Question: What time of the year is it the most competitive to find a place for rent?

Answer: The students at University of Hawaii and the military move out in May and June, and the military leaves or comes in to Hawaii June through July. Those are the high months of rentals. That’s when it really gets busy. That is when everyone is looking. In July and August the students are coming back. So your busiest month is July. That’s when most of the rents are done. A lot of time people will take six-month leases, so it will be busy again in December and January. 

Q: Which month is the slowest?  

A: April.

Q: When should someone start looking? 

A: You should look from 45 days on. Then have to give your landlord 30 days. You want to find it within in the two-week period so you don’t have to pay.

Q: What should first-time renters expect?

A: If they are under 21 or 25 years old, a lot of times landlords don’t believe they are going to be good tenants, so they want parents to co-sign. When you don’t have any rental history, a lot of landlords will get parents involved. They want to make sure they are going to get the rent. 

Q: What are some tips for a renter when he or she first meets a potential landlord? 

A: A landlord wants to meet you and size you up. A landlord knows within five minutes if he is going to rent to you or not because he has had a lot of experience. Your first impression is your most important impression. Be properly dressed. A landlord is observing you the whole time. Is your car clean? Where is your pride of ownership? Ask questions: "What comes with my rent? What are the rules? Is the rent negotiable?" Some will say no but you can always ask. What happens if I pay you two months’ rent in advance? Will you discount my rent for the rest of the year? Think out of the box. 

Q: What advice do you have for renters when they go to check out a rental?

A: You want to check out the neighborhood to see if it is a safe neighborhood. You can tell if there are bars on windows or if there are bars in the front. When you meet a landlord, you want to drive around the neighborhood. The neighborhood is going to tell you a lot. Is the grass cut? Does it seem quiet? Those are things they need to be aware. 

Go on the Internet and see if there are any registered sex offenders in the neighborhood. Just like a landlord checks you out, you should check out the landlord. Google the landlord and see if he has a reputation. You have to be aware of what is going on around you and who your landlord is. You want to see a copy of the lease. Your rights are in that lease as well as his rights. Under landlord-tenant code the landlord must give you 48 hours’ notice before they can enter the house, unless it is an emergency.

Q: What are some factors that a potential tenant should consider when deciding on a fair price? 

A: Every property is different. Location is based on the closeness to the urban core, but then again Kailua is its own different animal. Renters, mark whatever you are willing to pay. Some places are more expensive than others based on location and what amenities come with it. Is the landlord paying the utilities? Is there yard service? Those are lots of things to consider. Was it a safe area? Was it clean? Is he a hands-on landlord that fixes things right away? This state is very tenant-oriented. You have a situation where the landlord has to be very up and up. If there is leaking water, it has to be fixed. Those have to be working at all times.

In general, studios range from $900 to $3,000 per month; a one-bedroom with one bath ranges from $1,200 to $3,500 per month. A two-bedroom with two bathrooms ranges from $1,200 to $5,000 per month. A three-bedroom with two bathrooms or three-bedroom with three bathrooms ranges from $1,500 to $10,000 per month. 

The military has a housing allowance, and that can change and create higher ranges depending on location.

Q: What are some common violations from tenants? 

A: The thing that really drives me crazy about tenants — because they are paying rent, they assume that they can sublease. Your lease said you are living there, not you and your friend. Well, I’m paying $1,500; I can do whatever I want. Well, you can’t. You want to put pictures up. Then you leave and you have to replaster the whole place. I see that all the time.