Koloa
Koloa Ball Park (Knudsen)
Maluhia Road
Monday 12:00

Kalaheo
Kalaheo Neighborhood Center
Papalina Road off Kaumualii
Tuesday 3:00

Kapaa
Kapaa New Town Park
Kahau Street
Wednesday 3:00

Hanapepe
Hanapepe Park
Thursday 3:00

Kilauea
Kilauea Neighborhood Center
Keneke off Lighthouse Rd
Thursday 4:30

Lihu’e
Vidinha Stadium
Hoolako Road
Friday 3:00

Kekaha
Kekaha Neighborhood Center
Elepaio Road
Saturday 9:00

Come to Kauai and follow the Sunshine Market across the island ~ great food, great fun, and great local items.

ENJOY!!!

* schedule subject to change without notice

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On Site Management:

Many condo projects have on-site property management. Property management in the sense that you can reserve and pay for stays – like a front desk. (The majority of projects have a manger for things like general care, landscaping, pool maintenance, etc this person is completely different than rental property management.)

On site property management is up to 50% of the nightly/weekly/monthly rate. Some on-site management companies also take a set % or fee “off the top” for advertising expenses.

Programs vary so I will connect you with the on-site manager once we find the property (properties) that appeal to you.

The benefits of on-site management are different with each company but generally include a front desk, housekeeping services, web site and property specific advertising.
The theory is that it benefits them as well as you so they heavily market your property and generally have higher % occupancy than off-site management.

Some are independently owned and some are Hawaii or National Franchise “names” like Outrigger, Best Western, etc.

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Off – Premises Management Companies:

These management companies generally manage numerous properties ~ homes & condos, either in certain areas of each island, on specific islands in the State of Hawaii, or statewide.

The fee for this type of management is generally 20% to 30%.

Each management company offers different services that may include: Advertising/Website; Booking, contracts, cleaning services, etc

Many of these programs offer discounted percentages if you bring in your own guests from owner advertising sites like www.vrbo.com

I often suggest that when you choose an off-site management program, select one that manages one or more additional units in the complex, because they are then familiar with the project and can book “overflow” from one unit to the other.

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Owners may increase the occupancy by advertising on For Rent By Owner web sites and generating additional guests.. However, bookings still go through the management company. Some management companies will decrease the fees for owner generated guests.

With either type of management, you are entitled to set aside any time frames in which you would like to use the property at no cost or penalty except cleaning fees.

Many management companies will permit you to have bills (electric, cable, water, etc) sent directly to them and in the end they send you the net. I call this “no headache” management. Many will also keep a certain amount of funds on-hand in your account for incidental maintenance issues.

Almost all property management companies will give you a list of required “supplies” in terms of towels, linens, dishware, etc at the onset of managing your condo or home.

The more updated and stocked your property is, the more likely gust will return.I have had two Hawaii visitors tell me that they book the same rental every year because there are games in the closet and their kids love them!

Established rentals generally have higher occupancy than new ones
“New” vacation rentals often take up to 6 or 8 months to “gear up”
You can increase your occupancy by emailing everyone you know & include the management company contact info for bookings and advertising on Vacation Rental by Owner sites.

Each County Planning Department offers the most accurate and up-to-date information to confirm the potential use, zoning, density, restrictions and possibilities for a parcel; more specifically what you can build, if you can subdivide, what zoning designations allow, and specific information pertaining to each parcel.

Occasionally the listing agent for a property will apply for the information and include it in the listing. More frequently, information is gathered by the potential Buyer/Developer or Buyer’s Realtor prior to a transaction or during the C-51 Inspection phase of Escrow.

The best way to submit an inquiry is in writing. You may submit the inquiries directly to the County or choose to have a Realtor do it for you. I am happy to help, provided you pay the appropriate County fees. Most Hawaii Counties require a $50.00 fee for each individual property inquiry and generally respond within 10 days.

