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Know the required Square Footage of Housing Requirements per person

If you get multiple families living in a home and you don’t know what to do. There is a legal requirement that they have to meet per person per square footage or they can’t live in that home.

Honolulu has a housing code that describes the requirements of square footage required per person for residential housing. Honolulu Housing Code, Chapter 27.
https://www.honolulu.gov/rep/site/ocs/roh/ROH_Chapter_27_.pdf

Section 27-4.3. (B) Floor Area dictates the minimum requirements for housing square footage per sleeping area. It states the following:
“Floor Area. Every dwelling unit and congregate residence shall have at least one room for living purposes which shall have not less than 120 square feet of floor area. Other habitable rooms except kitchens shall have a floor area of not less than 70 square feet. Where more than two persons occupy a room used for sleeping purposes the required floor area shall be increased at the rate of 50 square feet for each occupant in excess of two.”
EXCEPTION: Nothing in this section shall prohibit the use of an efficiency dwelling unit meeting the following requirements:
(1) The unit shall have a living room of not less than 220 square feet of floor area. An
additional 100 square feet of floor area shall be provided for each occupant of such unit
in excess of two.
(2) The unit shall be provided with a separate closet.
(3) The unit shall be provided with a kitchen sink, cooking appliance and refrigeration
facilities, each having a clear working space of not less than 30 inches in front. Light and
ventilation conforming to this code shall be provided.
(4) The unit shall be provided with a separate bathroom containing a water closet, lavatory,
and bathtub or shower.

There is also a Zoning code that you need to be aware of. Land Use Ordnance Zoning Code Chapter 21.
https://www.honolulu.gov/ocs/roh/193-site-ocs-cat/975-roh-chapter-21.html

What is the difference between a Service Animal and an Emotional Support Animal

Rental properties do not fall under Americans with Disabilities Act (ADA), they fall under the Fair Housing act.

Service animals are defined as dogs that are individually trained to do work or perform task for people with disabilities. Service animals are working animals, not pets. (Dogs whose sole function is to provide comfort or emotional support do not qualify as service animals under the ADA)

Emotional Support Animals (ESA) is a dog or other common domestic animal,  that provides therapeutic support to a disabled or elderly owner through companionship, non-judgmental positive regard, affection, and a focus in life. Do you remember the turkey on the airplane in early 2016, how was that a common domestic animal?

ESA’s are not trained like a service dog and may have little training. They must be reasonably well behaved by pet standards. Toilet trained and has no bad habits that would disturb neighbors such is frequent or lengthy episodes of barking. Should not pose a danger to other tenants or to workmen.

You can ask two questions if it is not obvious what the animal does. (1) Is the dog a service animal required because of a disability, and (2) what work or task has the dog been trained to perform.

If a disability is not obvious, what kinds of information may a housing provider request from the person with a disability in support of a requested accommodation?

A housing provider may not ordinarily inquire as to the nature and severity of an
individual’s disability. However, in response to a request for a reasonable accommodation, a housing provider may request reliable disability-related information that (1) is necessary to verify that the person meets the Act’s definition of disability (i.e., has a physical or mental impairment that substantially limits one or more major life activities), (2) describes the needed accommodation, and (3) shows the relationship between the person’s disability and the need for the requested accommodation. Depending on the individual’s circumstances, information verifying that the person meets the Act’s definition of disability can usually be provided by the individual himself or herself (e.g., proof that an individual under 65 years of age receives Supplemental Security Income or Social Security Disability Insurance benefits or a credible statement by the individual). A doctor or other medical professional, a peer support group, a non-medical service agency, or a reliable third party who is in a position to know about the individual’s disability may also provide verification of a disability. In most cases, an individual’s medical records or detailed information about the nature of a person’s disability is not necessary for this inquiry.

Once a housing provider has established that a person meets the Act’s definition of disability, the provider’s request for documentation should seek only the information that is necessary to evaluate if the reasonable accommodation is needed because of a disability. Such information must be kept confidential and must not be shared with other persons unless they need the information to make or assess a decision to grant or deny a reasonable accommodation request or unless disclosure is required by law (e.g., a court-issued subpoena requiring disclosure).

In Hawaii you cannot take a deposit for a Service or ESA animal. This was enacted in 2013 with the Hawaii Senate Bill 328 (Act 206) Relating to Animals.

