Hawaiʻi Island Seller Guide · Part 3 of 10
03
Investigate
Before you can present a property accurately, you need to know what you are actually selling. This is the heart of the guide: gathering the property record, so nothing surprises you, a buyer, an appraiser, or an inspector later.
How to use this part
Work through each record group below. For every item, mark it Have it, note what you still need to request (Need it), or write "Unknown" where you do not have an answer yet. An honest "unknown" is far better than a guess, and it tells us exactly what to investigate next.
Have it
The record exists and you can put your hands on it.
Need it
You know what to ask for, and who to ask.
Unknown
No answer yet, and that is fine. It sets the next investigation step.
Property record
Deed, title, and who must sign
Find the deed or title record and confirm exactly who owns the property and how it is held. If the property is in a trust, an entity, or multiple names, confirm who has the authority to sign a sale. This determines who signs the contract and what documents are needed to transfer title. If you are not sure, we confirm this early, through title.
Boundaries
Survey, staking, and boundary
Do you have a survey or a recorded map? Are the corners staked or marked? Boundary questions can surface late in a sale, so it is worth knowing what you have now. If the property has fences, walls, or improvements near a boundary, note it here.
Permits and improvements
Additions, conversions, ʻohana, and ADUs
Gather permits for any additions, conversions, ʻohana units, or accessory dwelling units (ADUs), with the dates, contractors, warranties, and receipts. Permitting discrepancies can matter to buyers, lenders, insurers, and appraisers, so establish what was permitted and what actually exists before you list. Never describe an unverified structure as permitted. If you are unsure whether a structure has a permit, write "unknown" and we investigate.
Solar and battery
Ownership, loan, lease, or PPA
Solar on Hawaiʻi Island is common, and how it is financed changes the sale. If the system is owned outright, gather the paperwork. If it is under a loan, a lease, or a power purchase agreement (PPA), buyers will need the contract terms, whether it can be assumed or must be paid off, and the monthly obligation. Gather the documents and note the arrangement.
Water and wastewater
Where the water comes from, and where it goes
Water source. Is the property on county water, a private well, catchment, or a water association? Note the source, the account, and any water rights or agreements. Water is a defining question on Hawaiʻi Island, and buyers will ask.
Wastewater. Confirm how the property handles wastewater: sewer, septic, or a cesspool. If there is a cesspool, note its status. Hawaiʻi law requires all cesspools to be converted to septic, sewer, or a director-approved system by January 1, 2050, and priority cesspools face earlier deadlines. This affects value and buyer financing, so it is worth knowing now.
HOA / condo
Documents, fees, and rental rules
For a home in an HOA or a condo (AOAO), gather the governing documents, the current fees, and any rules that matter to a buyer, especially rental rules. Buyers will review these, and rental restrictions can change who is interested in the property.
Rentals
Rental and occupancy
If the property is rented, used as a vacation rental, or subject to an existing lease or management agreement, gather the agreements, permits or registrations, future reservations if applicable, and any records that may affect the sale. Confirm what transfers, what terminates, and what obligations remain with the property.
Insurance
Declarations and claims
Gather your insurance declarations and any claims history. Insurance is a real and growing consideration for Hawaiʻi Island buyers, and a buyer’s ability to insure the property can affect the sale. Note your carrier, coverage, and any prior claims.
Your records, at a glance
Have it, request it, or own it
For each record group, mark whether you have the documents, what you still need to request, and who is responsible for getting it. This becomes your to-do list for the investigation.
| Record | Have | To request | Person responsible |
|---|---|---|---|
| Deed / title / trust-entity | |||
| Survey / staking / boundary | |||
| Permits, plans, final approvals | |||
| Solar PV / battery contracts | |||
| Water source documents | |||
| Wastewater records (cesspool / septic) | |||
| HOA / AOAO documents and rules | |||
| Insurance declarations and claims |
Write "unknown" where appropriate. We will work through anything outstanding together, and I can help you request the records you do not have.
Before You Move On
You don't need every answer yet. You should now know what you have, what you don't know, and what needs to be requested or investigated.
Want to Work Through This for Your Property?
You don't need to have all the answers before we talk. Bring what you know — and the "unknowns" — and we'll identify what needs to be investigated before you list.