transport when your home is temporarily uninhabitable due to a covered peril ( Hawaii DCCA ).

4. Theft and Burglary

Reimburses you for stolen items—up to your coverage limit—minus your deductible, helping replace valuables taken during a break‑in.

5. Food Spoilage

May cover refrigerator failure or power‑outage food loss if caused by a covered peril (e.g., lightning strike), though policies vary.

When to Get Renters Insurance

Before Move‑In: The best time to purchase Hawaii renters insurance is before you move into a rental home. Secure a policy before your lease starts to ensure continuous coverage.

60 Days Before Hurricane Season: Plan ahead for high wind and flood risks in Hawaii (June–November).

Prior to Lease Renewal: Reevaluate coverage limits if you’ve acquired new valuables. Regular property checkups help reveal damage risks—read more about the s.

After Major Life Events: Marriage, expensive electronics purchases, or pet ownership can increase your liability exposure.

Compare Policies and Prices : The average renters insurance cost in Hawaii is around $20/month. Compare providers to find a policy that fits your budget and lifestyle.

Disaster Assistance & Tenant Responsibilities

Tenants with renters insurance should also know that, in a federally declared disaster, FEMA Disaster Assistance may offer supplemental aid—but only after you’ve filed with your insurer first. Moreover, if you inadvertently cause damage (e.g., an unattended candle starts a fire), liability coverage protects you against claims from neighbors or fellow tenants.

How to Choose the Right Polic y

An experienced local agent can walk you through your renters insurance coverage options and help you find the right protection.

Inventory Your Belongings: Create a home inventory to determine coverage limits.
Understand Exclusions: Standard policies often exclude floods and earthquakes; consider separate riders or policies.
Compare Quotes: Shop multiple insurers—Hawaii premiums average around $23/month, but can be as low as $16 with certain carriers.
Assess Deductibles vs. Premiums: Higher deductibles lower monthly costs but increase out‑of‑pocket expenses after a claim.

Consult Your Agent: An insurance professional can tailor liability and property coverage to your needs.

Partner with Coldwell Banker Property Management

While Coldwell Banker Property Management is responsible for maintaining the structure of your rental unit, tenants are responsible for their personal belongings and liabilities. That’s why we strongly recommend securing Hawaii renters insurance to protect yourself from unexpected losses and ensure you’re fully covered during your tenancy. Learn more about our property management services to understand what’s covered on our end.

Comprehensive Hawaii Rental Property Inspections for Lease Renewals

Mon, 16 Jun 2025 21:18:16 GMT

Comprehensive Hawaii Rental Property Inspections for Lease Renewals

In Hawaii's competitive rental market, conducting regular Hawaii rental property inspections, including annual property assessments and proactive maintenance, is crucial to maintain property value and ensure tenant satisfaction.

The Importance of Annual Hawaii Rental Property Inspections for Lease Renewals and Tenant Move-Out Procedures

Regular inspections serve multiple purposes:

Assess Tenant Care : Determine how well tenants are maintaining the property.
Plan Maintenance : Identify issues that require attention before they escalate.
Inform Lease Decisions : Decide whether to renew a lease based on property condition and tenant behavior.
Prepare for Turnover : Schedule necessary repairs or upgrades in anticipation of tenant move-outs.

By conducting inspections well in advance, property owners can make informed decisions that protect their investments and ensure continuous occupancy .

CBPM's Proactive Inspection Approach

At Coldwell Banker Property Management, we prioritize annual Hawaii rental property inspections to proactively address maintenance needs and uphold high property standards. We schedule annual inspections 60 days prior to lease expiration . This timeline allows:

Comprehensive Property Evaluation : Assess the property's condition and identify maintenance needs.
Tenant Communication : Discuss lease renewal options with tenants in a timely manner.
Market Analysis : Conduct a rental market analysis to determine if a rent adjustment is warranted.
Maintenance Planning : Schedule preventative maintenance or necessary repairs ahead of potential vacancies.

This proactive approach ensures that properties remain in excellent condition and that transitions between tenants are smooth and efficient.