More information can be found at the link below.

REASONABLE ACCOMMODATIONS UNDER THE FAIR HOUSING ACT
http://www.hud.gov/offices/fheo/library/huddojstatement.pdf

Smoke Alarm Requirments

According to FEMA’s book on “The United States Fire Administration. State – by – state Residential Smoke Alarm Requirements” the State of Hawaii has requirements for Smoke alarms as follows:
—————————————————————————————————-
According to the 1994 Uniform Building Code Section 310.9.1 adopted by Hawaii, residents are required to install smoke detectors in all new and renovated dwelling units.

Follow these simple rules when installing smoke detectors:
1. Install smoke detectors in each hallway on every floor of your home. Place smoke detectors near bedrooms.

2. Install one in every bedroom and sleeping area.

3. Install them on the ceiling at least four inches away from every wall or install them on a wall 4-12 inches below the ceiling.

4. Install them away from air vents or wind currents.

5. Do not install in the kitchen or bathroom to prevent false alarms from normal cooking or steam from bathing.

6. Learn to recognize the sound of the alarm.

For more information please visit: http://www.honolulu.gov/HFD/smoke_detectors.htm
—————————————————————————————————-
I could not get the last link to open for me. I did call the Fire Department and the Fire Prevention Office, neither office could tell me the requirement and referred me to the Department of Planning and Permitting.

FEMA’s Book on Smoke Alarms
http://realestateinvestingtoday.com/wp-content/uploads/2016/03/Smoke-Alarms-Save-Lives-FEMA.pdf

Another link with a diagram is here:
http://www.hermosabch.org/modules/showdocument.aspx?documentid=577

I hope this helps.

One Team Realty, LLC

 


Follow up. I got this in an email from the City and Country. Research Branch, Building Division, Department of Planning and Permitting

Smoke alarm requirement:

  1. New Apartment Building:

Approved single-station smoke alarms shall be installed outside every sleeping area in the immediate vicinity of the bedrooms and on all levels of the dwelling unit, including basement.

In buildings other than those protected throughout by an approved, supervised automatic sprinkler system installed in accordance with the code, approved single-station smoke alarms shall be installed in every sleeping room.

  1. Existing Apartment Building

In buildings other than those equipped throughout with an existing, complete automatic smoke detection system, approved sing-station smoke alarms shall be installed outside every sleeping area in the immediate vicinity of the bedrooms and on all levels of the dwelling unit, including basements.

  1. One- and Two-Family Dwellings

1)       All sleeping rooms in other than existing one- and two-family dwellings

2)       Outside of each separate sleeping area, in the immediate vicinity of the sleeping rooms

3)       On each level of the dwelling unit, including basements

New Feature for One Team Realty, LLC

We recently started using Electronic Funds Transfer (EFT) to pay owners proceeds. This process takes 2 business days from once rent clears the account and we process the EFT payment. We do have a charge per transaction if owners choose to use this service.

One Team

Did You Know? Tax Deductions for Landlords

As a property manager I often am asked, What can I deduct?

Did you know that:

Landlords can greatly increase the depreciation deductions they receive the first few years they own rental property by using segmented depreciation.
Careful planning can permit you to deduct, in a single year, the cost of improvements to rental property that you would otherwise have to deduct over 27.5 years.
You can rent out a vacation home tax-free, in some cases.
Most small landlords can deduct up to $25,000 in rental property losses each year.
A special tax rule permits some landlords to deduct 100% of their rental property losses every year, no matter how much.
People who rent property to their family or friends can lose virtually all of their tax deductions.

1. Mortgage interest paid to banks
2. Depreciation Expense or Depletion
3. Repairs
4. Local Travel
5. Long Distance Travel
6. Home Office
7. Employees and Independent Contractors
8. Casualty and Theft Losses
9. Insurance
10. Legal and Professional Services.
11. Advertising
12. Auto and Travel
13. Cleaning and Maintenance
14. Commissions
15. Management Fees
16. Utilities
17. Other Interest
18. Supplies
19. Taxes

Schedule E (Form 1040) has a list of expenses but I’m not an accountant so talk with an accountant to get the full benefits of what you can deduct.

