- SITE MANAGER, RESIDENT MANAGER, PROPERTY MANAGER, & THE BOARD
Community Associations are unique, and come with their own set of needs. Some communities have a site manager, some have a resident manager, but law requires all associations in Hawaii to have a property manager and a Board.
What does the Board do?
Boards of Home Owners Associations (HOAs) are made up of elected volunteer owners of that Association. The Board is charged with general oversight of Association business as described in the Association’s governing documents. You can think of the Board of an Association as a sort of legislature for your community, and the governing documents (By-laws, House Rules, Covenants, etc.) of your Association as the “laws of the community.” The Board is charged with interpreting those “laws,” and coming up with the general direction in which the community will be managed.
What does the Property Manager do?
The Property Manager is a Real Estate professional that acts as Agent for the Association’s Board. This is similar to if you owned a home and wanted to rent it out, you hire a Real Estate professional who becomes your Agent. You tell them your expectations for managing the unit for you (i.e. no pets, no smoking, 1-year least, etc.). Similarly in an Association, the Board tells the Property Manager the vision they have for how the Association should be run. The Property Manager’s job is to inform the Board’s vision with the hard facts of Federal and State law, professional guidelines, fiscal procedures, liability considerations and more. Together, the Property Manager and the Board formulate the plan for how the Association will be managed.
What does the Site or Resident Manager do?
Resident managers and Site Managers do the same thing. The only difference is that Resident Managers live on the property they manager and Site Managers do not.Whether they live on the property or not, these Managers are tasked with the execution of the management plan
under the direction of the Property Manager. The Site Manager is the “boots on the ground.” They oversee staff, vendors, house rule enforcement and the other day-to-day operations of the property. Typically, Site Managers do not have the authority to make decisions for the Association beyond normal operating procedure which is already part of the plan devised by the Board and Property Manager. For example, while the Site Manager may cite and even tow a vehicle for violating parking rules on property, he/she cannot make rules about where residents or visitors may park – which is the Board’s responsibility as defined by the Governing Documents and advised by the Property Manager.
Hawaii Condo Law
- PLUMBING TIPS
Plumbing problems can plague any home, whether in a condominium, town home or single family home. Most problems can be avoided by simple preventative maintenance. Changing your valves, and cleaning your lines regularly are among a few ways you can prevent costly damage and repairs caused by plumbing problems like leaks and valve breaks.
For more tips, download Plumbing Tips
To find a plumber, go to http://www.bbb.org/hawaii/
- ELECTRIC TIPS
Saving money is a priority for us all. Finding ways to do things more efficiently, while spending less is always a challenge.
Efficient lighting, fans instead of AC units, washing laundry with cold water instead of hot – what are the right ways to save money on electricity? There are many ways homeowners can make their homes more energy efficient and save money.
- NOISE COMPLAINTS
Noise is part of every day life. Many don’t know how to respond when confronted with a noisy neighbor, pet, or construction site. Can you call the police? Who can you complain to? When you live in a community association like a condo or other AOAO, you have a few more resources than those who do not live in a managed community.
When you experience excessive noise, you can:
1. Report it to your resident or site manager during their normal business hours
2. Report it to your property manager during their normal business hours
3. Call the Police, especially for after-hours noise complaints
*NOTE: if you can safely record the violation either by taking a picture or video, this will help your association and possibly the police take action.
Site Managers and Property Managers have the authority, under your association governing documents, to issue citations and fines for violations of your association’s House Rules. Each site handles this differently, so make yourself familiar with what the specific rules and procedures are for your community.The police have the power to cite noisy neighbors, even arrest those who do not follow their direction to break up a party or cease excessive noise. However, the choice of action is based on the individual responding officer’s assessment of the situation.
Also, because a community association is on private property the police are oftentimes unable to take police action for offenses that are not criminal. Your best option is still to try and SAFELY record the offense and report it to your manager.
For more tips,download the Noise Reference Manual
For more information, go to http://www.nonoise.org/lawlib/states/hawaii/hawaii.htm
The Hawaiian Humane Society currently does not have the funding to respond to noisy animal complaints. Noise complaints are currently being handled by the Honolulu Police.