Preventative Maintenance Based on Inspection Findings

Annual property inspections often uncover areas where preventative maintenance can prevent costly future issues, ensuring the longevity of your Hawaii rental property. Depending on the findings:

If Renewing the Lease : Address minor repairs or upgrades to enhance tenant satisfaction and property longevity.
If Not Renewing : Undertake more extensive maintenance or renovations to prepare the property for new tenants, reducing vacancy periods.

By acting on inspection findings promptly, property owners can maintain high standards and attract quality tenants.

Tailored Services Across Hawaii

CBPM provides comprehensive Hawaii property management services across various islands, including:

Oahu : Urban properties requiring frequent maintenance checks.
Maui : Coastal homes needing weather-related upkeep.
Big Island : Diverse properties with unique maintenance challenges.

Our localized expertise ensures that each property receives the attention it needs, considering the specific environmental factors of its location.

Partner with CBPM for Expert Property Management

Regular Hawaii rental property inspections, including annual assessments and proactive maintenance, not only protect your investment but also foster positive tenant relationships, ensuring long-term success. By partnering with Coldwell Banker Property Management, you gain access to:

Experienced Professionals : A team dedicated to maintaining your property's value.
Customized Plans : Services tailored to your property's specific needs.
Peace of Mind : Confidence that your investment is in capable hands.

Contact us today to schedule your property's annual inspection and ensure its continued success.

Why Preventive Maintenance is Essential for Your Hawaii Rental Property

Thu, 08 May 2025 21:24:10 GMT

Protecting Your Investment, Reducing Repairs, and Keeping Tenants Happy

Owning a vacation rental or long-term rental property in Hawaii is more than just a great investment—it’s a responsibility. With the island’s unique climate, humidity, and coastal conditions, properties require proactive maintenance to stay in top shape. Preventive maintenance isn’t just about fixing problems when they happen—it’s about stopping them before they start.

At Coldwell Banker Property Management (CBPM), we help property owners avoid costly repairs, reduce emergency breakdowns, and extend the life of their homes and appliances. Our preventive maintenance program ensures your property stays safe, energy-efficient, and tenant-ready, whether it’s a vacation rental or a long-term lease.

Let’s explore why regular maintenance is crucial and how CBPM can help you protect your investment effortlessly.

What is Preventive Maintenance and Why Does It Matter?

Preventive maintenance is the practice of scheduling routine inspections, cleanings, and minor repairs before issues become expensive disasters. A small leak today could turn into a flooded home tomorrow. A dirty AC filter might not seem like a big deal—until your cooling system breaks down in the middle of a hot Hawaiian summer, leaving tenants frustrated.

Here’s why preventive maintenance should be a top priority for Hawaii property owners :

1. Extends the Life of Appliances & Systems

Your rental property relies on key systems like air conditioning, plumbing, and electrical wiring. Regular servicing prevents premature wear and tear, reducing the need for costly replacements.

�� Cleaning your AC drain line regularly can prevent clogs that cause water damage and mold growth.

2. Prevents Costly Emergency Repairs

Catching issues early saves thousands in repair costs. A slow plumbing leak may go unnoticed for months—until it causes severe water damage or mold. A clogged dryer vent could become a fire hazard. Routine maintenance eliminates these risks.

��Fixing a minor water heater leak now could prevent a complete system failure later, saving thousands

in replacement costs.

3. Improves Energy Efficiency & Lowers Utility Costs

Hawaii’s high energy costs make efficiency crucial. Regular AC maintenance, plumbing inspections, and electrical system checks ensure your property uses less power and water, lowering monthly expenses.

�� Replacing a dirty air filter can reduce AC energy consumption by up to 15% and improve cooling performance.

4. Increases Tenant Satisfaction & Lease Renewals

Happy tenants renew leases, leave great reviews, and recommend your property to others. A well-maintained home means fewer complaints, faster issue resolution, and better relationships with renters.

�� A tenant dealing with frequent AC breakdowns is more likely to move out. Regular maintenance prevents these inconveniences.

CBPM’s Comprehensive Preventive Maintenance Services

At Coldwell Banker Property Management, we go beyond basic property management—we provide tailored maintenance plans to ensure your rental home stays in excellent condition.

