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Lic#: RS-47634
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Services & Advice

Buying A Home

Okay, you’ve made a few purchases in your lifetime.  Sure, you’ve bought cars.  You’ve bought jewelry.  You may have even purchased a Time Share.  And yet, none of those purchases will ever feel quite the same as Buying a Home.  The sheer amount of stress, time, involvement, joys and frustration of Buying a Home cannot be put into words.  When it’s time for you to make that decision, let us guide you every step of the way.

Here are some things to think about when you make the decision to purchase a home.

Before you Buy

Normally, real estate companies are perceived to have just ONE goal in mind when it comes to working with a Buyer: GETTING PAID.  It’s this perception that has given birth to the image of the real estate agent in the eyes of the general public: Fast-talking, hard selling, money-counting, eyes-on the-prize…well, you know…the stereotypical REALTOR.  Sad to say, there are quite a few out there that actually DO fit that particular mold.  It is with that understanding that Watanabe International, Inc. strives to break free from the pack.  We are a Family of Realtors, Brokers, Property Managers and Employees that aim to provide the service of DOING WHAT IS RIGHT for YOU.


Simply stated, we built our entire business on the Consultative Approach to Buying.  This is an approach and philosophy that is characterized by discovering YOUR needs, building LASTING, PERSONAL relationships, providing you with alternatives and solving problems for our clientele.


The key difference lies in how we view YOU, our clientele.  When we sit down to talk about your situation, the SALE isn’t what we are focused on.  DOING WHAT IS RIGHT for YOU, even when it means we won’t make the sale, is what we set our sights on.  YOUR success is our priority.


Our Family of Realtors, Brokers, Property Managers and Employees are all expected to build and manage their client relationships on the 3 Principles of the Consultative Approach:

1) They are willing to sacrifice their own short-term gains to achieve the longer-lasting benefits of doing what is right – and, more importantly, sacrificing those gains for the benefit of the client that they are serving.

2) They strive to build a personal relationship with their clientele – based on a solid foundation of trust, education, integrity, communication, respect and an incomparable level of performance.

3) They build credibility and a reputation for excellence within the eyes of their clientele and the community around them.  This is done through the consistent demonstration of outstanding performances in their dealings.  Their reputation is built upon consistently exhibiting preparedness, knowledge, expertise and a genuine concern for the client’s success.


Steps of Service – Buyers

1) Our Introduction Presentation – Sit down with us for an hour or so, and let us “set the stage” for your experience.  We will share with you our philosophies, goals and backgrounds at first – making sure that we all share the same vision for your home purchase.  We’ll then venture into a discussion on the current market, the issues facing present Buyers, and the Pros and Cons of Buying  a home.  All of this is done BEFORE we even talk about your own personal situation.  In our view, if you don’t like what you have heard, or you don’t agree with our style of doing business, you have the total right to walk away!   No pressure.  No expectations.

2) Financial Analysis & Pre-qualification – If you like what you have heard thus far, we will take the next step and meet again to discuss your finances.  We are NOT loan officers…but we feel that it is OUR responsibility to be aware of what is happening in your life, financially.  That way, we can give you the guidance you need to make SMART decisions regarding your loan.  What are your goals?  What is your budget?  What are the potential credit issues that could arise?   We will spend some time gathering your financial information and will then meet TOGETHER with a recommended loan officer.  Together, we will review and explain your credit scores, explore the loan options that are available, and discuss the process of getting a mortgage.  Most importantly, we want to look at how YOUR BUDGET compares to your QUALIFICATIONS.

3) Tax Presentation – Understanding the tax implications (good and bad) of buying a home are of the UTMOST IMPORTANCE.  Knowing how taxes affect your future and goals are critical to making the RIGHT decisions with your home.  We are NOT CPA’s….but do feel that is OUR responsibility to open up the tax discussion so you can plan the right way!

4) Creating Your Dream List / Setting Your Expectations – Now that you’ve gotten a firm understanding of your future purchase, and had a chance to get comfortable with your budget, we want to take the time to create your Dream List.  What will your new home look like?  What neighborhoods are ideal?  What does the ideal interior and yard look like?  Then, we’ll take the time to patiently Set Your Expectations.  What are your Needs vs. Wants?  What’s important, what’s crucial, what’s negotiable?  What can you expect to find in your price range?  We want to be sure to set the framework for your search the RIGHT WAY so that your expectations are met!

