ON-ISLAND LANDLORD AGENT | EAST HAWAIʻI
A dependable local agent for your self-managed Big Island rental.
Live off island but prefer to manage your own long-term rental? Living on Big Island Realty provides a limited on-island landlord-agent service for residential rentals from North Hilo through Hilo and Volcano. You stay in control of the tenancy while a licensed local brokerage provides a named Hawaiʻi Island agent to receive notices, relay urgent concerns, and provide additional local help when requested.
Hilo Based
A dependable same-island presence
Owner Controlled
You continue managing the tenancy
Notices Forwarded
Prompt, documented communication
Brokerage Support
Local help available when requested
LAW AND PRACTICALITY
Off-island ownership still requires an on-island point of accountability.
Under HRS §521-43(f), a residential owner or landlord who lives outside Hawaiʻi or on another island must designate, in the written rental agreement, an agent who resides on the same island as the rental unit.
Beyond the legal requirement, both owners and tenants benefit from having a reliable local person who can receive notices, relay urgent concerns, and help coordinate a response when distance becomes a problem. This service fills that gap without automatically placing the rental under full property management.
WHAT IS INCLUDED
A clearly limited service for owners who manage the tenancy themselves.
You retain control of tenant selection, rent collection, deposits, bookkeeping, lease decisions, and day-to-day management. We provide the local designation, communication channel, and optional on-island support.
On-island agent designation
We provide a named Hawaiʻi Island resident agent through Living on Big Island Realty and document the designation in the service agreement and appropriate rental documents.
Receipt and forwarding of notices
Tenants and other authorized parties have a dependable local contact and address for notices, demands, and property-related communications.
Urgent issue communication
When a tenant reports an urgent concern, we promptly relay the information to you and follow the response authority established in the service agreement.
Owner and property contact file
We maintain current owner, tenant, insurance, vendor, access, and emergency information so important details are available when needed.
Optional property visits
Property visits, tenant meetings, document delivery, and basic condition checks can be requested and are billed separately.
Vendor access and coordination
We can meet approved vendors, provide access, communicate visible concerns, and help coordinate authorized repairs when additional local support is needed.
STRAIGHTFORWARD ANNUAL PRICING
Local coverage without paying for full property management.
The basic service is designed for capable owners who want to manage their own long-term rental but need a dependable Hawaiʻi Island agent and local communication channel. Additional work is authorized and billed only when needed.
$595 annual service
Includes: On-island agent designation for one long-term residential rental, local contact and mailing address, receipt and forwarding of notices, maintenance of owner and tenant contact information, and an annual information review.
One-time setup: $150 for property and lease intake, service agreement, emergency instructions, contacts, and designation language.
Additional support: $100 per hour, one-hour minimum, for tenant meetings, vendor access, repair coordination, document delivery, or other authorized work.
Property visits: $125 per visit, plus mileage when applicable.
Hawaiʻi General Excise Tax applies. Legal services, court appearances, rent collection, security-deposit handling, and full property management are not included.
HOW IT WORKS
A clear setup, defined boundaries, and a dependable local contact.
01
Review the rental
We discuss the property location, owner residence, current lease and tenant status, access, vendors, insurance, and any immediate concerns.
02
Set the service boundaries
We complete the brokerage service agreement, identify the named on-island agent, document communication procedures, and establish any emergency authority.
03
Stay connected
We receive and forward notices, relay urgent concerns, keep contact information current, and provide separately authorized local support when requested.
WHO WE HELP
Designed for owners who want to remain hands-on from a distance.
- Mainland owners of Hawaiʻi Island long-term rentals
- Owners who live on Oʻahu, Maui, Kauaʻi, or another island
- Military owners and residents transferred off island
- Investors with an established tenant who prefer to self-manage
- LLC owners whose members or managers live off island
- Families handling an inherited or temporarily retained rental home
East Hawaiʻi knowledge matters.
We serve properties from North Hilo through Hilo and Volcano and understand the practical realities of local rentals, including heavy rain, humidity, catchment systems, septic, power interruptions, pests, vegetation, and long travel distances for vendors.
Living on Big Island Realty is locally based in Hilo and brings real estate, property-management, construction, inspection, and owner experience to each assignment.
FREQUENTLY ASKED QUESTIONS
Know exactly what the service does and does not include.
The written service agreement defines the designated agent, communication procedures, authority, additional fees, and the responsibilities that remain with the owner.
Does Hawaiʻi require an on-island agent?
HRS §521-43(f) states that a residential owner or landlord who resides outside Hawaiʻi or on another island from the rental unit must designate, in the written rental agreement, an agent residing on the same island as the unit. This service is designed to help owners address that requirement, but it is not legal or tax advice and the owner remains responsible for compliance.
Is this full property management?
No. Under the basic service, you continue to advertise the property, select and approve tenants, collect rent and deposits, make lease decisions, handle bookkeeping, and manage routine tenant matters. Full property management requires a separate agreement.
Will you communicate directly with the tenant?
Yes, within the limited role established by the agreement. We may receive notices, relay urgent concerns, and communicate about specifically authorized matters. We do not become the day-to-day property manager unless a separate management agreement is signed.
Are property visits and repairs included?
No. Visits, vendor meetings, repair coordination, document delivery, and other local tasks are available at the additional rates shown above and require owner authorization, except for any limited emergency authority specifically stated in the agreement.
What types of rentals qualify?
This service is intended for long-term residential rentals in our East Hawaiʻi service area, generally from North Hilo through Hilo and Volcano. It is not a transient vacation rental local-contact service. The property, lease, tenant status, and requested scope are reviewed before the service is accepted.
LET’S TALK
Tell us about your rental.
Share the property location, current lease and tenant status, and whether you need only the on-island agent designation or additional local support. We will confirm whether the property and requested scope are a good fit.
Living on Big Island Realty
Dan Tousignant, Principal Broker
1694 Koele Street, Hilo, HI 96720
808-753-6634
dan@livingonbigisland.com