Dryer Vent & Duct Cleaning

Why it’s important: Prevents fire hazards, improves drying efficiency, and extends dryer lifespan.

How often: Annually, or as needed.

Plumbing Inspections & Leak Detection

Why it’s important: Identifies hidden leaks, slow drains, and potential water damage risks. What we check: Faucets, pipes, drainage systems, water pressure, and signs of mold.

AC System Maintenance & Filter Replacements

Why it’s important: Prevents algae growth, drain line clogs, and improves air quality and cooling efficiency.
What we do: Clean or replace filters, inspect drainage lines, and optimize system performance.

Hawaii-Specific Property Maintenance

Hawaii’s tropical climate brings humidity, salt exposure, and storm-related wear. CBPM customizes preventive maintenance schedules based on the unique needs of properties in:

Maui – Coastal salt exposure and humidity require special corrosion prevention and moisture control .
Oahu – High tenant turnover in vacation rentals means frequent AC and plumbing inspections are a must.
Kauai – Dense vegetation leads to faster buildup in gutters, roofs, and exterior maintenance .
Big Island – Properties near volcanic areas may require extra air filter replacements and foundation checks .

How CBPM Simplifies Preventive Maintenance for Property Owners

When you partner with CBPM, maintaining your property is effortless:

Automatic Scheduling – We handle recurring maintenance and notify you when servicing is due.
Proactive Inspections – Our expert property managers identify issues before they become expensive problems .
Professional Service – Our trusted network of contractors ensures all work is done to the highest standard.

�� Preventive maintenance isn’t just a service—it’s a long-term investment that saves you time, money, and stress.

Protect Your Investment with CBPM’s Preventive Maintenance Plan

Don’t let minor issues turn into major headaches. Let Coldwell Banker Property Management take care of your home so you can enjoy the benefits of stress-free property ownership.

�� Get in touch today! Call us at (808) 329-5300 or email us at rentals@islandproperties.com to learn more about our customized maintenance plans for Hawaii rental properties .

Welcome New Director of Property Management - Lori Dunaway

Thu, 13 Mar 2025 21:17:24 GMT

Meet Lori Dunaway

We are thrilled to announce that Lori Dunaway has joined Coldwell Banker Property Management as our Director of Property Management and Development, based out of our Honolulu office.

In this role, Lori will focus on growing our long-term rental portfolio, developing strategic partnerships, and managing our statewide property management operations to enhance client service.

With nearly two decades of experience in property management and real estate, Lori brings a wealth of expertise in operations, client relations, and business development. Her professionalism, dedication, and commitment to exceptional client service will greatly shape our program.

About Lori

Lori’s career began in the medical field as an MRI technician, but her passion for real estate led her to earn her license in 2005. Since then, she has held leadership roles, including Director of Operations, Director of Client Services, and Broker-in-Charge, overseeing thousands of rental units, staff training programs, and strategic growth initiatives. Most recently, she served as Assistant Vice President & Senior Property Manager, where she developed standard operating procedures, marketing strategies, and staff training programs.

Born and raised on Oahu, Lori enjoys paddleboarding, hiking, and beach days with her husband and their two dogs. She also loves traveling to visit her daughters, who are currently attending college on the mainland.

Long-Term Property Standards for Hawaii Rentals

Tue, 20 Jun 2023 21:11:59 GMT

A checklist to prepare your home for the Hawaii rental market.

At Coldwell Banker Property Management, we are committed to providing safe, clean, and properly maintained homes to our tenants.

In order to comply with the Warranty of Habitability in Hawaii, (a landlord’s obligation for providing a habitable living space, primarily governed by HRS §521- 42, commonly known as the “implied warranty of habitability,”) Hawaii judicial law, and Coldwell Banker Property Management standards, the below items must be completed by the homeowner before we will advertise and rent a property.

Hawaii Long-Term Property Rental Checklist

Property must be professionally cleaned and free of trash and debris, inside and outside.
HVAC system to be in good operating condition, with a new filter installed.
All mechanical elements, including appliances, operating as designed.
Caulking in the kitchen and bathrooms shall be clean and free of mold/mildew.
Doors and locks all function properly.
Windows must open, close, and lock properly and window screens be in good condition.

