Aloha, and welcome
Rent your Oahu home with a team that cares
What I do for owners, what it costs, the Hawaii rules to know and what you could keep each month.
Open the interactive guide: owners.pacificluxe.group
Your guide
Swipe, tap the arrows or use your arrow keys to turn pages. Tap the grid button for every page at a glance.
This guide is also online as an interactive flip book with an owner net calculator: owners.pacificluxe.group
Thanks so much for reaching out!
I'm Tee, and I'm so glad you're thinking about how to care for your rental.
Your home is a big part of your future. Renting it out in Hawaii has its own rules, taxes and costs. So I made this guide to walk you through it in plain words.
I own investment property too, so I know firsthand what matters to owners: steady rent, good tenants and a home that's cared for like my own.
You'll see what I do for owners, what it costs and how you can track it all in your owner portal. You can also try the calculator to see what you could keep each month.
Talk soon,Tee
Real words from real clients
Swipe or tap the arrows to read more.
These reviews come from buyers I helped. They show how I work: clear, quick and honest. I bring that same care to every owner and every home I manage.
“She took the time to explain every part of the process, break each phase down into simple and easily digestible terms, and was always available to answer our questions no matter the time. … Once we found a home we loved, she was on top of every detail and piece of paperwork that needed to be completed.”
“T’s professionalism, intuition, and genuine care made all the difference in our home-buying journey. … She worked around my busy schedule, helped us on a tight timeline, simplified every complication, and got us into the right home with the right team.”
“Once we did decide to move, she and her team did multiple virtual visits for us, including recordings and live streams as went through the house-hunting process. … Once we found the property that we wanted to purchase, she was an exceptional in helping us to negotiate and getting us to closing.”
“The most important characteristic that I loved about Teondra was that she was honest. … Overall I am 100 percent satisfied with my home and will be using her again in the future.”
“When we finally found a property that my wife and I were interested in she worked swiftly to put in a last minute offer in a matter of only a few hours. Ultimately, it is due to Teondra's dedicated efforts that I am in the house of my dreams today!”
“On top of that, tee took a full day of her time to interview all of the realtors in that area. It saved us SO much time and work … She found us an INCREDIBLE realtor, who we never would have found on our own.”
“Teondra was very knowledgeable and always willing to go above and beyond to help us. As a first time home buyer we had so many questions and concerns, Teondra guided is through the whole process and helped us secure our first home!”
“She provided options that helped me attain an excellent deal. I am ecstatic with my home purchase.”
“She was extremely nice as well as responsive through the entire experience. We would recommend her to anyone looking to buy here!”
5.0 rating on 16 reviews on Zillow (team reviews), checked Oct 30, 2026. Reviews are quoted word for word. Some are shortened, and … shows where. Names are shown as Zillow shows them, or as first name and last initial. Every home is different, and past results do not promise future results.
Why owners hire me
My goal is simple: care for your home, find great tenants and keep your rent coming in.
I started managing rentals on the mainland. I've managed homes on Oahu since March 2019.
I sell homes and I manage them. So I watch both rents and home values for you.
Statements, work orders and photos all live in Buildium. You can check them any time.
Tenants send repair requests with photos, and I handle them. You hear from me when something needs your OK.
Every owner is different, so the way I manage your home is based on your needs. I own investment property too, so I manage yours like my own.
Source: Zillow rating checked Oct 30, 2026. Views: Sept. 2026, Instagram Insights (includes Facebook). YouTube channel views, Oct 30, 2026. Past results do not promise future results.
Make your rental plan
Tap one answer for each question. Your plan shows up below, with the pages to read first.
Think about these four questions. In the interactive guide, your answers build a plan for you: owners.pacificluxe.group
Your answers stay on this device. They only go to me if you text them.
| If this is you | Read this first | Page |
|---|---|---|
| You will live off island | Hawaii owner rules | p. 22 |
| You have PCS orders | Questions owners ask me | p. 26 |
| Your home is a condo or townhome | Pets in your rental | p. 24 |
| Your home has more than one unit | Tenants and leases | p. 18 |
| Your home is empty and ready | Marketing your rental | p. 16 |
| You live there now | Owner net calculator | p. 19 |
| Steady income matters most | Owner net calculator | p. 19 |
| Great care matters most | Caring for your home | p. 11 |
Book a strategy call and we will make your plan together: (808) 646-2882.
Seven steps to your first rent
Here is the big picture. I walk you through each step.
We talk about your home, your goals and your timing.
I look at rentals like yours nearby. Then we pick a rent price together.