5) Road Trip!! – It’s taken several meetings to get to this point – but by this time, it is our goal that ALL of your fears, worries & questions are addressed, and that the correct expectations are set.  You are now EDUCATED and EMPOWERED to make the right decision for yourself and your family.


Before You Sell


All homeowners – whether you are a first-timer, investor, or seasoned veteran – will eventually come face-to-face with the thought of selling their home.  Inevitably, it is at that moment that the questions start arising.


Familiar questions that typically yield familiar answers from Realtors:

“Let’s meet up and see how much your home is worth!!”

“I will send you the latest neighborhood activity data so you can see what’s happening!”

“May I show you my state-of-the-art marketing tools?”

“How soon did you want to move?”

Then, before you know it, you’ve been swooned, signed, and set for advertising.  Open Houses come and go,  inspectors pick apart your home, you struggle to figure out where the heck you’re going after the dust settles, and…wait….should selling YOUR home make you feel like you have absolutely NO control?

At Watanabe International, Inc., we always start with TWO very different questions:

The difference is clear.  Selling, just like Buying, is a decision that YOU should be fully informed on BEFORE you take action.  What if you did NOT have to sell?  What if holding on to the home was the BEST decision you could make?

What you will experience is a journey through our unparalleled STEPS OF SERVICE.  Through the years, our clients have always remarked at how we CHALLENGED their expectation that Selling was the ONLY option.  And, when Selling was the best choice for them, they remarked at how PERSONAL and INVOLVED we were in the sale of their homes.  Based on their feedback and our experiences through the years, we’ve developed a series of STEPS to guide you through the entire process.  Here’s a small taste of what you will experience when you choose Watanabe International, Inc. as YOUR Real Estate provider:

Steps of Service – Sellers

1) Our Introduction Presentation – Sit down with us for an hour or so, and let us “set the stage” for your experience.  We will share with you our philosophies, goals and backgrounds at first – making sure that we all share the same vision when it comes to the ownership and selling of real estate.  We’ll then venture into a discussion on the current market, the issues facing present Sellers, and the Pros and Cons of Selling a home.  All of this is done BEFORE we even talk about your own personal situation.  In our view, if you don’t like what you have heard, or you don’t agree with our style of doing business, you have the total right to walk away!   No pressure.  No expectations.

2) Financial Analysis & Pre-qualification – If you like what you have heard thus far, we will take the next step and meet again to discuss your finances.  We are NOT tax advisors, financial consultants or loan officers…but we feel that is OUR responsibility to be aware of what is happening in your life, financially.  That way, we can give you the guidance you need to make SMART decisions regarding your potential sale, and perhaps, even a future purchase (if you are buying another home afterwards). We will spend some time gathering your financial information and, together, we will review and explain your options, the impacts of selling vs. holding, explore the purchase side if you intend to buy another home, and discuss how it all adjusts depending on the decision you make.  Our promise to you: If Selling is NOT the option that best fits your needs, or if we feel that Selling is not in your best interest, we WILL tell you to NOT to sell.  Doing what’s RIGHT will ALWAYS trump doing what’s profitable for us.

3) Setting Your Expectations – Should you then decide to Sell your home, we want to take the time to Set Your Expectations.  When would be the best time to list the home?  At what price will my home sell quickly?  What can I do to my home to be prepared for the open market?  What does my competition look like, and how can I be better?  Then, we’ll take the time to patiently Set Your Expectations.  This is what you can expect from the general public.  Here is what the competition looks like and this is how we outshine them.  This is the price point that I feel will generate the best possible return for you.  Here’s how we will negotiate on your behalf for something better.  We want to be sure to set the framework for your sale the RIGHT WAY from the start.  The result?  A satisfying sale that meets or beats your expectations!

4) Preparing Your Home (and You!) For The Sale – In our eyes, this is the step that most Realtors START their process with.  At Watanabe International, Inc., the inspection and preparation of your home is secondary to the DECISION to even Sell!  Should Selling be your choice, we will help to prepare your home for the best possible market reaction.  Honest and intuitive feedback on repairs and renovations, setting up a realistic and convenient timetable for your sale, and, most importantly, knowing the value of your home and how it will be viewed by the buying public.

5) Let’s Get It Sold! – After setting up your experience, answering your concerns and exploring every possible option you have available, you are ready to put the house on the open market.  We will explain the entire process from start to finish – providing you with knowledgeable advice on pricing, honest and clear feedback on your home’s activity, current and relevant market updates, clear communication, professional marketing to assure a worldwide audience will have access to your home, solid and wise negotiating skills, and the ability to see your sale to a satisfactory conclusion.  We will BE everything you need and DO everything we should to guide you in this decision. Contact Us Now.


