FAQ

Owner Frequently Asked Questions

Why choose a property management company?
Managing your rental property can be a full-time job. You’ll want to be sure to select quality tenants with good credit, have access to Honolulu Board of Realtor approved leasing documents, be available to handle move-in and move-out inspections, be on-call for maintenance repairs, and be prepared to handle evictions, when necessary. Using a professional property manager takes all of this off your plate and lets you enjoy the benefits of owning rental property without the hassles.

Why should I choose Rein Hollar Realty?
Property owners have trusted Rein Hollar Realty to look after their investments for many years. We handle leasing, maintenance, and accounting issues for you. In order  to provide the best personalized service to our owners, we choose to limit the number of rentals we manage.  Instead of 100's of units we currently manage 48 properties on Oahu which insures you that we take a personal interest in your property.
How do you decide what rent to charge when there are vacancies?
We make every effort to rent your property at market price. The factors that determine market rent of a specific property are condition, location, size, and current market condition.
How do you advertise your vacancies?
We advertise in a variety of ways.  We place properties in the Realtor Multiple Listing Service seen by thousands of Realtors every day, and the MLS is then syndicated to appear on Zillow, Realtor.com, Apartments.com and many other websites that tenants use to find property.  We also use social media and sites like Craigslist where many potential tenants shop,  the military sponsored website AHRN (Automated Housing Referral Network) where many military members look, and connections with other property managers across the island.
How do you handle Security Deposits?
Security deposits are collected prior to a tenant’s move-in and are deposited in an escrow account and held separate from normal rent collections. They are maintained in that account until the tenant moves out. If the property is returned to us in a clean, undamaged position, the security deposit is returned to the tenant. If repairs are required beyond normal wear and tear, the repairs are charged to the property and a portion of the security deposit is retained to offset the expenses.
Who collects rent?
We a encourage tenants to use our convenient bank draft program to pay automatically each month via Electronic Transfer.  If rent isn’t paid by the fifth of the month, our staff will contact the tenant for payment, and access a late fee as agreed to in the Rental Agreement.  We can make specific arrangements for those tenants who can not for some reason utilize Electronic Money Transfers.
Who handles evictions?
When a tenant fails to pay rent, we will send the required notices to the tenant and handle the eviction process, including filing of all paperwork and going to court on your behalf. Any court fees and eviction costs are charged to the property account, and the tenant’s security deposit is forfeited to help defray those costs. If a balance exceeds the tenant’s deposit, we will use any and all means to collect the remaining balance, including filing with collections agencies.
What happens if there is an emergency after business hours?
We provide the tenants with our cell phone which is answered 24/7.  Messages left are answered quickly and a determination is made as to the action to be taken.
Can I use my own vendors?
We have a full roster of vendors who routinely perform quality work for our clients, many of whom are available on short notice when we call. However, some of our owners do prefer to use their own vendors, and we make every effort to accommodate those wishes whenever possible.  We will always receive owner approval before allowing any repair exceeding $200 to be made (except for emergencies requiring immediate attention to safeguard property or personal).
I am concerned about incurring big maintenance expenses. How do you control expenses?
Our focus is always on controlling expenses while maintaining a safe and enjoyable living environment, and we prefer to “repair before replace.”  THE BIGGEST DIFFERENCE YOU WILL FIND IS THAT I PERSONALLY FIX MANY ROUTINE ITEMS SAVING YOU MONEY AND TENANT DISCONTENT. We’ll do everything we can to control expenses by reviewing bids from vendors and contacting you for approval on major expenses when the repair is beyond my ability to personally fix it.
When do I get my financial report and what does it include?
Your statement can be viewed 24 hours a day on your personalized website.  Your statement is continuously updated as any event occurs.
Why do I need liability insurance for my property?
Your property insurance covers you for damages that may be caused by fire, smoke, wind, hail, and other disasters. Landlord and/or liability insurance may also help you recover your lost income due to damage to a rental property or protect you in case someone is accused of accidentally causing injury or damage while on your property. You should contact your own insurance agent for a specific discussion of your needs.
Are your prices competitive?
We take pride in offering affordable property management services. We typically charge a monthly percentage of the rent collected which is lower than the local industry standard.