Owners FAQs | Island Breeze PM

How do I get started with Island Breeze Management? A: The first step is to schedule a consultation. We’ll review your property, goals, and timeline, then walk you through pricing, services, and next steps before any commitment is made.

Is there a long-term contract? A:Our management agreements are structured to be clear and fair. Contract terms and notice periods are reviewed during your consultation so you fully understand expectations before moving forward.

Can I get started if I’m off island or on the mainland? A: Yes. Our onboarding process is fully remote-friendly. Documents are signed digitally, and communication is handled through email, phone, and the owner portal.

What if my property is currently tenant-occupied? A:We can transition management for occupied properties. This includes reviewing the existing lease, notifying the tenant, and coordinating a smooth handoff with minimal disruption.

How long does it take to get my property rented? A: Timelines vary based on location, condition, pricing, and market demand. During your consultation, we’ll provide a realistic estimate and discuss strategies to minimize vacancy.

Do I have final approval on tenants? A:Yes. We present qualified applicants, and you approve the final tenant before a lease is executed.

How will I receive updates and reports? A: Owners receive: Monthly owner statements Inspection and maintenance updates when applicable (6 month inspections) 24/7 access to documents and reports through the owner portal

Do I need to handle GET tax before getting started? A:No immediate action is required to get started. However, rental income in Hawaiʻi is subject to General Excise Tax (GET). We provide the necessary rental income reporting to assist you and your tax professional with filing. Also have recommended CPAs.

Do you file GET tax on my behalf? A: No. GET tax filing and payment remain the owner’s responsibility. We recommend working with a Hawaiʻi-based CPA or tax advisor familiar with rental GET requirements. We have recommended CPAs we can provide.

What if I decide not to move forward after the consultation? A:There is no obligation. The consultation is an opportunity to review your options and decide if our services are the right fit. We can also Provide information on what it looks to Sell VS renting your place.

How are maintenance requests submitted? A: Tenants submit maintenance requests through the tenant portal. This creates a written record, allows us to assess urgency, and ensures requests are routed correctly.

How do you determine what is an emergency? A: Maintenance emergencies typically include issues that: Threaten health or safety Risk significant property damage Affect essential services (water, electricity, sewer) Emergency situations are addressed immediately to protect the property, even if owner approval cannot be obtained beforehand.

What is considered normal wear and tear under Hawaiʻi law? A: Under Hawaiʻi Revised Statutes §521-63, tenants are responsible for damage beyond normal wear and tear. Normal wear and tear includes: Fading paint Minor scuffs or nail holes Carpet wear from normal use Damage caused by negligence, misuse, or abuse is not considered normal wear and tear.

What maintenance responsibilities does the owner have under Hawaiʻi law? A: Under Hawaiʻi Revised Statutes §521-42, landlords are required to: Maintain the premises in a fit and habitable condition Keep plumbing, electrical, and essential systems in working order Comply with applicable building and housing codes We help ensure compliance with these requirements.

Do owners need to communicate directly with tenants about repairs? A: No. We serve as the point of contact for maintenance issues to ensure consistency, documentation, and compliance.

How is rent collected? A: Rent is collected through our secure online system according to the lease terms. All rent activity is recorded and visible in the owner portal.

Where can I see my payment history? A: All income, expenses, and disbursements are reflected in your monthly owner statement and available through the owner portal.

What happens if there is damage beyond the deposit amount? A: If damages exceed the security deposit: Costs are documented Owners are notified Further recovery options are evaluated as allowed by law

Will I receive year-end financial summaries? A: Yes. Year-end summaries are provided to assist with tax preparation. Owners should consult their tax professional regarding reporting obligations.

How do I review rent and deposit activity? A: All rent collections, deposit activity, deductions, and disbursements are documented in: Monthly owner statements The owner portal

In most single-family homes and many condos, tenants are typically responsible for: Electricity (Hawaiʻi Electric) Internet / cable (Spectrum or Hawaiʻi Telcom) Gas (Hawaiʻi Gas, if applicable) Water, sewer, and trash responsibility varies by property and HOA

What insurance does the owner need? A: Owners are responsible for maintaining appropriate insurance, which typically includes: Landlord insurance (dwelling coverage) Liability coverage Loss of rent coverage (recommended) For condos, this should coordinate with the HOA master policy.

Does property management insurance cover the owner? A: No. Management insurance does not replace the owner’s insurance policy. Owners must maintain their own coverage.

Is renters insurance required? A: Renters insurance is typically required of tenants and is outlined in the lease. This helps protect both the tenant and owner in case of loss or damage.

Who is responsible for pest control? A: Pest responsibility depends on: The type of pest When the issue is discovered Property condition at move-in This is addressed in the lease and any applicable pest addendum.

Are pets allowed in my rental property? A: Pet policies are determined by the owner’s preference, HOA rules, and applicable laws. Owners may choose to allow or restrict pets as long as policies comply with fair housing requirements.

Can I choose a “no pets” policy? A: Yes. Owners may choose a “no pets” policy with one important legal exception: Service animals and assistance animals are not considered pets under the law. This applies even in “no pet” properties.

