In Hawaii, the term property manager can mean very different things depending on the context. Many owners and buyers are surprised to learn there are actually two distinct types of property managers working within Honolulu’s condo market.
1. Building Property Managers
These managers work on behalf of the entire condo building. They are typically hired by large companies such as Hawaiiana Management, Hawaiian Properties, or Associa. Their responsibilities include:
- Overseeing HOA operations
- Ensuring compliance with reserve studies
- Managing board of directors’ meetings and minutes
- Monitoring building-wide insurance policies
- Enforcing rules for all owners
A building property manager serves as a fiduciary for the collective ownership of the condominium.
2. Individual Unit Property Managers
These managers represent individual condo owners. They are responsible for:
- Screening tenants
- Collecting deposits and rent
- Inspecting the unit
- Acting as the owner’s fiduciary
- Providing local representation if the owner lives off-island
Hawaii law requires off-island owners to have a local property manager as boots on the ground.
How Colorado Differs
On the mainland, the division of responsibilities can look very different. In Colorado, property managers handle the physical oversight, while leasing agents manage the financial side, similar to commercial real estate roles in Hawaii. Leasing agents negotiate leases, collect rent, and work directly with landlords and tenants.
The Bottom Line
The term property manager may sound simple, but the responsibilities vary widely across states and even within the same condo building. Understanding these differences helps owners, tenants, and investors make informed decisions about how to manage their assets.
For real estate guidance outside of property management, David Buck—licensed Realtor and lifelong Hawaii resident—is available to help with buying or selling homes and condos across Honolulu.