14ABCDEFGHIJKLMNOPQRSTUVWXYZabcdefghijklmnopqrstuvwxyz<<>>-,0123456789 HONOLULU STAR-ADVERTISER Sunday, 3/10/13
HAWAII’S Homes
Congratulations to
landlord/tenant Q&A
Jill M. Carter of
CATHERINE M. MATTHEWS (R), GRI Broker-In Charge, Callahan Realty, Ltd. Past President, Oahu Chapter National Association of Residential Property Managers
Q. For three years I’ve had a tenant in a two bedroom house on my property, a single man, who makes periodic trips to the Mainland. He’s often gone for as long as a week but has an employee who stops by to keep an eye on things and checks in with me...if rent is due while he’s away, the employee drops it off. Last week, he left without notice due to a family emergency. He didn’t contact me directly, but sent his brother to see me, a young man who recently moved here and was in between rentals. He has a job and has supplied me with social security number and bank information. He said his brother, the tenant, would probably be away for an indefinite period of time and wanted me to turn the house over to him for the interim. The young man had actually already moved in because his brother left him the key. I pointed out that there was documentation involved, so even though I allowed him to stay we still needed to make everything official. To complicate matters, he wants a friend to stay in the second bedroom to help him meet the rent obligation. So I have several questions...can a tenant with a standard lease in force simply designate another individual to take over the rental while he’s away...if I’m OK with the designated individual, what kind of documentation does he need to complete...then, if he has a friend also staying in the rental to help defray cost, does the friend share responsibility for payment of the rent? I have told the tenant’s brother that he is responsible for making the monthly payment and personally delivering it to me...I don’t want to deal with the other individual to collect rent but is it OK to include her on whatever documentation you recommend so I at least have a record of who is staying in the house. A. This appears to be a somewhat complicated question, but my answer is rather simple. My answer also assumes you are using the Hawaii Association of Realtors Standard lease and my references to the lease reflect its terms and
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conditions. You have a lease in place with the current tenant and under the lease (whether it is fixed or month to month) he is not allowed to sublet (allow someone else to take over) without your prior permission, so he is in breach of his lease. I suggest you require that the new occupants complete an application and go through the standard application process that you require of every tenant even though it is after the fact. I would then suggest that you require that the lease be re-written and have all parties over 18 years of age on the lease so that each of the 3 parties involved is 100% responsible for the rent and any damages. If there are multiple adults on a lease, each is responsible for 100% of the rent (not 1/3 each) and 100% of damages regardless who caused them. In other words, if one tenant does not pay his share, you can go after the remaining tenants for the balance of the rent. If the friend is not on the lease as a tenant, he/she is not subject to the requirements of the lease, so would not be responsible to you for any rent or damages. If you allow the brother’s friend to move in but do not want him/her as a stated tenant on the lease for some reason, I would suggest that under special terms you indicate that they are allowed to occupy the premises, otherwise they will be in breach of Section 4 of the lease stating that no guest shall stay more than 14 days. All of this being said, nothing is more important than confirming with your current tenant that he has given his brother and friend permission to be there. At that time you can discuss the terms you will require of him to bring him into compliance with his lease, including rewriting the lease to add the additional individuals.
Answers to questions in Landlord Tenant Q&A are provided by members of the Oahu Chapter of the National Association of Residential Property Managers (NARPM), an organization that supports the professional and ethical practices of rental home management through networking, education, and certification. The Oahu Chapter, founded in 2004, has become the largest in the nation with 237 registered members. Disclaimer: The answers provided in this column by Realtors address individual cases and should not be construed as interpretations of the law. For specific information on Hawaii State Law, go to http:// hawaii.gov/ dcca/areas /ocp/ landlord_tenant or contact an attorney.