Your property management agreement lists every fee and what I do. The first term is 12 months. After that, cancel with 30 days' written notice. Then your owner portal gets set up.
We make sure your home is clean, safe and ready for photos.
I market your home and set up showings. Every applicant gets the same checks.
I approve the tenant, unless you ask to OK them yourself. The lease is signed online, and the tenant gets a move-in condition form the same day they move in.
I handle repairs and inspections. You get a statement every month in your owner portal, and your payout goes out between the 5th and 10th. Timing can vary a little for holidays, weekends and bank processing.
Clear pricing, up front
You should know every cost before you sign.
We only get paid when you do. It covers day to day care of your home and tenant, plus monthly statements.
Also called a tenant placement fee. Charged in the first month, each time I place a new tenant.
Paid by your tenant on their monthly statement, not you. It covers tech and paperwork, and it's small, so it won't change what your tenant can afford. Already have a tenant? It starts when their lease renews.
When your tenant renews, you pay no renewal fee.
| Fee | Who pays | Amount |
|---|---|---|
| Monthly management fee (10% of rent collected) | Owner | $300 a month |
| Finder's fee (10% of one month's rent) | Owner | $300 in the first month, once per new tenant |
| Tenant admin fee | Tenant | $0 to you. Your tenant pays $25 a month. |
Repairs, HOA dues, insurance and taxes. Pro photos (recommended): $199 to $300, paid by you. Eviction and attorney fees: the attorney's actual cost, no markup.
$125 a visit, every 6 months. A maintenance check of your whole home, for extra peace of mind.
What you get with me
Here is my white glove concierge service for every long-term rental I manage (30 days or more), from the first photo to the lease renewal.
Your home, looked after
Good care keeps tenants happy and your home in great shape. Here's how I look after it.
Add a Handyman Check every 6 months for a closer look. Repairs up to $500 get handled. Over $500, I call you first.
How I look after your home
Clear records protect you, your tenant and your home.
Tenants send repair requests with photos, and I handle them right away.
Tenants get a Property Condition Form the same day they move in. They have 7 days to fill it out and send it back.
Photos of any damage are saved in Buildium. That way there is a clear record.
I record the lock code for every unit, so the right people can get in when needed.
I keep watch on renters insurance at all times, for every tenant.
I inspect every unit once a year. For every 6 months, I recommend the Handyman Check.
Repairs up to $500 get handled. For anything over $500, I call you first, unless it is an emergency.
Every 6 months, a handyman checks your whole home for leaks and wear. See the next page.
Handyman Check: the smartest $125 you'll spend
This is your official property inspection. A handyman goes through your home and checks that it's clean, looks for leaking pipes, and does routine checks of your entire home. It's one of the best ways an owner can save money and protect their home.
- Catch small leaks earlyA small drip can turn into water damage or mold when no one sees it.
- Made for island livingHawaii humidity and salt air are hard on homes. Regular checks keep up.
- Fix small things firstTake care of little repairs before your tenant moves out.
- A record with photosNotes and photos help back up your deposit claims.
- Fewer surprisesFewer emergency calls for you and your tenant.
Most of my owners choose the Handyman Check every 6 months, because it's the most thorough look at their home.
Side by side: see the real difference
I can check for the obvious things, like cleanliness, too many occupants and pets. The Handyman Check is a 360 check of everything.
A walk through for the obvious things
A 360 check of everything
Done by Coconut Cleaning and Repairs
My inspection tells you how your tenant is living. The Handyman Check tells you how your home is holding up. Catch it small, and you save big.
Your home, at a glance
Buildium is home base for your rental. You can log in any time to see how your home is doing.
Every month you get an itemized statement of rent in and costs out.
Your rent, less fees and approved costs, is paid out to you between the 5th and 10th of each month.
You get a yearly statement and your tax form for your records.
See each repair, with photos, as it happens.
Your agreement, leases and reports, all in your portal.
Payouts go out between the 5th and 10th of the month. Timing can vary a little for holidays, weekends and bank processing.
Your tenant's security deposit is held in the Talk Realty client trust account.
Finding renters for your home
Good marketing brings in more renters, so you can pick the best one.
I coordinate professional photos and video services for you. Pro photos are your home's first impression online. See the next page.
I film the video tour of your home myself, so renters can walk through it before they visit. My tours average between 3K and 40K views.
Posts on my Instagram @teondramills, Facebook and LinkedIn. I approve every post.
Ads describe the home, never the kind of person who should live there.
Ads never share your name or private details.
Renters who ask about your home hear back quickly.
Professional photos are the first step in finding a quality tenant.
Equal Housing Opportunity.