Property Management

Property management can be a time consuming task. Tenant screening, rent collection and the day-to-day management and bookkeeping can be a full time job, especially when you have more productive matters that need your focused attention. At Watanabe International, Inc., we handle all aspects of managing your property.  We watch out for your interest while you care for the more important details that require your own personal touch.
Every successful property management program begins with a detailed management plan based on your goals as an owner, and our professional knowledge of the property’s physical and financial conditions. Each individual plan establishes policies and procedures that are implemented and executed to best achieve your ownership goals.
Watanabe International, Inc. offers a wide range of in-house services and maintains a high level of support for you, the property owner. Here is a brief outline of our property management services.

Interested in Having Us Manage Your Property?
With over thirty years of experience, we have shown that we provide both professional and effective property management.  We would be more than happy to sit down and discuss, in detail, our services and answer any questions and alleviate any concerns you may have regarding the management of your property.

Servicing our Landlords/Owners – Valuable Services For You and Your Properties!

After discussing ownership goals, we determine the current rental value by doing a rental analysis of area properties, taking into consideration the similarities and differences of physical characteristics such as type of structure, age and general appearance.  When a marketable rate is determined, we then present the property to prospective tenants through newspaper advertising, military housing referral offices and continual exposure through the housing inquiries in our Real Estate office.

With our property manager always present, property viewings are scheduled with interested parties.  We realize that the majority of folks work during the day so we often schedule viewings in the late afternoon and on weekends.  Once rental applications are submitted, we then screen and qualify all prospective tenants.  Credit checks are performed, employment is verified and previous landlords are contacted to verify payment history and property care and upkeep.  We then contact you with the above information and make our recommendations.

Once a qualified applicant is selected, they are brought into our office where they sit with our licensed property manager to go over the terms and conditions of their lease.  All tenants are required to sign this rental agreement, acknowledging the contract and their responsibilities.  At Watanabe International, Inc., we recommend an initial lease period of six (6) months in order to ensure proper care of the unit and tenant responsibility.  If, at the end of this initial period all requirements are met and all parties agree, an extended lease can be entered into at this time.
At the time of signing, the security deposit, equal to one month’s rent, is collected along with any pro-rated rent due from the date of occupancy to the end of the first month.  The tenants are then given keys and an Inventory and Condition check-in sheet, which must be completed room by room and signed and dated by the tenant and property manager.  This sheet is then used for Inventory and Condition comparison at the time of tenant move-out.

At Watanabe International, Inc., we handle all receivables, payables and monthly financial reporting.  We maintain strict control to alleviate your day-to-day concerns.  All rents are due and payable by midnight of the first day of each month.  Once the monies are collected, all maintenance or repair costs, General Excise Tax fees, or other items deemed necessary by the owner for payment are deducted from the rent along with the monthly management fee.  Any and all residual rent monies will then be disbursed to the owner or his agent, or deposited directly into his designated checking or savings account.  Accompanying the monetary disbursement will be a monthly Owner Statement for each individual property, which shows an itemized account of all income and expenses.  These reports keep you fully informed on the operation of your property.
In the event that rent is not received by the due date, procedures required by the Hawaii Landlord-Tenant Code are strictly followed in order to assure payment or, if need be, begin eviction proceedings to minimize potential loss to the owner.

If maintenance or repairs are deemed necessary, we will place a work order with a contractor or handyman who provides us with fast and economical service on a regular basis.  We will use our discretion, unless otherwise directed, and contact you only on work orders of more than $250.00. To assure proper care and upkeep of the property and that tenants are adhering to the terms of the rental contract, the property manager will conduct routine property inspections.

An initial owner reserve of $200.00 will be kept on your account.  This reserve will be used, if need be, for the General Excise Tax license fee and/or the initial newspaper advertising cost.  The $200.00 will remain in the account for the duration of the management contract to cover any expense that may be incurred during the month and after the owner disbursements have been made.  This $200.00 deposit will be refunded to the owner at the termination of the management agreement.
Along with the initial deposit, a fee of 10% of the monthly rent will be charged for each property managed by Watanabe International Inc.

