Home Industry Answers You Need, from People Who Know

My siblings and I are inheriting our parents’ home and aren’t in agreement about what to do with it. What advice would you give to sort things out?

JARED KAWASHIMA

Partner, Yee & Kawashima LLLP

Open communication is key, trust and estate attorney Jared Kawashima says, and he encourages families to openly state their goals with respect to property. “Each family member should state if they want to sell or not,” he says. “They may want to, or keep the house because it’s the family home.”

If the decision is to sell, then they have to decide whom to sell it to, a third party or family member. “After you get through those two decision points, you can focus on what you need to accomplish the tasks,” Kawashima says. “In my experience, having co-owners of a property is more difficult, so just selling the property is the cleanest option.”

Kawashima advises to always involve professionals, the four core ones being an attorney, a CPA, an appraiser and a Realtor. The type of attorney depends on the decision points. “If you’re going to sell the house to a family member, you’ll need an attorney to draft a buy-sell agreement with the terms,” he says. “And if one sibling is buying out the other sibling, they need to base it on the appraised value at that time. If you’re going to renovate it to rent it out, you’ll probably want a construction-related attorney to deal with the contractor, depending on the size of the renovation.”

When siblings don’t agree on what they want to do with the family home, Kawashima says they should try mediation first with an independent person facilitating. “It’s nonbinding, so you can’t force anybody to do anything. But we always try mediation first, because it’s the quickest and cheapest option,” he says.

Arbitration is the next step, which can be binding. “But you’re always going to have somebody that’s unhappy with arbitration because there’s going to be a winner and a loser. And then you have the nuclear option, which is filing a complaint to partition a property.” Kawashima says that should be the last option, not just because of the animosity it can cause: Partitioning also makes it more likely the home will be sold at below market price. —DS

What’s the best way to shore up our finances so we can one day own a home?

JEFF VENTURA

Senior vice president/residential real estate loans division manager, First Hawaiian Bank

Conversations with customers looking to buy their first home start with their credit, making sure they’re paying bills on time, First Hawaiian Bank’s Jeff Ventura says. “One or two late payments can really impact your credit score, so it’s important to keep up your payments and build up your credit score because it will impact the pricing of the mortgage.”

If customers have revolving debts like credit cards, Ventura encourages them to pay them down as much as possible. “From the time the lender pulls your credit report, if the balance on your credit cards is near the credit limit, that could drive down your credit score.”

Starting early and being focused and disciplined to save for a down payment is critical, he says. “Ideally, you would want to put at least 10% down, although 20% is optimal.”

In Hawai‘i, many first-time homebuyer loan programs and discounts are available, including the state’s new Hale Kamaʻāina Mortgage Program, which First Hawaiian Bank is prepared to support, Ventura says. The program offers reduced fixed rates for first-time homebuyers, and borrowers can also get down payment assistance loans that can be 4% of the purchase price. They can even put less than 10% down on a purchase.

Ventura says First Hawaiian Bank also runs its own program, called the First Step Home Loan program, which requires only 10.01% down, with no requirement for mortgage insurance. (Mortgage insurance is normally required for buyers with down payments of less than 20%.) “It’s a really good way for first-time homebuyers to get started and keep their costs down,” Ventura says. —DS

Is it better to buy a home when prices are high and interest rates are low, or vice versa?

Ventura says it depends. When interest rates were low, as they were pre-pandemic, borrowing was cheaper, so buyers could afford higher priced properties. This increased buyer demand drove up prices. “If the housing supply doesn’t rise at that same pace, then inventory tightens, and that’s not an ideal time to buy as it becomes a seller’s market,” he says.

After the pandemic, interest rates rose, which suggested that prices would come down. “But that didn’t happen,” Ventura says, because homeowners tended to hold on to their low-interest-rate properties instead of selling, and the resulting reduced inventory “has kept prices elevated.”

Rates have steadily declined since the beginning of last year, and the forecast is for there to be a small decrease in 2026, Ventura says. And if rates continue to decline, the general consensus is that prices will increase.