Below you will find information and links to the appropriate departments on each of the major islands.
Kauai County
Planning Department
4444 Rice St.
Lihue, Kauai, HI
Phone: (808) 241-6677

Oahu (Honolulu County)
City and County of Honolulu
Department of Permitting & Planning
650 So. King St, Honolulu, HI 96813
Fax: (808) 527-6743
E-mail: info@honoluludpp.org
http://honoluludpp.org/Planning/

Maui County
Department of Planning
Kalana Pakui Building
250 South High St.
Wailuku, HI 96793
Phone: (808) 270-7735
FAX: (808) 270-7634
Email: planning@co.maui.hi.us

Big Island, Hawaii County
East Hi (Hilo):
Aupuni Center
101 Pauahi Street, Suite 3
Hilo, HI 96720
7:45 AM – 4:30 PM, Monday – Friday
Phone: (808) 961-8288
FAX (808) 961-8742

West Hi (Kailua-Kona)
Hanama Place
75-5706 Kuakini Hwy, Suite 109
Kailua-Kona, HI 96740
7:45 AM – 4:30 PM, Monday – Friday
Phone: (808) 327-3510
FAX:(808) 327-3563
planning@co.hawaii.hi.us

When you are ready to move, don’t forget your loved ones ~ including your pets!!!

Hawaii has a pet quarantine and detailed information is available on the state website.

They have made some changes to the quarantine regulations which may allow your pets into Hawaii more rapidly but may require a time commitment on the mainland prior to arrival. Read the details carefully as pets will not be allowed entry unless the “rules” are followed to the letter.

Hawaii Department of Agriculture
Animal Quarantine Station
99-951 Halawa Valley Street
Aiea, Hawaii 96701-5602
rabiesfree@hawaii.gov

Eliminating the mystery…

The first step is to talk to a Mortgage Lender or Banker to find out what price range you are best suited to, also known as getting “pre-qualified”.

The most difficult part is making the call!

The loan officer will ask you questions and have you provide general and specific financial information. You do not need any documents or paperwork to make the first phone call ~ everything you need to know is in your head!

Ready to get started?

Try these Loan Sources for Hawaii:

Ron Cole
Loan Officer
Kauai Mortgage
(808) 245-3882
kauaitan@yahoo.com

Lisa Ledesma
Home Loan Consultant
Wells Fargo Home Mortgage
(808) 246-8877 ext 1
(808) 634-2628 direct
Lisa.Ledesma@wellsfargo.com

Judy Kempf
Certified Mortgage Planning Specialist
Creative Capital & Mortgage
808-246-1787
cell 808-346-2226
judy@ccm-loans.com

Sean Hashimoto
Vice President/Co-Owner
808 Home Mortgage, Inc.
(808) 952-9808
toll free: 866-952-9808
sean@808homemortgage.com

Ian Emberson
Senior Residential Loan Officer
Bank of Hawaii
(808) 241-7290
iemberson@boh.com

Tiare Fullerton
Senior Residential Loan Officer
Bank of Hawaii
(808) 537-8296
tfullerton@boh.com
Tiare Fullerton

LEASEHOLD: The leasehold interest is created when a fee simple land-owner enters into an agreement or contract called a ground lease with a lessee. A lessee buys leasehold rights much as one buys fee simple rights; however, the leasehold interest differs from the fee simple interest in several important respects. First, the buyer of residential leasehold property does not own the land and must pay ground rent. Second, his use of the land is limited to the remaining years covered by the lease. Therefore, the land returns to the lessor, and is called reversion. Depending on the provisions of any surrender clause in the lease, the buildings and other improvements on the land may also revert to the lessor. Finally, the use, maintenance, and alteration of the leased premises are subject to any restrictions contained in the lease.

The Fair Credit Reporting Act (FCRA) requires each of the nationwide consumer reporting companies ? Equifax, Experian, and TransUnion ? to provide you with a free copy of your credit report, at your request, once every 12 months. The Federal Trade Commission (FTC), the nation’s consumer protection agency, has prepared a brochure, Your Access to Free Credit Reports, explaining your rights under the FCRA and how to order a free annual credit report.

A credit report includes information on where you live, how you pay your bills, and whether you’ve been sued, arrested, or filed for bankruptcy. Nationwide consumer reporting companies sell the information in your report to creditors, insurers, employers, and other businesses that use it to evaluate your applications for credit, insurance, employment, or renting a home.

How do I order my free report?

You can order your free annual credit report online at annualcreditreport.com, by calling 1-877-322-8228, or by completing the Annual Credit Report Request Form and mailing it to: Annual Credit Report Request Service, P.O. Box 105281, Atlanta, GA 30348-5281.

When you order, you need to provide your name, address, Social Security number, and date of birth. To verify your identity, you may need to provide some information that only you would know, like the amount of your monthly mortgage payment.