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Makiki-Tantalus
McCully-Moiliili
Moanalua-Salt Lake
Waianae Coast
Waikiki
Apartments Partly Furnished
Apartments Partly Furnished
Apartments Partly Furnished
Apartments Partly Furnished
Apartments Partly Furnished
Makiki, 926 Spencer St. lrg 1/1/2 $1350. Cute Studios $950; Pet okay. Realty 2000, 737-8082
MS/MSS/MVT w/view 2 7 2 1 Waialae Ave. 2/1 Holiday Lakeview upgraded $1300 elec separate, on 2/1, apprx 700sf with prkg, Studio & 1 bdrms starting at $900/mo. Shellz Ohana golf course view $1450 busline, shops, limited pkg Realty, LLC 696-0028 ILC Int’l., Inc. 941-9925 Young Prop Inc. 596-8777
Makiki Towers 2/1.5/1, w/d, lanai, pool, no pets $1850. 671-5628 Sanford R. Ujimori Realty, Inc
MCCULLY VILLA 1/1/1+ den, sec, ceiling fans, W/D, lanai #5650 $1295
Nuuanu-AlewaKamehameha Hts Apartments Partly Furnished
NUUANU TOWERS 2/1/1 cov’d parking, sec, W/D #5429 $1895 incl Util Mott Smith Laniloa 1/1/1 w/d, a/c, lanai, no pets $1750. 671-5628 Sanford R. Ujimori Realty, Inc The Hausten 1/1/1 split lvl, sec bldg, no pet/ smkg $1275. Res idential Queen Emma Gdns conv. Counselors 487-7281 NANIHALA 1/1/1 coin 1/1, prkg, pool, bbq, nr bus, laundry, pool shops, schools $1500 utils #5729 $925 Royal Hawn Prop 941-6111 Mililani Apartments Partly Furnished
W ild er Terr 1/1/1 cvrd prkg. Patio & city vw! Incl wtr $1500 No Pets! Cornerstone Prop 484-1211
Manoa-PunahouUniversity Apartments Partly Furnished
2Bdrm/1Bath/1Prkg EXTRA Prkg Available. W/D, Water. Great yard! $1190. Call 941-4909 OAHU AVE 2/1/1 cmpt pkg, cottage, W/D #5734 $1695 1425 PUNAHOU 2/1/1 ceiling fans, lanai. #5671 $1295
MILILANI PARKWAY 2/1/2 A/C, W.D, grnd flr #6511 $1375
Pacific HtsPunchbowl
VERY NICELY FURNISHED Makaha Valley Plantation 2/1/1 Lanai, Bbq, Pool, Linen, Secure, Tennis. No Pets. Sec 8 ok! $1400. 391-9279, 840-0048
Waikiki Apartments Partly Furnished
2121 Ala Wai, 2/1/pkg w/d, lanai mtn view, util incl. No pet/smk. $1850 Island Mgmt. 734-5224 2 / 2 / 2 large 8th floor penthouse. View, pool. $2,700 537-9501 Donna J. Edwards Realty LLC
Apartments Partly Furnished
Convenient 1/1 walkup, prkg, tiled flrs, coin lndry $950 incl utils. 941-6111 Royal Hawaiian Props Renovated, 2/1/2, W/D, Wahiawa 2nd floor. New paint, pool. Military welcome. Available Apartments Partly Furnished now! $1,650 1 year lease. No pets. (808)455-5000 Ohai Pl. 1/1/St prkng. SECTION 8 OK! $875 Inclds wtr. No Pets! CorMoanalua-Salt Lake nerstone Prop 484-1211 Apartments Partly Furnished
426 Namahana upgraded Studio, gas oven, security gate, No pet. $900 + tax HAWAIIAN JOY 923-1880
SALT LAKE APTS 1/1/1 +den, c-fan, laundry #5188 $995
Apartments Partly Furnished
Available now. Renovated 2 Bdrm/1 Bath $1250 Incl all utils. No pets/smkg Ron Corp., 988-1400 Makaha Surfside studio, 1 prkg, clean, avail 3/4, $725/mo. B.Y. Realty Mgmt & Sales 591-2941
Nice large upgraded 2/2 + den, top flr, 1 prkg, security gate. No pet. $2000+tax HAWAIIAN JOY 923-1880
Waikiki Skyliner 2/1/1 443 Kuamoo ac studio, wtr remod, W/D, all utils incl, & elec paid. $760. Street no pets/smkg, $2200. pkg. Shops, dining, beach! Halenani Realty 688-7099 ILC Int’l., Inc. 941-9925 Studio & 1Bdrm Avail. 2422 Cleghorn St. $950 & Up. 955-5775, Frank Noh (R) Pacific Home Prop. Mgmt
Waianae Coast HARBOUR RIDGE 2/2/1 sec, central A/C, W/D, D/W, pool #5316 $1675 incl Util
KUHIO AVE 1/1 walk-in closet, lanai, lndry, WI-FI, 2 blks to beach, on busline. #6469 $950 LILIUOKALANI GARDENS studio, King Twr, sec, central A/C, pool #5352 $1145 LILIUOKALANI AVE studio lanai, blocks from beach, laundry #5409 $825 THE KALAKAUAN 1/1 sec, A/C, ceiling fan, lanai, laundry #6270 $1175 incl util WAIPUNA 2/2/1 sec, W/D, lanai, amens #5437 $2195
FIND YOUR HOME.