For a news article on the issue, download Animal Complaints
- ANIMAL COMPLAINTS
What will the Humane Society do?
During Business Hours:
- Cruelty & neglect investigations
- Emergencies & rescues in which animals are in danger
- Humane capture of loose dogs that are aggressive
What will the Honolulu Police do?
- Law-enforcement investigations except for animal cruelty, neglect and abuse
- Barking dogs, dog bites, dangerous dogs and other law enforcement investigations
- Cat complaints
- Capture of roaming dogs that aren’t dangerous or in danger
- 24-hour rescue and response as Humane Society hours are now limited to 8 am – 5 pm daily
If you find strays:
Animals may be taken to the Hawaiian Humane Society at 2700 Waialae Avenue in Honolulu where the Society continues to accept stray animals 24-7. Bring them to the Humane Society as there is no transportation service available.
What will your Association do?
Each association’s rules regarding pet nuisances is different. Most will cite and fine owners for their pets that are excessively noisy, roam the community off of a leash, dander left in the common area and more.
Additional Resources may be found at:
- EMERGENCY PREPAREDNESS
How do you prepare your family, your home, and your community for a unexpected disaster? Those last minute trips to the grocery store to hoard water and batteries, does not a disaster plan make! Remember these simple words - Know, Plan, Act.
You are your own disaster planer, responder, and recovery specialist - we all have to be. The Government has a lot to worry about when a disaster occurs, like infrastructure, sanitation, food and water for the entire State. So, it's up to you. Now that you know, what do you do? Know, Plan, Act.
Know all the facts before hand. There a myriad of resources you can tap into, locally and nationally, that provide all the information you need. Learn about each disaster that is possible in your area. For Hawaii, common disasters include Hurricanes, Tsunamis, Flash Flooding, High Surf, Wind Storms, Brush Fires, and more. Learn about what each of these disasters are. Learn about our local Emergency Alert System and what the different Warning Sirens mean. Know all you can before something happens. The more you know, the better you can plan for and act in a disaster.
Plan for as many contingencies as possible. You can't plan for ever scenario and even the best plans don't always work . However, when you create a plan and continually practice it and improve on it, you'll find it decreases anxiety during an actual disaster and makes acting on unexpected situations a lot easier for every member of the family. Include everyone in the family in your plan, give everyone something to do no matter how small the task. This keeps everybody involved in creating your plan, and keeps their mind on their task during an actual disaster and not on panicking. One things most people forget to put in their plan is insurance policy information (home, flood, and car insurance). Know what policies you need, what they cover, and what the procedures are for filing after a disaster. Put kits together for each member of the family. These kits should provide enough food, water, medications and other supplies to last each member at least five days. Put your plan in writing, give
everyone a copy, and post it up in the home where everyone can see it every day.
Act on your plan before, during and after a disaster. Use the knowledge you gained from learning about disasters to create your plan and then follow the plan you've practice with your family. Following your plan helps keep the panic at bay. Create an area in your home where you store your disaster supplies. Every member of the family should have their own bag, case, box. Keep these supplies labelled, current, and easily accessible. A few helpful hints...Make sure you rotate food out, so that you don't end up eating or drinking spoiled supplies at the shelter! Whatever you put your supplies in should be as compact as possible and mobile (on wheels, or made into a back pack). Remember, shelters will not have food, water and other crucial supplies. Many times shelters are school or community gyms with very little resources and even less space. After a disaster, the cleaning, rebuilding and insurance paperwork begins. Again, know your contacts before hand, write them in your plan and follow their procedures as soon as possible after a disaster.
A disaster is almost always scary, but it doesn't have to be unmanageable. Three steps - Know, Plan, Act, will help ease the anxiety of a disaster and keep you and your family Safe. For more information and resources, you may contact:
Honolulu City & County Department of Emergency Management
Tsunami Evacuation Maps
Shelters on Oahu
Hawaii Emergency Management Agency (Hawaii State Civil Defense)
FEMA (Federal Emergency Management Agency)
Pacific Tsunami Warning Center
Pacific Disaster Center
American Red Cross – Hawaii State Chapter
Tips That May Help – Click Below!