What does Hawaiʻi law say about service and assistance animals? A: Under Hawaiʻi Revised Statutes §515-3 and the Federal Fair Housing Act (42 U.S.C. §3604), housing providers must make reasonable accommodations for persons with disabilities. The law states that discrimination includes: “A refusal to make reasonable accommodations in rules, policies, practices, or services, when such accommodations may be necessary to afford a person with a disability equal opportunity to use and enjoy a dwelling.”

How do HOA rules affect pets, parking, and guests? A: HOA rules take precedence where applicable. We ensure tenants receive HOA guidelines at move-in and enforce compliance throughout the tenancy.

What happens if an HOA fines the unit? A: HOA fines caused by tenant violations are typically passed through to the tenant when allowed. Owners are notified of any violations or fines related to their property.

What lease term do you typically use? A: Most residential leases are written as fixed-term leases, commonly 12 months, unless market conditions or owner preferences suggest otherwise. All lease terms comply with Hawaiʻi Revised Statutes Chapter 521

Can lease terms be changed mid-lease? A: Lease terms generally cannot be changed during an active lease unless both parties agree in writing or the change is required by law or HOA rules.

When do you start the lease renewal process? A: We typically begin renewal discussions 60–90 days before lease expiration. This allows time to evaluate performance, market conditions, and owner goals.

Is early termination allowed? A: Early termination is not automatically permitted. However, tenants may request approval to have another qualified tenant take over the lease, subject to screening and owner approval.

What happens if I break my lease? A: If a lease is terminated early, the tenant remains financially responsible for rent through the end of the lease term, or until a replacement tenant is approved and takes possession, as outlined in the lease agreement.

What do I need to do before moving in? A: Before moving in, please review all move-in instructions provided by property management. This includes setting up utilities (if applicable), reviewing house rules, and ensuring all required lease documents are completed prior to key release.

Is a move-in inspection required? A: Yes. A move-in inspection is required. This inspection documents the condition of the unit at the start of your tenancy and helps protect both you and the owner. Instructions for completing the inspection will be provided prior to or at move-in.

What cleaning is required at move-out? A: Tenants must return the unit in a clean and move-in ready condition, similar to how it was received, excluding normal wear and tear. Please review your Vacating Instructions for detailed cleaning requirements and expectations.

Will there be a final walkthrough? A: Yes. A final move-out walkthrough will be completed after the unit has been fully vacated. Key hand-over is part of this process and must be completed before the move-out is considered final.

How long does the security-deposit accounting take? A: Security-deposit accounting is processed within 14 days, in accordance with Hawaiʻi law. Please note: If additional maintenance, cleaning, or repairs are required after move-out, this may impact the final accounting details—but the statement will still be issued within the required timeframe.

Can owners contact tenants directly? A: We recommend that all tenant communication go through management. This ensures: Consistency Proper documentation Compliance with Hawaiʻi landlord-tenant laws Owners should not communicate directly with tenants unless coordinated with management.

What is the owner portal? A: The owner portal is a secure online system that provides 24/7 access to: Monthly owner statements Income and expense reports Maintenance invoices Lease documents and notices

How do I access the owner portal? A: Once onboarded, owners receive login credentials for the portal. Access is available from desktop and mobile devices.

What happens if I lose access to the portal? A: If you forget your password or lose access to the portal: First, use the “Forgot Password” option on the login page If you still need assistance, contact Mariah for a password reset You may also reach out to Alfonso if you are unable to access your account

What is the Hawaiʻi General Excise Tax (GET)? A: The General Excise Tax (GET) is a Hawaiʻi state tax applied to gross income, including residential rental income. Unlike income tax, GET is charged on gross rent received, not profit.

Does GET apply to rental properties in Hawaiʻi? A: Yes. Under Hawaiʻi Revised Statutes §237, rental income earned from property located in Hawaiʻi is generally subject to GET — even if the owner lives off island or on the mainland.

What is the current GET tax rate on Oʻahu? A: For rental income on Oʻahu, the effective GET rate is approximately 4.712%. This includes: 4.0% state GET 0.5% county surcharge Applied using the statutory calculation method (Rates are subject to change.)

Who is responsible for filing and paying GET? A: The property owner is responsible for: Registering for GET Filing GET returns Paying GET owed Property management companies do not file GET on behalf of owners. This information is provided for general guidance only and does not constitute tax or legal advice. Owners should consult a qualified Hawaiʻi tax professional regarding their specific obligations.

Do you file GET tax for owners? A: No. GET filing and payment remain the owner’s responsibility. However, we provide: Monthly gross rent totals Year-end income summaries Documentation to assist your CPA or tax professional This information is provided for general guidance only and does not constitute tax or legal advice. Owners should consult a qualified Hawaiʻi tax professional regarding their specific obligations.

Do I need to register for GET before renting my property? A: Yes. Owners must obtain a Hawaiʻi GET license before collecting rental income subject to GET. We can provide you with recommended CPAs This information is provided for general guidance only and does not constitute tax or legal advice. Owners should consult a qualified Hawaiʻi tax professional regarding their specific obligations.

Is GET the same as income tax?A: No. GET is separate from: Federal income tax State income tax Rental income may be subject to multiple tax obligations, depending on your situation. This information is provided for general guidance only and does not constitute tax or legal advice. Owners should consult a qualified Hawaiʻi tax professional regarding their specific obligations.