Full Rent-Ready Requirements

In order to comply with both internal and state rental housing requirements, including the Hawaii Warranty of Habitability Requirements, every property must meet the below list in order to be fully advertised and be “rent-ready.”

Requirements:

Professionally cleaned to “Hotel Room Clean”
Carpet professionally cleaned and looking fresh
All painted surfaces fresh with no mismatch touch-up areas and repainting must be done corner to corner.
All bedroom windows must have vertical or mini-blinds
No personal property or items in the unit. This includes furniture, knickknacks, toiletries, kitchen or bathroom items, soap dispensers, pictures, etc.
No lawn equipment including mowers, tools, etc.
Garage floor swept
No exterior debris
Lawn cut and trimmed
Landscaping fresh and clean
Carbon monoxide detectors installed within 15 feet of each bedroom. ONLY wall mounted, NO plug-in units.
Smoke detector on each floor
Smoke detector in each bedroom
Back sliding door must have vertical blinds
All light bulbs working
Doors open & close smoothly and doorstops installed on all doors
Bathroom caulking must be fresh and free of any mold/mildew
All mechanical components working as designed. Includes HVAC, plumbing and electrical systems, kitchen appliances, laundry appliances, water softeners, sprinkler systems, fans, water filtration systems, etc.
Stairs and safety railings secure

This list is not meant to cover each and every make-ready required item, but it does list some of the most important and often overlooked.

The Importance of a Long-Term Property Manager

Wed, 26 Apr 2023 19:57:34 GMT

Reliable and professional long-term rental property management is an important aspect of owning and maintaining rental properties. It is of utmost importance that your property is well-maintained, income and occupancy are maximized, that your tenants are well screened, and that landlord / tenant rules and regulations are strictly adhered to. A professional property management company will take care of all aspects of managing your rental property, from finding and screening tenants to handling maintenance and repairs, to paying bills and taxes and coordinating repairs and maintenance.

Long-term rental property managers are responsible for managing rental properties on behalf of their clients - the property owners. Here are some of the specific tasks that long-term rental property managers typically perform:

Finding tenants : Property managers advertise the property, screen potential tenants, and conduct background checks to ensure that tenants are financially responsible and have an acceptable rental history.
Lease agreements : Property managers prepare lease agreements that outline the terms of the rental, such as rent amount, security deposit, rental duration, and other relevant terms.
Rent collection : Property managers collect rent from tenants and ensure that it is paid on time.
Property maintenance : Property managers ensure that the rental property is well-maintained and in good condition. They may coordinate repairs and maintenance with vendors, contractors, or the property owner.
Tenant relations : Property managers are responsible for addressing tenant concerns and maintaining positive working relationships with tenants. Property managers are also responsible for adhering to specific rules and regulations including fair housing laws and the Landlord / tenant code.
Financial reporting and owner payments : Property managers must keep accurate financial records, including income, expenses, and profits. They also provide financial reports to the property owner. Property managers are responsible for timely payments of rental amounts received minus property expenses on an agreed upon method and time-frame.

Overall, long-term rental property managers are tasked with ensuring that rental properties are well-maintained, rented out to trustworthy tenants, and generate passive income for the property owner. They play a critical role in managing the day-to-day operations of rental properties, so property owners can focus on other priorities.

The Coldwell Banker Property Management difference

At Coldwell Banker Property Management, we understand the importance of providing top-notch property management services to our clients. Our team of experienced, licensed professionals is dedicated to ensuring that your rental property is well-maintained and follows all applicable fair housing laws and the landlord tenant code.

Coldwell Banker offers full-service property management including tenant screening, rent collection and owner ACH rental income payments, owner and tenant online portal access via our state of the art software platform, maintenance and repairs, bill and tax payment services, caretaking services and lease enforcement. We also provide regular and on demand owner reports and updates to keep our clients informed about the status of their investment.

What makes Coldwell Banker Property Management stand out from the competition?

Coldwell Banker is a well-established and reputable brand with over 110 years of experience in the real estate industry. This longevity has allowed us to develop a strong network of resources and expertise that we can leverage to benefit our clients.

