Frequently Asked Questions
Who pays for advertising?
Each owner pays for the actual cost of advertising his property for rent. Fortunately, because of the bulk of advertising Clark Realty does, we have negotiated very favorable rates in the local newspapers, which we pass on to our owners. These charges are shown on the monthly owner’s statement. We do our best to minimize advertising expenses for our owners but “For Rent” ads continue to be the best source of tenants.With the growth of the Internet, we find more and more inquiries coming from our web page listings. If you have not yet done so, return to the Rentals Home Page and check out the Renter’s Hot List for each office. This provides quick and current information on what’s available this week. There is no charge to owners for this service.
How much security deposit do you collect?
Hawaii’s Landlord-Tenant Code allows us to collect only the equivalent of one month’s rent as a security/damage deposit. We are prohibited from collecting additional deposits for any purpose.
How do you screen prospective tenants?
Our best defense against bad tenants is to screen applicants VERY carefully and we believe we have the toughest process on the Island. It’s much easier to prevent someone from moving in than it is to get them out after the fact. We require a written application from each adult in the household, a good credit history, good references from present and past landlords, and good reports from present and past employer. With this information in hand, we can make a reasonable decision about the likelihood that an applicant will comply with the terms of the rental agreement.
Because of our tenant screening procedures and quick response to any irregularity, our property management program has few late rents or eviction problems.
If a bad tenant somehow manages to slip through our screening, our procedures are very specific. We act immediately when there’s evidence of a problem. Whether it’s non-compliance with lease terms, non-payment of rent or anything else inappropriate, the tenant is served with legal notice of the breach and he either cures the problem or leaves. If that doesn’t work, we initiate legal eviction proceedings, with the property owner’s approval. We also follow up by reporting any money owed to the national credit reporting services so the debt follows the bad tenant for years – or until it is paid off.
Should we furnish our residence or leave it unfurnished?
If the property you own is located in a resort area, you may want to consider furnishing it. Occasionally tenants who are new to the island need a furnished place to live until they can get settled in. If you do decide to furnish, be sure you don’t leave behind anything that you are especially fond of. With rental property, there is always the possibility of damage.
However, unfurnished homes (major appliances only) rent just as well and present less of a maintenance problem for the owner. We find that tenants tend to stay longer when they have their own household goods in the residence.
Can we prohibit pets or smoking at our property?
Yes
How do you handle tenants who are using illegal drugs?
Clark Realty Corporation has a “no tolerance” policy for any kind of illegal drug use. All tenants sign our “Illegal Activity” Addendum at the same time they sign the rental agreement, prior to moving in. This document gives us the right to cancel a lease if the tenant OR HIS GUESTS use drugs, cause a disturbance or are involved in any illegal activities.
What about domestic violence?
The “Illegal Activities” Addendum also prohibits domestic violence. We terminate the lease immediately upon notification that the tenant has been involved in any type of violent activity at the property.
As the rental agent, who do you represent – the landlord or the tenant?
Without question, we represent the landlord. Our contract is with the property owner and it designates us as the landlord’s legal agent. We make sure that the owner is in compliance with Federal and State laws, including Fair Housing Laws and the Landlord-Tenant Code of Hawaii.Of course, part of our responsibility as the landlord’s agent is to maintain a good relationship with his tenant. This makes things work well all around and we take pride in providing excellent service to both landlord and tenant.