Waipahu Apartments Partly Furnished
Awanei St. 2/1/1 duplex, w/d hookup, no pets $1100. 671-5628 Sanford R. Ujimori Realty, Inc Kunia Palms 2/1/1. 2nd flr. $1100, Avail 4/1. Frank Noh (R) 955-5775. Pacific Home Prop Mgmt.
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Pupuole St. 3/2.5/1, coin op w/d, no pets $1500 water incl. Sanford R. Ujimori Realty, Inc 671-5628
HAWAII’S REAL ESTATE
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Lots & Acreage For Sale
Business & Industrial
Stores & Offices
Business & Industrial
Retail/Office 524-2666 Downtown: 395sf ofc (Leasehold) Downtown: 1,800sf restaurant Downtown: 2,600sf FS Kahului: 3,033sf Kaimuki: 1,657sf dental Kalihi: 1,200sf rstrnt Kalihi: 7,256sf apartment FS Kapolei: 876-6,350sf medical offices FS Mapunapuna: 115Ksf industrial (FS) Net Leased Investment Maui grocery-anchored SC AIPA: 14,882 sf (FS/Leasehold) Aiea: 25,400 sf w/docks Airport: 6,074 sf Kapolei: 14K sf (FS) Cannery Row: 15,670 sf Kapolei: Comm. Kitchen (FS) Dillingham: 20K sf w/docks S.Beretania: 6Ksf+8studios(FS) Halawa: 5K sf w/docks Kapolei Spectrum 3-10K sf(FS) Kapolei: 16K sf yard Mapunapuna: 38-102K sf Kapolei: 35K sf w/docks Leasehold Milltown: 1680 +3750 sf Wahiawa: 7K sf Land (FS) Pearl City: 1680, 2380, Waipahu: 32K sf (FS) 3570 & 5260 sf Waipahu: 64K sf (FS) 32K sf w/docks Jay K. Elicker (S) 522-5992 StarAdvertiser.com Waipahu: Waipio: 960, 2560 sf Sofos Realty Corp. Waipio: 1500, 7170 sf Jay K. Elicker (S), 522-5992 Sofos Realty Corp.