I use Malakina Accounting Services, LLC at 91-902 Fort Weaver Rd #206, Ewa Beach, Hawaii. (808) 380-0920

Call and inquire so you can get the full benefits of your rental property. Tell them One Team Realty Sent you. (I don’t get any benefits if you use them and only recommend them because I have and do use them and know how they operate)

ONE TEAM!

Close over full price over 14 days earlier

A great team makes a sale go fast and easier. Schedule closing was 3 March, we closed on 19 FEB. The home was on the market for 6 hours before we received an over full price offer. What a great team we have at One Team Realty.

Tenant Portal Password Reset

A few tenants have had problems with not being able to login to the portal.

Here is the software companies take on what to do:

Whenever a tenant is having issues logging into the system it is almost exclusively user error and can be traced to them navigating to the wrong login URL or typing their Email or password incorrectly. We do not recommend deleting your tenant’s portal when a tenant is having login issues because there is not an error that this solves and it wipes out the payment history from that portal (it does not wipe out information in the tenant ledger, but the portal had useful information on payment history) and erases any auto payments the tenant had set up.

-Have your tenant navigate to and bookmark https://oneteamrealty.appfolio.com/connect (this is the correct login URL).

-Make certain your tenant is using the correct Email address

-Have your tenant reset their password if they are still unable to login. Have them click the “Forgot Password?” link at the bottom of the page. This will send them an Email with instructions for resetting their password.

 

One Team

Limited Time Low Commissions

I’m offering any Veteran that is serving or has been honorably discharged or retired a 1% commission.

This means if you buy and I represent you and the seller is paying 6% commission, at escrow and closing I would normally get 3%. In this case if you qualify you get 2% back at Escrow and I keep 1%.

Same applies if I sale you home. If you offer 6% then 3% goes to the other company and I keep 1% and you get the 2% back at closing.

Example;

A home that sales for 500,000 at 6% commission is 30,000 dollars.

The seller pays each company 15K.

Out of the 15K you keep 12K and I retain 3K.

That is a 12K savings for you to use ever how to see fit!

1. You can’t be in a contract with a Realtor.
2. You can’t be in a clause period with a Realtor.
3. I still advertise, show, do open houses, etc. Full Service.
4. Open to anyone who signs in From December 2015 to end of January 2016.

If you know someone that may qualify please pass the word.

Any new rentals the owners will receive the first month free once it is rented.

Smoke Alarms

Smoke alarms almost always seem to go off in the middle of the night. Thankfully though, it is not because of Smoke or fire but simply a malfunction of the alarm itself.

I consider this a safety issue and I want to know first thing the next day, weekend or holiday. I have gone in homes to do my inspection and find the alarms not hooked up and almost always get told, “Oh yea, I forgot to tell you that.”

Here are some tips you can do to fix it yourself.
1. Take out the battery.
2. Unhook it from the ceiling and the electrical plug.
3. Press and hold the test button. You should hear it sound off and keep it pressed down for 30 seconds to a minute.
4. Hook it back to the ceiling and hook up the electrical plug.
5. Put a new battery in.
6. Press the test button to make sure it works.

If it fails or starts to beep again then follow these steps.
1. Get a can of compressed air spray, like you use to clean a computer with. Spray the compressed air into the smoke alarm. Spray it really good.
2. Test it again.

If this fails then it is almost always a bad alarm and will need to be replaced.

Tenants are responsible for checking the alarms and replacing the batteries as needed. I have reminders set up for each property to remind me to remind the tenants to check the alarms quarterly.

We think a fire will not happen to us. I hope it never does but make sure your alarms are in good working order just in case. It only takes a few minutes to check all the alarms in your home.