To buy a copy of your report, contact:

Equifax: 800-685-1111; www.equifax.com
Experian: 888-EXPERIAN (888-397-3742); www.experian.com
Trans Union: 800-916-8800; www.transunion.com

There is a central site that allows you to request a free credit file disclosure once every 12 months from each of the nationwide consumer credit reporting companies: Equifax, Experian and TransUnion. See link to left for details ~ please read fine print.

Jamie Friedman, RE/MAX Kauai, and Agent Image are not responsible for the information on these sites. Links and data are provide as a courtesy.

Condominium Property Regime (”CPR”) refers to the specific form of ownership and governing process created when real property becomes a condominium.

The process of creating a condominium is often referred to as “CPRing” property.

Condominiums come in many forms and encompass a variety of uses as may be permitted by zoning regulations. Some of the allowable uses by zoning include: residential, commercial, industrial and agricultural.

A condominium is a form of ownership of real property regardless of the architectural style of the apartment, be it in a high-rise, townhouse or detached unit.

Condominium ownership is described as ownership of an apartment (or unit) and a percentage of undivided interest in the common elements. The apartment owner is entitled to exclusive ownership of the apartment but the land is a common element, owned jointly in common with other apartment owners in the condominium project. Examples of other traditional common elements are lobbies, hallways, roofs and roadways.

Yard areas or parking spaces which are provided for an apartment’s exclusive use (versus ownership) are usually identified as limited common elements.

The creation and administration of CPRs are governed by Chapter 514A of the Hawaii Revised Statutes (”HRS”).

Why CPR?

Two advantages of condominium ownership are separate mortgages and property taxes for each apartment owner.

Note that creating a CPR does not increase the number of apartments permitted on the property. Neither does the CPR determine or change the zoning.

What Property can be “CPR’ed”?

Submission of real property in the State of Hawaii to CPR must be by the owners, including lessees. The project must contain two or more apartments as defined by statute. The number and type of apartments must meet zoning requirements. Therefore, if the project will contain dwelling units, the number of dwelling units allowable is determined by the zoning district. Neither the Real Estate Commission (”Commission”) nor the Counties approve or disapprove what property can be CPR’ed.

How to CPR?

To verify the allowable uses on the property contact the appropriate county agency. Note the uses are the same whether or not the property is CPR’ed. Provide the County with the Tax Map Key (”TMK”) number or property address to confirm the number of apartments e.g. dwelling units and types of uses permitted and defined by zoning regulation. Contact information is provided on the last page of this brochure.

A condominium is created when the following items are recorded at the Bureau of Conveyances or filed at the Office of the Assistant Registrar of the Land Court:

1) Declaration of Condominium Property Regime;
2) Bylaws of the Association of Apartment Owners;
3) Condominium Map (floor plans); and
4) Master deed or lease.

The property owner(s) may be the developer of the condominium project. However, if the developer is not the property owner(s), then the owner(s) must acquiesce to submission of the property to CPR by consent and joinder to the Declaration of Condominium Property Regime.

CPR Documents

It is strongly recommended that the condominium documents be drafted with the advice of an attorney familiar with Chapter 514A, HRS. The statute requires that a Hawaii registered architect or professional engineer certify the condominium map.

Refer to Chapter 514A, HRS, and Chapter 107, Hawaii Administrative Rules (”HAR”), for specific requirements. Copies of statute and rules may be purchased from the Cashier’s Office at the Department of Commerce and Consumer Affairs. See the last page of this brochure for contact information.

Time Required to CPR

The time required to create a CPR depends on the time it takes for the developer to create and record the required documents with the Bureau of Conveyances or the Office of the Assistant Registrar of the Land Court.

Project Registration

Registration with the Commission of all condominium projects is required before any apartment is offered for sale or sold.

Any advertisement or attempt of whatever nature used to encourage the acquisition of a legal or equitable interest in a condominium is prohibited until the project is registered with the Commission and an effective date is issued for a public report.

Violators may be subject to a fine of up to $10,000 or imprisonment for up to one year or both. A civil penalty of up to $10,000 for each violation may also be incurred.

Condominium Registration Packets which include the public report form, instructions, fees and checklists are available from the Commission at no charge. The Commission does not approve or disapprove the condominium project.

Public Report

A public report is a disclosure statement intended for prospective purchasers. The statement provides a description of the project, including permitted uses, restrictions, warranties, and encumbrances.