“There’s also always the option to get an adjustable rate mortgage to help you afford it and refinance down the road, but adjustable rate mortgages are not for everyone,” he says. “If you’re on a fixed income—let’s say you’re retired—you probably want a fixed interest rate. For homebuyers who know they’re not going to stay in a property for a long time, or if they know there’s a good chance they’re going to refinance, an adjustable rate mortgage might be the more ideal product for them. For the past couple of years, we’ve had more adjustable rate mortgage applications than fixed rate applications.” —DS

With reports of climate change causing wildfires and eroding Hawai‘i’s shoreline, are insurance costs going to skyrocket and be difficult to obtain?

SCOTT KUIOKA

President, Island Insurance

Across the globe, property losses that are happening from climate-related events are much higher in the recent decade than during the previous one, Island Insurance president Scott Kuioka says. “The frequency and severity of events have both been increasing, and that’s how we factor in what kind of losses we anticipate,” he says. “I think everybody understands that those two things are happening and that insurers are having to adjust their pricing, or they can’t justify writing those risks.”

While rates across the country are escalating, Hawai‘i hasn’t experienced the same kind of steep price increases seen in other states, despite the Lahaina wildfires and close hurricane calls, Kuioka says.

“Still, anytime you live on the coast, and not in just Hawai‘i but across the globe, you’re subject to higher degrees of perils, whether it’s wind, flood, rain or any kind of earth-driven peril,” Kuioka says. “Typically, when you’re along the coast, you have higher winds, higher potential for flood, and you have earth movement related to erosion of the land. And insurers do understand that.”

It comes down to whether or not an insurance firm can adjust the pricing for those increases. “Sometimes you can, but it can be really difficult, and that’s why you’re seeing a lot of markets pull back from coastal properties,” Kuioka says. “And unless there’s some stability in global catastrophes, we will continue to see increases.” —DS

I’m nearing retirement age and am considering investing in real estate in Hawai‘i. What are the considerations I should be weighing in making this decision?

LIANE CHONG

Financial Planner, Sagient

“Real estate is often considered to be a great investment by many, especially in Hawai‘i where property values have increased tremendously over the years,” financial planner Liane Chong says. “While it is recommended to own your own home, investing in real estate near retirement has different considerations.”

Chong says as people plan for retirement, the key is to identify the amount of their fixed monthly expenses and to make sure they have enough guaranteed income to pay those expenses for the rest of their lives. In addition, they’ll need access to liquid money to cover discretionary expenses, medical costs and potentially long-term care costs. “If you have properly planned and saved for retirement and have enough liquid assets to buy investment property, real estate would be something to consider,” she says.

One common reason for investing in real estate is the desire to pass down property to children, Chong says. Another is to create ongoing income—provided you can pay off the mortgage or at least see a profit after all expenses are paid from the rental payments.

“While property is a valuable asset, another consideration is whether you want to manage another bill, hire a property manager, deal with potential vacancies or unpaid rent, and have to spend money fixing and maintaining your property. Real estate investment can be highly lucrative and desirable, but as you are near retirement, age plays a different role in your decision.” —DS

When selling an older home, how do you decide whether to fix it up or sell as-is? What factors should you consider?

MYRON KIRIU

Realtor and executive associate, Remax Hawai‘i

According to Remax’s Myron Kiriu, there are several factors to consider, starting with a client’s timeline. “If you need to sell right away, then you can’t fix it up,” Kiriu says. Even minimal renovations can take a few months. “When you start remodeling kitchens and bathrooms, that’s going to take quite a bit of time,” he says. And you’ll need to account for how long it will take to get building permits.

You’ll want to assess local market conditions. “Recently, I’ve noticed that turnkey houses are selling for a higher premium, and they’re selling faster—that’s islandwide,” Kiriu says. “Buyers don’t want to take the time to get building permits, and there’s the rising cost of renovations. With a turnkey home, they don’t have to sit for a year or two before getting the house they want.”

The home’s condition also comes into play. “How bad is it?” Kiriu asks. “If most people are going to tear it down anyway and start new, then it doesn’t make sense to put money into it.” If the condition is fair, Kiriu advises doing a cost-benefit analysis with your real estate agent. “My rule of thumb is, if you can get a two-for-one return—$2 for every dollar spent—I’d recommend it,” he says. “If they’re going to spend $50,000 to get $100,000 on a higher sales price, I think it’s worthwhile.”