Professional photos: your home's first impression
This is how people find and discover you online. This is your first impression and the first step in finding a quality tenant.
- Renters look online firstRenters start their search online, and they scroll fast.
- Photos win the clickYour photos decide who clicks and who books a showing.
- A cared for lookBright, clear photos show a home that's cared for. That draws renters who will care for it too.
- Fewer wasted showingsRenters know what they're getting before they come.
- Works with my video and socialThey work hand in hand with the cinematic video tour I film myself and my social reach.
- I coordinate the photographer and the schedule for you.
- I help you get your home photo ready.
The right tenant, the right lease
A careful start makes for a smooth lease.
Renters apply in Buildium. They share photo ID, proof of income and rental history, and they agree to a screening.
Every applicant is checked with the same written criteria. That is fair housing.
We don't turn renters away because they use Section 8. Hawaii law (HRS 368F) covers this.
I approve applications myself, based on good credit, rental history and time on the job.
Want to OK your tenant yourself? Just let me know and I'll send you the best applicant before we move forward.
We use the Hawaii Association of REALTORS® Rental Agreement, signed online with DocuSign.
I send renewal offers at least 45 days before the lease ends. There are no lease renewal fees.
Own more than one unit? I stagger lease end dates so they don't all turn over at once.
What could you keep each month?
Type your own numbers. Nothing leaves this page.
Enter your monthly rent to start your estimate.
- Rent
- ...
- Vacancy
- $0
- Management fee (10%)
- ...
- HOA or AOAO
- $0
- Insurance
- $0
- Property tax
- $0
- Maintenance reserve
- $0
- First month net, after the finder's fee
- ...
- Finder's fee, first month only
- ...
The 10% finder's fee comes out in the first month only, when I place a new tenant. Your tenant pays the $25 a month admin fee, not you, so it's not in your numbers. No lease renewal fees.
Get my real numbersOpen owners.pacificluxe.group and type in your rent, vacancy, HOA dues, insurance, property tax and a repair reserve. The tool takes out the 10% management fee and shows your estimated monthly owner net. The 10% finder's fee comes out in the first month only, each time I place a new tenant. Your tenant pays the $25 a month admin fee, not you, so it's left out.
| Example at $3,000 rent | First month | After that |
|---|---|---|
| Rent | $3,000 | $3,000 |
| Management fee (10%) | minus $300 | minus $300 |
| Finder's fee (10% of one month's rent) | minus $300 | $0 |
Estimate only. Before your mortgage and income tax. Not a promise of rent or income, and not tax advice.
Oahu rent benchmarks
Each year HUD sets a Fair Market Rent for Oahu. It is one helpful benchmark. Your rent also depends on your property, location and condition.
Fair Market Rent is HUD's estimate of rent plus basic utilities for a typical, modest home in the Urban Honolulu area, which is all of Oahu. It is used for Section 8 and other programs. It is not a price for your home.
Your area, size, condition, parking, pets, furniture and what renters can find nearby right now.
I look at rentals like yours near you. Then we pick a rent price together.
Source: HUD FY2026 Fair Market Rents, Urban Honolulu, HI MSA, in effect Oct 1, 2025. Checked Oct 31, 2026.
How I price your rental
Renting isn't like selling a home. I'm good at pushing rents up and testing the market, and the right plan for you depends on your timeline.
We start a little high. Then I watch the showings and how much interest comes in, and we adjust from there.
Pricing right at market helps your home stand out to renters right away.
When your home looks clean and cared for, it tends to attract tenants who take care of it too.
Hawaii rules every owner should know
These are a few of the big ones. I help you follow them.
The most you can ask is one month's rent. You may add a pet deposit of up to one more month. At the start, you can only collect the first month's rent and the deposit.
When the lease ends, the deposit goes back within 14 days. If you keep any of it, the tenant gets a written list of why.
If you live out of state or on another island, Hawaii law says you name an agent who lives on Oahu. The agent is listed in the lease.
Rentals of less than 30 days in a row are only allowed in resort zones and a few other areas. Fines can be up to $10,000 a day.
In 2022 Honolulu passed a 90 day rule, but a federal court blocked it. Today the city enforces the 30 day line. Your HOA or AOAO may have its own rules too.
Sources: HRS 521-44 and 521-43(f); Honolulu DPP Short-Term Rentals page; HILSTRA v. City and County of Honolulu, U.S. District Court, Hawaii. Checked Oct 31, 2026. Not legal advice.
Owner rules: myth or fact?
Tap your guess and the answer flips open. 0 of 0 right so far
Pets in your rental
Here is general guidance to help you choose a pet policy.