The three types of public reports are: Preliminary, Final and Supplementary. The Preliminary is often used to test market the project. Once the Final receives an effective date, the sales contracts can become legally binding on the purchasers. When a circumstance occurs that would render a public report misleading in any material respect, as may be determined by the Commission, the developer must submit a Supplementary.

Public reports are effective for a 13-month period. Extensions may be available for a fee.

Time Required for Project Registration

Time estimates vary, based on completeness of submission, the complexity of the project and the volume of submissions. The estimate for the issuance of an effective date for a public report is approximately six to eight weeks from submission of a complete registration file to the Commission.

Association Registration

The Association of Apartment Owners (AOAO) is the governing entity created by the CPR. Each condominium association of six or more apartments is required to register annually with the Commission. The registration form may be obtained from the Commission. See the last page of this brochure for contact information.

Questions?

Questions concerning Chapter 514A, HRS, including condominium project and association registration may be addressed to:

Condominium Specialist
Real Estate Commission
335 Merchant Street, Room 333
Honolulu, HI 96813
ph. (808) 586-2643

From the neighbor islands dial the toll free number listed at the bottom of this page, followed by extension 6-2643

Inquiries regarding the number and types of structures and uses permitted on a particular property should be directed to the appropriate county department in the county where the proposed condominium project is located:

County of Kauai
Planning Department

4444 Rice St., Suite A473
Lihue, HI 96766
ph. (808) 241-6677

City and County of Honolulu
Department of Planning and Permitting
650 South King St.
Honolulu, HI 96813
ph. (808) 523-4414

County of Maui
Dept. of Public Works & Environmental Management

Development Services Administration
250 South High St.
Wailuku, HI 96793
ph. (808) 270-7250

County of Hawaii
Planning Department
101 Pauahi Street, Suite 3
Hilo, HI 96720-3043
ph. (808) 961-8288

Be advised that the county is only able to respond to questions concerning county codes and ordinances.

To obtain a copy of Chapter 514A, HRS and Chapter 107, HAR, contact:

The Real Estate Commission
335 Merchant Street, Room 333
Honolulu, HI, 96813
ph. (808) 586-2643

To call toll free from the neighbor islands, dial the number indicated below, then 62643, then #.

* From Kauai: 274-3141
* From Maui: 984-2400
* From Hawaii: 974-4000
* From Molokai or Lanai: 1-800-468-4644

The big difference between a hotel and a condo-tel is that a hotel typically has one owner, either individual or corporate, but condo hotels are sold off as individual units. Therefore, a 200 room condo hotel could have as many as 200 individual owners. Vacationers, Tourists, and Hotel Guests often will never know that the hotel has tons of owners because every room in the rental program will look identical to every other.

Condo hotels are sold as second homes and not typically sold as primary residences. Many condo-tels limit the owner?s usage of the unit because their unit is wanted and expected to be included in the hotel?s inventory of rentable units. Some condo-tels permit off-site management, generally for less fees, but Owners may soon discover that the more expensive on-site management tends to increase occupancy.

As the owner of a condo hotel unit, you may place your unit into the hotel?s rental program where it will be maintained and rented out for you, just like any other room in the hotel. As owner, you receive a portion of the revenue that the rental of your room generates.

Keep in mind that financing from most Lenders may require 20%- 25% down payment as opposed to “regular” condo loan options which may often be 100% financed.

For more information or condo-tel options in Hawaii, please contact Jamie directly.

By law a reserve fund to cover future capital improvements is included in the fees. Future capital improvements cover such things as replacing the roof, exterior painting, parking lot resurfacing, etc.

A typical budget for a condo association will include insurance on the structures, salary for a resident manager as well as groundskeepers and maintenance personnel, trash collection, water, common element electricity, the reserve fund and other line items.

Some times maintenance fees include electricity for each individual unit. This may account for higher maintenance fees that you may sometimes encounter.

Other reasons for high maintenance fees may include: rebuilding of reserves via special assessments, special assessments for emergency repairs or an older complex which has a fair amount of regular maintenance.

Generally, oceanfront properties have higher maintenance fees than non-oceanfront condominiums due to the added insurance for tsunami inundation and floods
But for many people, the maintenance costs involved with living in a condominium are offset by expenses they used to have when they lived elsewhere.