Frequently Asked Question for Current and Prospective Tenants:

We have taken the time to answer many of your concerns throughout this FAQ page. Please take a moment to view this section before you inquire about something, as we may have already answered it for you. This page is updated frequently so new questions may be added in. You can also download a copy of our FAQ page below. Thank you and we look forward to working with you. Aloha.

Frequently Asked Questions for Prospective and Current Tenants

Are all of your available properties viewable online?

Not yet, but we are currently putting them into our system so they will be available to view directly from our website shortly. Please check back to see when this becomes available.

Why do I get voice mail when I call your office?

Given the nature of our business, our property managers are always on the go.  Showing properties, meeting new tenants, visiting our landlords, handling a repair issue, inspecting a vacant rental unit…well, you can imagine how hectic their daily workload can be.  Because of that, it is not uncommon for you to reach our voicemail system on a regular basis.  Please know this: we do receive your messages, and we will respond in a timely fashion. Your patience is appreciated, and all calls will be returned within 24 hours.

Help!! I need to report a repair issue!! What do I do?

If you are a current tenant and need to report an issue, the fastest & easiest way to do this is through our online “Tenants Report a Problem” page.  You’ll be walked through a list of questions that will help our staff respond accordingly.  In addition, we have also provided additional ’emergency contact’ information for those rare situations where an emergency is present.

Speaking of repair issues, why does it take so long sometimes for your company to address my repair situation?

I have left multiple messages, but it seems that no one is concerned about it! Help! Great question.  First off, please be assured that your calls are not being ignored.  However, these things do take some time, and here’s why:

1) When a repair issue is reported by you, no matter how you reported it (via the online “tenants report a problem” link or a phone call), that request is passed on to our property managers immediately, via their individual cell phone voicemails and an email audio copy of your request.

2) The repair issue is then communicated to the owner of your rental property immediately after receiving your request.  However, it is not uncommon for there to be some delays in reaching the owner in a timely fashion.  If the owner is at work, travelling, or just needing some extra time to consider your request, we may not hear from them right away.  Please bear with us, as the final decisions in these type of situations rest with the owner.

3) Once the owner responds to your request with a “green light” to proceed, we make at least two separate requests for cost estimates from at least two separate vendors.  This is done to make sure that our owners have an opportunity to make an intelligent decision and the freedom to choose a fair price.  However, just like everyone else, sometimes our vendors take some time to provide these estimates.

4) Once the owner has made their decision and chosen the right vendor, we will contact you in order to make all necessary arrangements for the repair work to be completed.
Whew!  As you can now imagine, a repair concern doesn’t always result in a quick fix.  However, we will do all that we can to “get the ball rolling” on your request. We appreciate your patience, and we understand that when something goes wrong, action needs to be taken.

I’m a student and I want a house or apartment for the upcoming school year. When is the best time to start the rental process?

You may inquire about any of our rentals at any time. We do not hold certain rentals for student housing, so if something you like is available then go for it. We will hold rentals for prospective tenants if they provide first and last month’s rental fee, provided we can verify certain things.

I have a pet. Do you have properties that allow pets?

Yes, we do indeed have rental properties that allow pets. However, the final decision belongs to the owner of each particular rental unit, and that owner must approve your pet prior to moving in. In addition, there may be a PET DEPOSIT / FEE required at the time you sign your lease. This is requested at times by the owners in order to address potential pet-stains, scratches, tears, and specialized pest control and cleaning. More often than not the rental you are interested in will list if the place is pet friendly or not. If you are not sure feel free to ask us and we will clear it up for you right away with the landlord.

I want to rent one of your properties. How do I get started?

The first step is to call our office and schedule a showing. Once you’ve seen the inside of a property and decide you want to rent it, you must fill out an application. We can e-mail or fax an application to you, or you may pick up an application in our office. You can also download an application here, as well as view addendums and agreements. Every person 18 years of age and older who is planning to live in the unit must fill out a separate application and each must pay the $25 NONREFUNDABLE application fee.

I have a roommate. Does he/she need to fill out the application, too?

Yes. Every person 18 years of age and older who will be living in the unit must complete an application and pay the $25 application fee.

I’m moving to Hawaii from another town, state, or country. I saw a property that you were advertising that I just love, but I won’t be able to see it in person. Can I fill out an application to rent it anyway?

Unfortunately, no. We will not process an application for a property that you have not been shown. Here’s why: WHILE a property may look great in photographs, THERE could be many reasons why it may turn out to be unsuitable for your needs. The location may not be just right or you may not like the neighborhood itself. Or there may be small details about the property that, upon closer inspection, don’t appeal to you. If we reserve a property for you and you don’t take it, then we may lose the opportunity to rent it to someone else during that time. That’s unfair to our owners and to others who may want to rent it. We will, however, allow a friend or relative to view the apartment on your behalf.

