Resident Help Center

Rent is due on the date stated in your lease, usually the 1st of each month. Please check your lease for your exact due date and grace period, if any.

Residents pay through our online resident portal. Setting up automatic payments is the easiest way to make sure rent is never late. Contact us if you need help getting set up.

Late fees are set by your lease. Under Hawaii law, a late fee generally cannot exceed 8% of the rent due (HRS §521-21). If you are having trouble paying, contact us right away so we can talk about it.

Please contact our office before sending a partial payment. Whether partial payments can be accepted depends on your situation and lease.

Submit a maintenance request through the resident portal with a clear description and photos if possible. For urgent issues, call our office.

Emergencies threaten health, safety or serious property damage, such as a fire, major water leak, gas smell, sewage backup, no power to the home or a break-in. For fire, medical or police emergencies, call 911 first. Then call our office.

For non-emergency repairs and inspections, Hawaii law generally requires at least two days’ notice before entry (HRS §521-53). In an emergency, entry may be needed without notice.

Residents are responsible for damage caused by themselves, their guests or pets, and for basic upkeep such as replacing light bulbs and keeping drains clear. See our maintenance tips for easy fixes.

Please do not make repairs or alterations without written approval, other than simple tasks like resetting a GFCI outlet or replacing an air filter.

All adult occupants must be approved in writing and listed on the lease. Please contact us before anyone new moves in.

Pets require prior written approval and may require a pet deposit and an updated lease. Assistance animals are handled through our reasonable accommodation process.

Your lease will state whether renter’s insurance is required. Even when it is optional, we strongly recommend it to protect your belongings and liability.

We typically reach out before your lease ends to discuss renewal options. Feel free to contact us early if you have questions about your plans.

For a fixed-term lease, follow the notice terms in your lease. For a month-to-month rental, Hawaii law generally requires tenants to give at least 28 days’ written notice (HRS §521-71).

Remove all belongings, clean thoroughly, return every key, remote and fob, and give us your forwarding address in writing. Compare the home to your move-in condition report.

Hawaii law requires the deposit to be returned, along with a written statement of any deductions, within 14 days after the tenancy ends (HRS §521-44).

Deductions may include unpaid rent, cleaning to return the home to its move-in condition and repair of damage beyond ordinary wear and tear.