Company Policies

It is very important in the field of Property Management, that HappyDoors follow local, state, and federal legislation and guidelines. Our company takes pride in our industry, and we further implement guidelines and policies of several organizations, such as the National Association of Residential Property Managers, NARPM, and the National Association of Realtors, NAR®. Additionally, we train all personnel by requiring them to read and follow the HappyDoors Property Management Policy and Procedures Manual and HappyDoors Employee Manual(s).

Department of real estate requirements

The Hawaii Department of Commerce and Consumer Affairs requires licensing for all persons conducting Property Management and Real Estate Sales in our state. HappyDoors requires all personnel that are Brokers, Property Managers, and Real Estate Agents to have a Hawaii Real Estate license. This requirement does not apply to all services performed by HappDoors. Examples of tasks that require a Real Estate License includes, but not limited to, finalizing security deposit deductions, signing lease contracts, negotiating rent values or lease terms, etc. If you feel that a non-licensed team member is performing a task which requires a Real Estate License, please contact the HappyDoors management team.

Code of ethics
HappyDoors follows the Code of Ethics outlined by both NARPM and NAR®, and the Honolulu Board of Realtors. HappyDoors considers this a top priority in conducting business, and is required of all HappyDoors personnel.

Drug-free policy
HappyDoors has a drug-free policy for all personnel, vendors, and tenants. HappyDoors incorporates this policy into HappyDoors rental/lease agreements, tenant, personnel, and vendor documentation. 

Legislation

HappyDoors adheres to the laws and guidelines of federal, state, and local legislation, and incorporates this into all documentation, policies, and procedures. Here are some of the agencies and acts HappyDoors follows:

• Fair Housing (HUD) - HappyDoors supports and follows Fair Housing laws and guidelines; the HappyDoors office displays Fair Housing signage
• Equal Opportunity - HappyDoors is an Equal Opportunity employer; the HappyDoors office displays Equal Opportunity signage.
• SCRA Act – Serviceman’s Civil Relief Act, which has replaced the Soldiers’ and Sailors’ Act of 1940
• URLTA - Uniform Residential Landlord Tenant Act
• FCRA - Fair Credit Reporting Act
• FTC – Fair Trade Commission
• EPA – Environment Protection Agency
• Hawaii Department of Commerce and Consumer Affairs

Lead-based paint

Lead-based paint became a major issue in the 1990s that prompted mandatory requirements for residential housing and continues today. HappyDoors follows all mandated federal and state guidelines for lead-based paint. All properties prior to January 1, 1978 require disclosures to all tenants and owners. Tenants sign lead-based paint disclosures prior to renting a property and HappyDoors provides them with the required EPA Pamphlet, Protect Your Family from Lead in the Home. HappyDoors then forwards the required disclosure to owners for signature.

Property owners and/or Property Managers must also notify tenants, in writing, of any scheduled work necessary for lead-based paint on the property. Legislation now provides that owners and managers must use certified vendors to work on lead-based paint.

Mold issues

HappyDoors regards mold issues as a top priority in property management. Owners should be aware that mold is another leading issue in the property management industry and failure to act if tenants report or discover mold can lead to costly lawsuits. Several cases regarding mold have awarded damages to tenants in the millions of dollars.

This is an area of extreme liability and HappyDoors takes action if a tenant reports mold. HappyDoors notifies owners as soon as practical of any mold issues so HappyDoors and/or the property owner can take the proper steps.