One Team

Weekend Events 20 – 22 NOV 2015

Farmers Markets:
SATURDAY:
Ala Moana Farmers’ Market 9:00 AM to 1:00 PM
Banyan Court Mall (People’s Open Market) 6:15 AM to 7:30 AM
Benjamin Parker Elementary School 8:00 AM to 2:00 PM
Hawaii Kai Farmers’ Market at Kaiser High School 9:00 AM – 1:00 PM
Hawaii Kai Park-n-Ride (People’s Open Market) 1:00 PM to 2:00 PM
Hawaii Kai Towne Center 7:30 AM to 3:00 PM
Kaka’ako Makai Community Cultural Marketplace 9:00 AM – 2:00 PM
Kalihi Valley District Park (People’s Open Market) 10:00 AM to 10:45 AM
Kaumualii Street (People’s Open Market) 8:15 AM to 9:30 AM
North Shore Country Market at Sunset Beach Elementary School 8:00AM – 2:00PM
Salt Lake Municipal Lot (People’s Open Market) 11:15 AM to 12:00 Noon
Kapiolani Community College Campus 7:30 AM to 11:00 AM
Thomas Jefferson Elementary School 8:30 AM to 2:00 PM
Waialua Farmers’ Market 8:30 AM to 12:00 Noon
Waianae Farmers’ Market 8:30 AM to 11:30 AM

SUNDAY
Kailua Elementary School 8:30 AM to 12:00 PM
Waimanalo Homestead Community Center 9:00 AM to 4:00PM
Hale’iwa Farmers’ Market 9:00 AM to 1:00 PM
Kalihi Farmers’ Market at Kapalama Elementary School 7:00 AM to 1:00 PM
Kapolei Community Park (People’s Open Market) 7:00 AM to 8:30 AM
Manoa Marketplace 7:00 AM to 11:00 AM
Royal Kunia Park-n-Ride (People’s Open Market) 9:30 AM to 11:00 AM
Mililani High School 8:00 AM to 12:00 NOON
Waikele Community Park (People’s Open Market) 11:30 AM to 12:30 PM
Windward Mall Market 9:45 AM to 2:00 PM

EVENTS:
UH Football vs San Jose State Aloha Stadium 6 PM
10:00 AM Pau Hana Friday | Hulas Bar and Lei Stand
10:00 AM Weekly Story Time | North Kohala Public Library
4:30 PM Happy Hour | M Nightclub
6:00 PM Keiki Cinema – Paper Planes | Ward Village Courtyard
6:00 PM Live Music Friday | Hulas Bar and Lei Stand
6:00 PM Maryknoll School’s Spartan Cabaret: Vaudeville! | Bachelot Hall of Sacred Heart Church
6:00 PM Surf Art and The Surfer Art Festival | Surfing the Nations
6:15 PM Hawaii International Film Festival – The Assassin | Regal Dole Cannery Stadium 18 & IMAX
6:30 PM Hawaii International Film Festival – Zinnia Flower | Regal Dole Cannery Stadium 18 & IMAX
6:30 PM PaintNite | M Nightclub
7:00 PM Failed Orbit Space Jam | ARTS at Marks Garage
7:00 PM Fridays HNL | Nextdoor
7:00 PM Kristi Yamaguchi and Brian Boitano – Golden Moment | Neal S. Blaisdell Arena
8:00 PM A Dark and Stormy Knight | Leeward Community College Theatre
8:00 PM My Boy He Play Ball by Tammy Haili’opua Baker | Kumu Kahua Theatre
8:00 PM The Who’s Tommy | Manoa Valley Theatre (MVT)
9:00 PM Forget About It Fridays | Pearl Harbor-Honolulu Branch 46 Fleet Reserve
10:00 PM Clowns After Hours | Earle Ernst Lab Theatre
10:00 PM Faded Fridays | Above Ultra Lounge
10:00 PM Five Fridays Miss Hawaii USA Kickoff | The District Nightclub
10:00 PM Honey – (2 Clubs, 1 Cover) | 1215
10:00 PM Into the VMixx with Resident DJ 720 | Hulas Bar and Lei Stand
10:00 PM Rebel Souljahz | The Republik
10:00 PM Skyy Fridays | Hulas Bar and Lei Stand
10:00 PM The Fresh Preps | Hard Rock Cafe Honolulu
10:00 PM The Manor Fridays | M Nightclub