We have a team of experienced and knowledgeable property managers who are dedicated to providing top-notch service to our clients. Our property managers undergo regular training to stay up-to-date with the latest industry trends and best practices, ensuring that they are equipped to handle any property management challenge that comes their way.

We know the local market and our team of full time, dedicated, licensed property management experts have a sole focus, which is property management. Our Property Management agents do not take part in Real Estate sales as many of our competitior agents do. This means that the only focus is on their Property Management portfolio and how to maximize returns for their owners. We hire only the very best Realtors and property management specialists – all of whom are members of NARPM and abide by their strict code of ethics.

We offer a wide range of property management services that are customizable to suit the needs of each individual client. Our services include tenant screening, rent collection, maintenance and repairs, lease enforcement, and more. We can also provide marketing and advertising services to help attract high-quality tenants to your property.

Finally, we pride ourselves on our commitment to transparency and communication with our clients. We provide regular reports and updates to keep you informed about the status of your property and are always available to answer any questions or concerns you may have.

Overall, choosing Coldwell Banker Property Management means choosing a trusted and experienced partner who will work tirelessly to ensure the success of your rental property.

With Coldwell Banker Property Management, you can rest assured that your rental property is in good hands. Contact us today to learn more about our services and how we can help you manage your rental property more efficiently.

Guidelines for Managing Your Rental Property

Fri, 27 Aug 2021 21:46:45 GMT

Whether you a first time investor or a veteran, it's important to be mindful of these common hiccups when renting your property out.

A long-term rental property can be a very lucrative investment. It’s a good way to make passive income but being a landlord can sometimes seem like a full-time job. There are several factors to consider at all times to ensure you have your tenants’ best interests at heart.

Responsibilities such as maintenance and repairs can be costly, so you also need to maximize return on investment and keep an eye on your finances. For this reason, many landlords work with local property management companies in Kona, Waikoloa, Waimea and Honokaa who provide assistance in a number of areas. If you’re managing your own rental property, here are a few quick tips.

Understand Local Laws

It’s essential to have a good understanding of Hawaii state laws to ensure you are protected at all times. Each state has different property laws. These may, therefore, vary relating to rental agreements, property maintenance, land ownership, building regulations, and so on. It’s a good idea to get clued up on these laws before embarking on a new business venture.

Monitor Your Finances

If you’re renting a property, there will be plenty of expenses that will need to be balanced against your rent profits. It’s important to learn how to effectively manage your cash flow for this reason. You could consider hiring an accountant to help you monitor your finances.

If you decide to DIY your own finances, you need to make a realistic budget and stick to it. It’s advisable to create a specific account for emergency funds to spend on the property.

Prepare for Re-leasing in Advance

Often turnover is not as quick as you might hope so it’s a good idea to prepare for the end-of-lease and re-leasing in advance. This will ensure a more constant cash flow coming in from your rental property. If your tenants’ contract is ending, start the re-leasing well in advance to give yourself time to find someone else. You should also be prepared to evict tenants. In the case that you encounter problems with your tenants, you need an eviction plan in place in accordance with the local legislation and your insurance policy. Remember you must reside on the Big Island of Hawaii to manage your own property. You may use an on-island associate to manage on your behalf, but our best advice is to hire a professional rental company familiar with the island, local laws and codes.

As you can see, managing a rental property is not without its challenges. This is why many landlords outsource these services to professional residential property management companies. You can rest assured your property will be in the hands of the experts.

What Should You Expect From a Professional Long-Term Residential Property Management Company

Fri, 27 Aug 2021 21:19:50 GMT

When it comes to renting your property, it's best to have an experienced property manager partner to assist in every aspect from tenant screening to maintenance to accounting services.

Residential property management is a job requiring a unique set of skills. Here on the Big Island and Maui, finding a long-term management company with experts who know the real estate market, the local area and are skilled at working with tenants, is imperative.

Below are some things you should expect/receive from your property management company.