Does filling out an application reserve my property?

It does not. Even if your application has been approved, the property is still available for other people to rent until you sign a lease agreement and provide us with a security deposit. Only upon receipt of both of those items is the property considered “rented.”

I’ve filled out an application. How long does it take to be approved?

We check past rent references and perform a credit check on every applicant. Then, all applicants are reviewed by the owner of the property, who will make the final decision  on who can rent the unit. This can sometimes take several DAYS to accomplish. Sometimes landlords don’t call us back immediately, or the website that processes our credit checks may be backlogged. Please be patient. We make every effort to get your application processed as quickly as possible. Please remember that we want to get the prospective place rented just as bad as you do. Please be patient, as we will be going as fast as we can.

Is there anything I can do to speed up the application process?

The best way to ensure a quick answer on your application is to make sure the information you provide is correct and complete. When you turn in your application, provide us with a written list of your past rental references, complete with up-to-date names, telephone numbers, and fax numbers (if available). The less legwork we have to do to track down inaccurate or missing information, the faster we can process your application.

What does the $25 application fee cover?

The fee covers several things, most importantly the cost to perform a credit check. We use a credit reporting service to verify your good credit, and we pay a fee to that company for each applicant processed. The fee also covers our time spent checking your past rental references, and it pays for the paperwork associated with the lease. The fee also guarantees that the applicant is serious about the property, and cuts down on the number of bad or fake applications we receive. This helps keep the application fee low.

My application has been approved and I need to sign the lease. What should I expect at the lease appointment?

The lease appointment will last between 30- and 45-minutes. During this appointment, you’ll have ample time to ask us your questions, voice your concerns, and clarify anything regarding your rights and obligations under your lease agreement. You will then be carefully read the lease agreement.  You will have time to ask us questions and, when you are ready, you will sign the lease and you’re on your way!  It’s very important that you take the time to read the lease so that you understand what’s expected of you. Remember, the lease is a legally-binding document. Don’t sign it unless you feel certain that you agree with its terms and conditions.

What are lease terms for your properties?

The majority of our properties require (TO START) a six-month lease.  This means that you must rent them for at least  SIX MONTHS, with the POTENTIAL option to renew your lease for additional, LONGER periods of time.  Occasionally, some of our properties may be available only for a specific time period or on a short-term basis while the owners are out of the country, working in another state, etc.

How much security deposit must I pay?

In most cases, the security deposit is equal to one month’s rent. This is due once your application is approved. In most cases, your rental property will not be reserved for you, even if your application is approved, until we receive your security deposit and a signed lease.

Can I use my security deposit as my last month’s rent?

No. We cannot stress enough that your security deposit cannot be used to pay your last month’s rent. It is against Hawaii law for you to do this. Your security deposit is intended to protect the owner of the property against damage caused to the unit during your occupancy. Your monthly rate is a completely separate payment that is due in our office on the first day of each month and is considered late after the second day of the month. In fact, if your last month’s rent is not in our office by the 2nd of the month, we RESERVE THE LEGAL RIGHT TO immediately file court papers to recover that rent. If you have questions about this policy, we encourage you to call our Property Management main line at (808) 486-5534.

Who is responsible for turning on the utilities when I move in?

You are. We turn off utilities in our name effective on the first date your lease begins. Therefore, it is your responsibility to contact the appropriate utility companies and request that service begin in your name on the first day of your lease. If you do not do this, you may not have utilities on the day you move in.

We recommend that you allow plenty of time for the utility companies to begin furnishing service to your unit. It may take up to several business days for service to begin, particularly during peak seasons or holidays.

Does Watanabe International, Inc. own the property I want to rent?

This is a common misconception, and the answer is no. Watanabe International, Inc. only manages these properties. Property owners pay us a monthly fee to manage the renting of their houses, condos, and apartment buildings. Therefore, we work for the owners and our first responsibility is to them. We are bound by a property management agreement to act in our owners’ best interests.

Watanabe International, Inc constantly updates our FAQ page. Changes are made accordingly so check the page before you inquire about something, we may have already answered it for you.

Please contact us at (808) 486-5534 to make a appointment, or go to our Contact Page and email us.

Rental Forms:

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Watanabe International, Inc. Rental Forms


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