Saturday, November 21, 2015
9:00 AM Craft Fair | Aiea High School
9:00 AM Mayor’s Annual Craft & Country Fair 2015 | Neal S. Blaisdell Exhibition Hall
10:00 AM Splash & ABSOLUT Saturdays | Hulas Bar and Lei Stand
10:30 AM Storyteller Bonnie Kim: Long, Long Ago, When Tiger Smoked: Animal Tales From Korea | McCully-Moiliili Public Library
11:45 AM Hawaii International Film Festival – Hebei Taipei | Regal Dole Cannery Stadium 18 & IMAX
12:00 PM Hoike 2015: I Still Believe | Hawaii Theatre
1:00 PM 8k Haven Fun Run/Walk | Ka’ena Point State Park (North Shore Side)
1:00 PM Ghost In The Shell: The New Movie | Doris Duke Theatre
2:00 PM Holiday Pop Up Boutique | Studio M
4:00 PM Ghost In The Shell: The New Movie | Doris Duke Theatre
4:00 PM Henry and Band | Hilton Hawaiian Village – Tropics Bar & Grill
5:00 PM Tiesto | Waimanalo Polo Field
5:30 PM Honolulu Zoo Society ‘Growing Wild’ for Annual Zoofari Fundraiser | Waialae Country Club
6:00 PM Hoike 2015: I Still Believe | Hawaii Theatre
6:00 PM Maryknoll School’s Spartan Cabaret: Vaudeville! | Bachelot Hall of Sacred Heart Church
6:00 PM Surf Art and The Surfer Art Festival | Surfing the Nations
6:30 PM Wine & Tango – A Night Of Argentine Tango | Paradise Tango Argentino
7:00 PM Absolut-ly Sexy Saturdays | Hulas Bar and Lei Stand
7:00 PM Kristi Yamaguchi and Brian Boitano – Golden Moment | Neal S. Blaisdell Arena
7:00 PM The Hawaii Sketch Comedy Festival Fundraising Party! | Pagoda Hotel and Restaurant
7:30 PM Ghost In The Shell: The New Movie | Doris Duke Theatre
7:30 PM Hawaii Symphony Orchestra: Beethoven & Dvorak | Neal S. Blaisdell Concert Hall
7:30 PM Music of Bali and Java | Barbara Smith Amphitheater
8:00 PM A Dark and Stormy Knight | Leeward Community College Theatre
8:00 PM High & Right Comedy Night | Hale Koa Hotel – Warriors Lounge
8:00 PM My Boy He Play Ball by Tammy Haili’opua Baker | Kumu Kahua Theatre
8:00 PM The Who’s Tommy | Manoa Valley Theatre (MVT)
9:00 PM Cd Release Party for Oil In The Alley’s ‘Sacred Snail’ with Special Guests Busekrus and Botoroke | DOWNBEAT Diner & Lounge
9:00 PM Oil In The Alley with Special Guest Performance by Busekrus | DOWNBEAT Diner & Lounge
9:00 PM Rockfest Hawaii 2015 | Anna O’Brien’s
10:00 PM Clowns After Hours | Earle Ernst Lab Theatre
10:00 PM EMKE | Hard Rock cafe Honolulu
10:00 PM Nardo Ranks Live in Honolulu (Dancehall, Reggae Veteran) | Boda Cafe (Formerly known as Xyloh)
10:00 PM Power Saturdays | The District Nightclub
10:00 PM Rebel Souljahz | The Republik
10:30 PM Winter Beach Party with Topher Dimaggio – Model and Actor | Hulas Bar and Lei Stand

Sunday, November 22, 2015
10:00 AM Cherch Sundays | Hulas Bar and Lei Stand
10:00 AM National Adoption Month Picnic | Keehi Lagoon Memorial
10:30 AM Wiki Wiki One Day Vintage Collectibles & Hawaiiana Show | Neal S. Blaisdell Hawaii Suite
1:00 PM Ghost In The Shell: The New Movie | Doris Duke Theatre
2:00 PM Maryknoll School’s Spartan Cabaret: Vaudeville! | Bachelot Hall of Sacred Heart Church
2:00 PM My Boy He Play Ball by Tammy Haili’opua Baker | Kumu Kahua Theatre
2:45 PM Hawaii International Film Festival – Zinnia Flower | Regal Dole Cannery Stadium 18 & IMAX
4:00 PM Fall Guitar Concert | Leeward Community College Theatre
4:00 PM Hawaii Symphony Orchestra: Beethoven & Dvorak | Neal S. Blaisdell Concert Hall
4:00 PM Iolani School Performing Arts presents Orchestras 4 & 5 Fall Concert | Hawaii Theatre
4:00 PM The Who’s Tommy | Manoa Valley Theatre (MVT)
8:00 PM BAMP Project presents Theory of a Deadman | The Republik

Weekend Road Work

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