Clear and open communication with you the owner, and with tenants.
Experience and knowledge of single-family homes or condos in the area where your property is located. Your rental manager should be able to provide you with rental comps and share information about the location.
Successful rental management companies are members in NARPM (National Association of Residential Property Managers). This national association provides its member with education opportunities from Industry experts, current laws and standard practices.
Expert long-term rental market assessment.
Advertising and marketing for the best exposure and quickest re-rental.
Advertise rentals on multiple websites.
Rigorous pre-qualifying tenant selection including Credit & criminal screening, prior landlord references, income and employment verification.
Rule enforcement
Lease enforcements
Regular and routine property inspections.
Association interfacing
Access to the best possible vendors, contractors and maintenance companies to coordinate repairs
24-hour emergency service
Experienced accountants
Aggressive rent collection via online portals for on-time receipt of rental income.
Keeping operating costs under control.
Computerized billing and accounting
ACH Deposits of net proceeds
Bill payment services
Monthly financial statements

QUESTIONS TO ASK WHEN HIRING A RESIDENTIAL PROPERTY MANAGEMENT COMPANY

Thu, 26 Aug 2021 01:49:02 GMT

A good property manager goes a long way! Here are some questions to help you make the right decision in selecting a property manager for your investment property.

What fees do they charge the Owner?

1. Management fee percentage?

2. Cost to find a tenant?

3. Set-up fee?

4. Lease Renewal Fee?

5. Any fees while the property is vacant?

6. Required owner paid reserve fund for repairs?

7. Cost to transfer paperwork and lease to new management company if needed.

What fees do they charge the Tenant?

• Application fee_____, per applicant____

• Admin Fee ____, per applicant ____

• Late fees _____

• Bounced check fees _____

• Eviction fees _____

Leasing and finding a tenant

• Where is the property advertised?

• Is an outside agent paid a commission for finding a tenant? Does the Owner pay for this?

Miscellaneous questions

• How long after the tenant pays rent do they pay the owner

• Can owners have their rents direct deposited into the bank account? Is there a fee for this?

• Do owners pay the actual cost of repairs or does the management company add a charge or fee on top of the repair?

• How many contacts or staff are employed the by the residential management company?

• If owner of a property decides to sell their property does the contract require them to sell, using their selected property management company?

Thinking about renting out your property or making a switch in management companies? Contact our team to ask us the above questions and any others you may have.

HOW TO BE A SUCCESSFUL LANDLORD IN HAWAII

Thu, 26 Aug 2021 01:19:50 GMT

With a bit of focus, your investment property can yield great results

You need a can-do attitude, good business sense and a professional team working with you.

If you’re like most landlords, you have two primary goals:

• Protecting the value of your residential investment property

• Getting the best possible cash flow each year.

As long-term property management professionals, we are often asked to help our clients reach these goals. Through our years of experience, we’ve found ourselves giving the same recommendations, time and again. We hope it will help you get the most from your rental property.

FIRST IMPRESSIONS

If you were looking for a long-term rental, would you choose your property? These may seem like strange questions but think about them for a minute. Ask yourself –

Is the location…

Safe
Quiet or noisy
Convenient to schools? shopping? work?

What is the condition of the property?

Does it need to be painted?
Has the carpet been professionally cleaned?
Are the screens in good condition?
Are the windows clean?
What about appliances? Are they in good repair or are they rusty?
If applicable, is landscaping maintained?

In other words, how impressed with prospective tenant be when they visit your property for the first time? Is it inviting and homey? Does it make a good visual impression? Does it sound peaceful and quiet? Does it smell fresh and clean or are the pet odor or mustiness?

Remember, you are competing with many other owners for good tenants. To get the best, you need to offer a good product in good, clean condition.

When it comes to taking care of your property, it’s up to you to set the standard. Your tenant will take his cue from you. If you deliver the property in clean, good condition, showing pride of ownership, your tenant is far more likely to keep it that way.

If repairs need to be made, do them. Procrastination is the repairman’s friend so the sooner the problem is fixed, the less it costs. If a faucet drips or the tub needs caulking…take care of it. If the screens are torn or in poor repair, replace them. A residence that shows how much its owner cares will rent faster and at a higher rent, to better tenants.

We recommend professional carpet cleaning as well as professional house cleaning before advertising your property for rent. This shows that you expect the tenant to maintain the same high standard.

Professional property management companies always make sure the condition of the property is well-documented before the tenants move in and you have the right to expect the tenant to return it in the same condition when they vacate, with some allowance for normal wear and tear.