If you are going to renovate, invest in areas that will give you the biggest return on investment. Kiriu suggests addressing chronic problems, such as a faulty roof or leaky plumbing, and major safety issues first. “Besides that, critical items to fix are paint and flooring, because they cover the most surface area—what people will see,” he says. Curb appeal is important. Poor exterior conditions, such as peeling paint, can deter buyers from even stepping inside. “And if the landscaping is overgrown, it can make a lot look smaller,” Kiriu says.

When deciding where else to allocate funds, Kiriu advises putting yourself in the buyer’s shoes. “What’s going to excite them about the house? What’s going to make them put in an offer? What’s going to make them close?” he says. —BT

How can you best achieve your renovation goals on a limited budget?

SHAOLIN LOW

Owner and principal designer, Studio Shaolin

Be realistic about your budget, advises interior designer Shaolin Low. People often only consider material costs, but you’ll likely also be paying for labor and potentially a contractor fee. “If you’re on a super tight budget, ask yourself, is this something I have to do right now, and if it’s not, consider waiting,” she says. “Because if you don’t have the money to do it right, you’ll compromise and end up in a position where you hate what you chose, and it can cost you more money down the line to redo.”

If you can move forward, design-wise, Low suggests a high-low tactic when deciding where to focus funds. Invest in high-quality materials for the elements that are more permanent, that will be costly or difficult to change out. In the kitchen, that’s countertops and cabinets. “If you go with low-quality cabinets and one gets wet and starts to warp, it’s really hard to replace just one—you’ll be replacing them all,” Low says.

Fixtures, hardware, tile and appliances are areas where you can get thrifty. “You can find really great dupes of expensive tile and hardware,” she says. “And appliances can always be upgraded further down the line.”

The same rule applies for bathrooms. Prioritize spending on your shower, tub and flooring. “Your vanity and toilet can be places to save because those are pretty easy to swap out,” she says.

In the rest of the home, invest in good flooring. “Flooring frames your entire space, so it sets the tone for all the other design decisions you’re going to make,” she says. “It also requires the most labor, so it’s something you won’t want to change often.”

Like hardware, there are great lighting dupes aplenty and lighting fixtures are easy to update. And since you can do it yourself, refinishing walls is an affordable way to make a big design change. “When I get asked how to refresh a bedroom in a weekend, it would be doing peel-and-stick wallpaper, painting or changing the drapes,” Low says.

It’s also worth noting that a smaller budget doesn’t mean you can’t work with an interior designer. You may not be able to afford full-project services, but there are designers and firms, including Low’s studio, that offer partial services, such as virtual consultations that can be purchased by package or at an hourly rate. So you can get professional advice on everything from layouts and space planning to furniture scale and color schemes. —BT

What are the best practices for modernizing an older home?

STRATTON WRIGHT

President and founder, Paradise Home Inspections

With older homes, there are a multitude of elements and costs to consider that the average person might not be aware of. Paradise Home Inspections’ Stratton Wright suggests creating an action plan that begins with an assessment of a home’s condition. “Start with the major components—structural integrity, foundation, electrical wiring, plumbing, roofing,” Wright says. “If not well maintained, those are the most expensive to fix and your house won’t be able to function without them.”

Figuring out when components were last updated and with what kinds of materials will give you a road map for the budget you’ll need, what to prioritize and what is coming down the pike. “You need to look at least five to 10 years down the road,” he says.

Foundation issues are common in the Islands, Wright notes. “If your house is older and leaning, that’s most likely due to erosion, which happens a lot, especially in Hawai‘i,” he says. “You’ll need a structural engineer to do a report and let you know if a property is safe. The minimum for that could be thousands of dollars before any construction work even happens.”

Roofing costs can also easily rack up. “We find a lot of leaks within the attic or home itself,” Wright says. The life expectancy for a roof usually runs from 25 to 30 years, depending on material. “The average cost to replace the whole roof for a single-family property starts at $25,000,” he says. Along with water damage, leaks from faulty roofing or plumbing can also lead to mold, frequently encountered in older homes.

According to Wright, the biggest plumbing concern is usually the main drain line, which runs underground, sometimes buried under concrete. “The minimum cost to replace a whole line for a single-family property averages $10,000 to $20,000,” he says. And although not always top of mind, water heaters are another common issue. “The average cost to replace a heater is $2,500 to $3,500.”