You decide if pets are OK. You can also set limits, like how many or what size.
Hawaii lets you ask for a pet deposit of up to one more month's rent, on top of the regular deposit.
Service and assistance animals are not pets. No pet deposit, and fair housing rules apply.
Condos and townhomes often have pet rules. Those rules come first.
Pet rules go into the lease, so everyone knows them from day one.
Many renters have pets. Saying yes can bring in more applicants.
Source: HRS 521-44 (pet deposits). General information, not legal advice.
Switching to me, step by step
Already have a property manager? Here is what to expect when you move your home over to me.
Look for its notice period, then give your current manager written notice. I can help you read it.
I work with your current manager to collect signed leases, tenant contact info, security deposits, keys and remotes, move-in condition reports and photos, maintenance history and any open repairs.
I reach out and introduce myself, so nothing feels rocky for them.
Your tenants keep their current lease. The $25 a month tenant admin fee is paid by your tenant, not you, and it starts when their lease renews.
From then on, you get your owner portal and monthly statements from me.
You hear from me at each step, so you always know where things stand.
Questions owners ask me
Here are honest answers to the questions I hear most. Tap one to open it.
How much do you charge?
10% of rent collected, so we only get paid when you do. Plus a finder's fee of 10% of one month's rent, charged in the first month when I place a new tenant. Your tenant pays a $25 a month admin fee on their monthly statement, not you. It covers the tech and paperwork that keep things running smoothly, and it's small enough that it won't change what your tenant can afford. Already have a tenant? It starts when their lease renews. No lease renewal fees. Eviction and attorney fees are paid by the owner at the attorney's actual cost, no markup.
Do I get to approve the tenant?
Only if you want to. Every applicant is checked with the same written criteria. I approve applications myself, based on good credit, rental history and time on the job. Want to OK your tenant yourself? Just let me know and I'll send you the best applicant before we move forward.
How do I see my money?
In your Buildium owner portal. You get an itemized statement every month. Your owner payout goes out between the 5th and 10th of each month. Timing can vary a little for holidays, weekends and bank processing.
What about repairs?
I handle repair requests right away. Repairs up to $500 get handled. For anything over $500, I call you first, unless it is an emergency. I also do an annual inspection, included. Most of my owners add the Handyman Check every 6 months for a more thorough look, $125 a visit.
I live off island. Can you help?
Yes. Hawaii law says off island owners name an agent who lives on Oahu, in the lease. Let's talk about how that works for you.
I have PCS orders. What should I do?
Start early. We plan your rent price, marketing and move-in date around your report date.
How long is the agreement? Can I cancel?
The first term is 12 months. After that, you or I can cancel with 30 days' written notice. Ending it in the first 12 months? The fee is one month's rent.
Do you manage short-term rentals?
I manage long-term rentals of 30 days or more. Have a short-term rental? I don't manage those, but I have a great recommendation for you. Just ask.
Your next step
Let's talk story about your rental
We'll go over your home, your goals and your numbers. You'll leave with a clear rental plan.
Book a strategy call
When you are ready, I am here.
Rent your Oahu home with a team that cares
Book a strategy call. We will go over your home, your numbers and your next step.
Photo credits
Every photo in this guide is a real photo. Here is where each one came from.
- Hawaii Kai · Photo: Tony Webster, CC BY 2.0, via Wikimedia Commons.
- Kaneohe Bay · Photo: Robert Linsdell, CC BY 2.0, via Wikimedia Commons.
- Mililani · Photo: Janine from Mililani, CC BY 2.0, via Wikimedia Commons.
- Kailua · Photo: Raita Futo, CC BY 2.0, via Wikimedia Commons.
- Ko Olina at sunset · Photo: Farragutful, CC BY-SA 4.0, via Wikimedia Commons.
- Tee's portrait: The Pacific Luxe Group.
Photos resized and cropped.
This guide is general information, not legal, tax or financial advice. Figures are dated and sourced on each page and can change. Fees are set in your written property management agreement.
Privacy: no cookies and no ad trackers. Your answers stay on your device and only reach me if you text or email them.
Your rental gets seen
I share Oahu homes and tips on social media. When your rental is ready, I can share it with the people who follow me.
Renters and neighbors can see your home in their feed, not just on rental sites. A short video can reach people who were not looking yet.
Source: Instagram + Facebook: views for Sept. 1 to 30, 2026, from my Instagram Insights (Meta Business Suite). Instagram counts views from my linked Facebook page too: about 83,000 on Facebook and 39,900 on Instagram. YouTube: total channel views on my public YouTube page, Oct 30, 2026. All rounded down. Numbers change over time.