TO FURNISH OR NOT TO FURNISH?

If your property is located in a resort or highly transient location, you may consider renting as ‘turnkey furnished’. This means you provide everything, including linens, towels, kitchen equipment etc.

Another option is to include furniture and appliances without household supplies. This is considered a ‘standard furnished’ unit.

In either case, it's important to complete a detailed inventory and have the tenant sign for it when he moves in. And remember, when inventory items wear out, you are responsible for replacing them.

Of course, you may choose to rent the property unfurnished. On the Big Island of Hawaii (Kailua-Kona, Waimea, Waikoloa or Hilo) this usually means that standard appliances (stove, refrigerator, washer/dryer, dishwasher are in the unit) and all other items removed.

Also important to note…a furnished or fully furnished rental does not always equate to more rent. One can anticipate anywhere from $50 - $100 more per month if fully furnished. Many long-term Big Island tenants have their own furnishings and prefer their own belongings.

Before you decide, it always a good idea to discuss your options with an experienced long-term residential property management company, with knowledge in your neighborhood or apartment complex. The manager should be able to guide you as to what will be the most cost effective and help you get the most rent for your property on the Big Island of Hawaii.

A GOOD MENTAL ATTITUDE

Owing investment property can be a challenge, so its important keep in mind, that its basically ‘a business’. When the hot water heater quits, the roof springs a leak and you find out your wonderful tenant is being transferred to Outer Mongolia all in the same week, you may ask yourself why you ever got into this in the first place.

Everyone has experienced similar clumps of problems, but “coping skills” depend a great deal on the way each owner approaches his/her long-term investment. This is especially important if you’re planning to rent your family home where so many emotions and memories reside long after you move out, or if you’re renting the property you purchased as your future retirement home.

The first step to a successful rental experience is to detach. You need to be able to look at your situation objectively and make good business decisions about the property. When you shift your mental attitude from homeowner to business/ Landlord, you’ll have taken a huge step toward success.

Once you’ve made that leap, there are three more very important things you’ll need to do.

1. Accept the fact that you can’t control everything about the property . No matter how good tenants are, they won’t do things exactly the way you would. This doesn’t mean they don’t care; it’s just that they aren’t you!

2. Expect the unexpected . Pipes break and garbage disposals quit, always at the most inconvenient times. Since you are not there to fix the problems yourself, you’ll have to rely on others. Make sure you’ve discussed your preferences with your long-term rental company. Then, when it’s time for problem-solving, you know it will be handled the way you want.

3. Know your rights and responsibilities under the Hawaii Residential Landlord/Tenant code . Hawaii’s law has some unique provision you may not be aware of which affect your options as a landlord and dictate what your rental property management company must do.

Did you know for example that an absentee landlord is required by law to designate an agent to act on his/her behalf and that agent must live on the island where the property is located? In other words, you as the owner, cannot reside outside off island and manage your own property.

Were you aware that the landlord has only three business days to begin repairing problems which affect habitability such as leaky roof or broken refrigerator?

These and many more regulations have a direct impact on you as a landlord. Federal Fair Housing laws are most important to know and follow.

Arter many years of providing professional property management services, we can say with absolute certainty that success with long-term rental properties demands a team approach. Both you and your rental manager need to work together closely to protect your investment and maintain it in good condition.

A professional long-term property management company will work with carefully selected service providers – plumbers, electricians, handymen and many others whose quality work has been proven and who stand behind what they do. This team is crucial to the success of your asset and is one of the advantages you gain by having an experienced rental manager, whether in Kona, Waikoloa, Waimea or Hilo.

You should expect to incur reasonable repair, maintenance and replacement costs each year which will typically increase as your property ages. It’s a sound idea to budget for these costs in advance. In the event of a costly emergency repair, you should always have funds available. Rental income may not cover a major expense.

We hope these thoughts have been helpful to you and that your investment on the Big Island is everything you expect it to be for you and your family.

If you would like more information about current rental rates in Kailua-Kona, Waikoloa, Waimea or Hilo or to learn more about our services, please contact us at your convenience. We’d like to be part of your team. With your cooperation, our expertise and a carefully selected tenant, success is just a lease away.