W A IP AHU: 1200 sf rare retail location - food use ok. 550 sf 2nd flr. Office fronting Farrington Hwy. Jodi A. Webb (S) Sofos Rlty Corp. 522-5964
Kona - Kaloko Ind. Park Price Reduced - 2 one acre BIG ISLAND lots. Grading, retaining 5 FABULOUS ACRES wall completed. 522-5991 OF PASTURE & MAUNAKEA Karen Taniyama (B) MTN VIEW $125,000 Sofos Realty Corp. 26 ACRES OF OLD SUGAR CANE. $249,000 Marie M. Souza (RS) 808-281-9881 souzam020@hawaii.rr.com
Income & Investments
Vacant Land/524-2666 Kapolei: 40,000sf for lease Kapolei: 47,916sf for lease Kapolei: 1.0-1.74 acres FS Kapolei: 2.08 acres FS Kapolei: 8.5 acres for lease
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Business & Industrial
Offices
Offices
Stores
Stores
Office/ 524-2666 Dwntwn: 3,000-15,695sf Dwntwn: 276-3,461sf Dwntwn: 277-693sf Dwntwn: 3,000-4,440sf Dwntwn: 5,765sf Dwntwn: 12,900sf sublease Dwntwn: 480-3,134sf Iwilei: 650-8,400sf Iwilei: 375-8,448sf
Lehua Ave Pearl City apprx 300sf retail/ofc space $800 Formerly beauty/barber shop For info call KFG Properties, Inc. 456-8188, 383-7986
Retail/ 524-2666 Downtown: 3,182sf sublease Downtown: 4,346sf grnd flr Ewa Beach: 1,284sf Ewa Beach: 7,615sf Ewa Beach: 7,000sf sublse Iwilei: 375-8,448sf Iwilei: 1,200-8,400sf Iwilei: 1,350sf gym Kahala: 1,450sf Kaheka: 3,317sf Kakaako: 3,372sf Kalihi: 2,091sf Kalihi: 1,200sf rstrnt Kaneohe: 960-2,416sf Kaneohe: 2,945sf Kaneohe: 3,758sf Kaneohe: 420-1,343sf Kaneohe: 3,737-4,803sf Kapahulu: 700-2,000sf Kapahulu: 1,722sf Kapiolani: 800sf Kapiolani: 715sf Kapolei: Foodland Ctr: 450-8,150sf Kapolei: 1,200-40,000sf Kapolei: 987sf Kauai: 400-10,300sf Kauai: 865-4,927sf Keeaumoku: 2,229sf King St: 1,500sf bar space Kunia SC: 600-1,500sf
465 Kapahulu nr Waikiki, sec. 2nd flr 641 sf, 2 ofcs w/bath. Jeffrey Pang (B) 734-1266 HI Kai Office spaces avail from 538 sq ft to 1983 sq ft. Nora Bland (S) Waikiki , Island Colony Sofos Rlty Corp. 522-5967 ground floor retail office. 5735sf. Rent negotiable. NUUANU SQUARESN Realty 486-3738 258-944 Sq. Ft, A/C, Great Location, Free customer prkg. 521-6162 TRADEWINDS convenient grnd fl small ofcs $455-$475 med. ofc $850; lg ofc $2000 Royal Hawn Props 941-6111 Liliha: Much desired corner Dillingham/Kokea: 2,000sf lot - Long Term Lease, former restaurant. Prime 7627 sf to be developed. location with ample prkg. Karen Taniyama (B) Jodi A. Webb (S) 522-5964 522-5991 Sofos Rlty Corp Sofos Realty Corp.
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Stores
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Waimalu -Harbor Center 800, 1600, 4400sf, ofcs/ whse. Clean. Call now! SN Realty 486-3738
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HI Kai Retail spaces avail from 850 sq ft to 1400 sq ft. Nora Bland (S) Sofos Rlty Corp. 522-5967
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S TA R A DV E R T I S E R . C O M
Warehouses Warehouses FOR LEASE Warehouse ~ Kalihi 1711 HOMERULE ST. • 4,096 sf (approx) • Incl office w/restroom • 6 parking spaces • New roll up door • 3 to 5 years • $.90/sf NNN • $.34/sf CAM (RPT/Ins) Christine Adderley RA,GRI 294-2918 / 566-6551 www.trc-ltd.com
Halawa: 3 bays, 2361 sq each. Clean, hi cube, A/C, offices and bathrooms. Good rates. 522-5991 Karen Taniyama (B) Sofos Realty Corporation Milltown Industrial Park: 1,680 sf, $0.90 psf, S. Steven Sofos (B), 522-5995 Sofos Realty Corp
Warehouse/ 524-2666 Kalihi: 4,712sf Kalihi: 19,520sf Kalihi: 12,000-36,591sf Kaneohe: 1,891-3,286sf
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