Preparing Your Property for Rent: Landlord Tips for Soon-to-Be Landlords

Becoming a landlord can be both exciting and overwhelming — especially if it’s your first time turning a personal residence or investment property into a rental. Whether you're moving due to PCS orders, upgrading to a new home, or just diving into real estate investing, it’s crucial to prepare your property the right way. Here are key tips to ensure a smooth and successful rental experience from day one.

1. Treat It Like a Business

Renting out a property is a business transaction. Approach it with a clear mindset: the goal is to protect your asset, generate income, and minimize risk. That means creating a system for screening tenants, collecting rent, handling maintenance, and staying compliant with local laws.

2. Understand Local Laws and Requirements

In Hawaii (per HRS Section 521-43(f)), if a landlord doesn't reside on the same island as their rental property, they are legally required to have an on-island agent to act on their behalf.

Before listing your home, get familiar with:

• Fair Housing Laws (federal and Hawaii-specific)

• Rental Property Registration or GET/TAT tax obligations

• Eviction processes (hopefully you never need it, but it’s good to know)

• Permitted uses (e.g., single-family zoning, number of tenants allowed)

Pro tip: Talk to a local property manager or real estate attorney to make sure you're compliant from the start.

3. Clean, Repair, and Stage the Property

First impressions matter — and tenants, like buyers, are drawn to clean, well-maintained homes.

• Deep clean the entire home, including carpets, baseboards, appliances, and windows.

• Fix anything broken — leaking faucets, chipped paint, squeaky doors.

• Upgrade if needed — fresh paint, new lighting, or landscaping can go a long way.

• Remove personal items if the property was previously owner-occupied. A neutral, clutter-free space helps potential renters envision it as their own.

4. Safety and Code Compliance

Check that all safety features are in working order:

• Smoke and carbon monoxide detectors

• Secure locks and deadbolts on doors and windows

• Handrails and stair safety

• Electrical and plumbing up to code

Optional: Consider a pre-rental inspection to catch anything you may have missed.

5. Determine Your Rental Price

Look at comparable rentals in your area (same size, condition, amenities). Make sure your rate:

• Reflects the local market

• Aligns with what your target tenant can afford

• Covers your expenses (mortgage, taxes, insurance, management)

Tip: If you’re in a desirable area, like a neighborhood near a military base or beach, you might be able to command higher rent — especially with amenities like AC, fenced yards, or covered parking.

6. Decide on Management Style

Will you self-manage or hire a professional?

• Self-managing gives you more control and saves on fees, but it can be time-consuming.

• Property managers typically charge 8–10% of rent but handle everything from marketing to maintenance to rent collection.

Choose based on your availability, experience, and comfort level.

7. Create a Solid Lease Agreement

Your lease is your legal foundation. It should clearly define:

• Rent amount, due date, and late fees

• Security deposit amount and terms

• Pet policies

• Maintenance responsibilities

• Termination procedures

Use a Hawaii-specific lease template, and have it reviewed by a professional if needed.

8. Screen Tenants Thoroughly

Don’t rush this part. Screen for:

• Income and employment verification

• Rental history and references

• Credit and background checks

Remember: It’s about finding the right fit — not just the first person who applies.

9. Plan for Ongoing Maintenance

Regular maintenance keeps your property in good shape and tenants happy. Set aside a monthly reserve (usually 5–10% of rental income) for repairs. Build a trusted list of contractors or use a property manager’s network.

10. Communicate and Document Everything

From move-in condition reports to maintenance requests, keep clear records. Treat your tenants with respect and professionalism, and most issues will go smoothly.

Final Thoughts

Becoming a landlord is a big step — but with the right preparation, it can be a rewarding and profitable experience. Take the time to set up your rental property for success now, and you’ll thank yourself later.

If you’re preparing to rent out your property in Hawaii and need help with pricing, marketing, tenant screening, or property management — I’m here to help. As a licensed Realtor and experienced property manager serving Oahu (with a focus on military-friendly PCS moves), I’d be happy to guide you every step of the way.

Thinking about renting your home? Contact me for a free rental analysis and landlord consultation.