Coldwell Banker Property Management Resources

The Importance of Property Condition Reports and Inventory Lists in Hawaii Rentals

1. What Is a Property Condition Report and Inventory List?

2. Why These Documents Are So Important

3. How to Create a Comprehensive Property Condition Report

4. Legal and Practical Benefits for Hawaii Landlords

5. The Role of Professional Property Management

Protect Your Hawaii Rental Property Now

The Importance of a Rental Selection Policy

Why a Rental Selection Policy Matters

Key Elements of a Strong Rental Selection Policy

1. Fair Housing Compliance

2. Credit and Income Qualifications

3. Criminal Background Checks

4. Landlord References and Rental History

Implementing Your Rental Selection Policy

Internal Process Support with Coldwell Banker

Benefits for Landlords and Tenants

Let Us Help You Create a Compliant Rental Selection Policy

How to Prepare Your Home for the Rental Market

1. Deep Clean and Declutter

2. Inspect and Service Appliances

3. Fresh Paint and Minor Upgrades

4. Enhance Curb Appeal

5. Ensure Safety & Compliance

6. Final Walkthrough & Documentation

7. Ready to Rent

Professional Property Management in Hawaii vs. Self-Management: Why Hiring a Licensed Property Manager Matters

Understanding the Hawaii Residential Landlord-Tenant Code for Property Management

Licensing Requirements for Property Managers in Hawaii

Ethical Standards and Professional Conduct

Access to Market Insights and Resources

Risk Mitigation and Legal Compliance

Time and Stress Management

Partner with Coldwell Banker Property Management to Maximize Your Investment

Why Hawaii Renters Insurance Is a Must for Tenants | Coldwell Banker Property Management

What Is Hawaii Renters Insurance?

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Why Renters Insurance Is Essential in Hawaii

What Renters Insurance Typically Covers

When to Get Renters Insurance

Disaster Assistance & Tenant Responsibilities

How to Choose the Right Polic y

Partner with Coldwell Banker Property Management

Comprehensive Hawaii Rental Property Inspections for Lease Renewals

﻿ Comprehensive Hawaii Rental Property Inspections for Lease Renewals

The Importance of Annual Hawaii Rental Property Inspections for Lease Renewals and Tenant Move-Out Procedures

CBPM's Proactive Inspection Approach

Preventative Maintenance Based on Inspection Findings

Tailored Services Across Hawaii

Partner with CBPM for Expert Property Management

Why Preventive Maintenance is Essential for Your Hawaii Rental Property

Protecting Your Investment, Reducing Repairs, and Keeping Tenants Happy

What is Preventive Maintenance and Why Does It Matter?

1. Extends the Life of Appliances & Systems

�� Cleaning your AC drain line regularly can prevent clogs that cause water damage and mold growth.

2. Prevents Costly Emergency Repairs

��Fixing a minor water heater leak now could prevent a complete system failure later, saving thousands

in replacement costs.

3. Improves Energy Efficiency & Lowers Utility Costs

�� Replacing a dirty air filter can reduce AC energy consumption by up to 15% and improve cooling performance.

4. Increases Tenant Satisfaction & Lease Renewals

�� A tenant dealing with frequent AC breakdowns is more likely to move out. Regular maintenance prevents these inconveniences.

CBPM’s Comprehensive Preventive Maintenance Services

Dryer Vent & Duct Cleaning

Plumbing Inspections & Leak Detection

AC System Maintenance & Filter Replacements

Hawaii-Specific Property Maintenance

How CBPM Simplifies Preventive Maintenance for Property Owners

�� Preventive maintenance isn’t just a service—it’s a long-term investment that saves you time, money, and stress.

Protect Your Investment with CBPM’s Preventive Maintenance Plan

Welcome New Director of Property Management - Lori Dunaway

Meet Lori Dunaway

About Lori

Long-Term Property Standards for Hawaii Rentals

A checklist to prepare your home for the Hawaii rental market.

Hawaii Long-Term Property Rental Checklist

Full Rent-Ready Requirements

Comprehensive Hawaii Rental Property Inspections for Lease Renewals