1. What are the homeowner’s association fees? And, are any current assessments in
place or planned for the future?
Condo residents are required to pay homeowners association’s fees to cover maintenance
and repairs. When unexpected repairs arise, they can make a special assessment:
a one-time charge to each homeowner. If you’re considering buying a condo, make
sure you’re aware of any special assessments. For example, ask if there will there
be major assessments to cover things like painting, a new roof, landscaping or updating
the lobby. Ask if there are any planned increases in the maintenance fee to cover
Maintenance fees that seem too low or too high could be red flags. If you have any
questions, be sure you get adequate answers.
2. Does this condo meet my lender’s requirements for a loan?
Your lender may require certain things that signal that the condo will retain its
value over time. For example, they may want to see that a minimum of 60 percent
of the units are occupied by their owners (i.e. they aren’t empty or vacation rentals).
If much less than 60 percent are owner-occumpied, this could pose a problem for
certain types of financing — especially if you have a minimum down payment or are
3. If I’m buying the condo as an investor, what are the rental laws and regulations?
The City of Honolulu says that residential areas must have a 30-day minimum rental.
Some buildings are strict and require a 90-day minimum rental. Properties that are
zoned “resort” allow for day-to-day or week-to-week rental. However most buildings
— even in Waikiki — are not “resorts”.
4. What additions/improvements have been done to the unit, and do they have City
and County permits and condo association approval?
Certain kinds of home improvements require permits and approvals, especially if
they involve anything like construction, electricity and plumbing. However, it’s
not uncommon to find that an improvement, like a lanai that have been enclosed to
become indoor living space, has not been permitted or approved.
5. Is there a washer and dryer in this unit?
If not, you may want the option of having your own laundry facilities, either now
or in the future. First, find out if the association will allow this. If so, check
that the building has adequate plumbing and electricity to handle adding your own
washer and dryer. If the building can accommodate the additional plumbing line,
it’s often easy to have a washer/dryer installed.
6. Does this building allow pets?
While our furry friends may be family to us, many condo associations have restrictions.
If you have a pet, read the house rules. Make sure you understand any restrictions
on the type of pets, number of pets, or size of pet. Often, a condo complex may
allow only a cat. Or, if it allows dogs, only dogs under a certain size or weight.
7. Does this condo come with parking? If so, how many?
Just because there’s parking in the complex, don’t assume it comes with your condo.
Find out how many stalls are included in the sale. Are they covered or secured?
Are there other parking stalls available for rent if needed?
8. Is there guest parking?
If you plan to entertain or have guests over often, guest parking can be an issue.
How much guest parking is available? How far is it from the condo? Are there restrictions?
What rules or regulations apply?
9. Does the building have central air conditioning?
Depending on where you live in Hawaii, air conditioning is very important. If the
condo has central air conditioning, find out how new it is, who takes care of the
maintenance, and how often it is maintained. If it doesn’t have central air, can
air conditioner units be installed?
10. Get a copy of the condo’s house rules and read them.
All owners and occupants are expected to follow the homeowners association’s rules.
Make sure you get a copy of the rules – and read them! Are there any rules that
you have questions about? Are there any that you cannot live with?
Some buildings will have restrictions on external elements. For example, window
coverings may need to stay within a certain design, size or color. Keep in mind
that any upgrades and improvements to your unit will almost always need to be approved
by the association before you start work, especially if the changes will be visible
from the street.