Making sure that your home’s electrical wiring is solvent is also a top priority. “Outdated electrical panels could be a fire hazard or against current code,” Wright says. “Some of the properties we inspect, they’re still using electrical components that were banned because of fires. So, one, obviously it’s a safety hazard. And two, you’re not going to be able to get homeowners insurance.” Replacing your breaker panel can range from $2,500 to $3,500. If you need to rewire your entire house, the cost shoots up to $40,000 to $50,000 for a single-family home.

Outside of those major components, you’ll also want to examine your home’s building materials. Depending on when they were built, older homes can sometimes feature hazardous materials, once deemed acceptable, that now require remediation, such as asbestos or lead. —BT

How do you select the right contractor?

ROSEANN FREITAS

CEO, BIA Hawai‘i

“Most people aren’t experts on how to remodel a home, so finding the right contractor is really important,” BIA Hawai‘i CEO Roseann Freitas says. She suggests taking your time and doing some homework. “From a legal side, make sure that person, if they’re in a field that requires licensing, actually has the appropriate license,” she says. “For a general contractor, you would check with the state.”

Not only should you confirm that the business is registered with the Hawai‘i Department of Commerce and Consumer Affairs, you should also go the extra step and check with DCCA’s Professional and Vocational Licensing Division to make sure the business has a current license and it hasn’t had any issues. You can do the same for specialty contractors, who deal with things like countertops and cabinetry, and need special licenses.

Licensure is critical. “It shows that they have not only the knowledge and competency, but that they’re being ethical and that goes back to trust,” Freitas says. “To have your license you have to have insurance, you have to have workman’s comp.” Otherwise, if a contractor brings someone on the job and they get injured, it could fall on the homeowner. “If they hire subcontractors and don’t pay them, the subcontractor can put a lien on the homeowner’s home,” she says. Licensure also offers homeowners protections via the DCCA’s Regulated Industries Complaints Office, or RICO, which monitors licensees and may be able to provide funds or resources to remedy certain situations.

Outside of the DCCA, the Better Business Bureau can provide helpful information and reviews. And membership in organizations like the Building Industry Association of Hawai‘i suggests quality work. “We use RICO and the BBB to vet all our members,” Freitas says. “Usually, if they belong to some sort of association, they’re trying to stay on top of the latest education and trends, as well as the professional development that comes with the industry.”

In your research, find out how long these professionals have been in business and talk to people they’ve worked with before, Freitas advises. “Online reviews are great too, but sometimes, it’s really good to talk to somebody who’s gone through the process,” she says. “So you can ask, how did this work? What should we be doing?”

If all checks out, you’ll want to sit down and see if your communication styles align. Freitas suggests interviewing at least three contractors. Be upfront about your budget, talk through your timeline, the scope of work and how many projects they’ll be managing concurrently. Feel free to inquire about subcontractors. “It’s OK to ask ‘Who do you work with?’ because that’s a reflection on the company, too,” Freitas says.

You’ll also want to go over how they handle payments and invoicing. “Reputable contractors will have a payment plan in place,” she says. “They usually will ask for a deposit to order materials and once it arrives, payment in full. Labor is usually more incremental as they finish phases of the project. You should never pay anyone completely up front as a contractor.” Paperwork should be a part of their practice—receipts for deposits and material orders, and addendums for any contract adjustments. “Everything should be in writing.” —BT

What are the best practices for building an accessory dwelling unit?

KIM SANCHEZ

Regional Home Planning Consultant, HPM Building Supply

Get to know your property, HPM’s Kim Sanchez advises. To determine how much space you have available for an ADU, you need to know your lot size, and where your property lines and setbacks (the minimum distance between a structure and said lines) fall. If not already in hand, you may need to hire a surveyor to map everything out. “There has to be a 10-foot break between the main dwelling and ADU,” Sanchez says. And units in most zones need to be 10 feet from the front property line and 5 feet from side and rear lines.

Research your area’s zoning regulations, which differ by county. On O‘ahu, ADUs are allowed in most residential zones and certain rural districts, but not all. A lot must be a minimum of 3,500 square feet, must have off-street parking for the ADU, aside from parking for the main house, and the owner must reside in the main dwelling or ADU. There are also size restrictions. ADUs can be a maximum of 500 square feet for lots up to 4,999 square feet, and 1,000 square feet for lots greater than 5,000 square feet.

Understand the costs. For Pilikai, HPM Homes’ 685-square-foot one-bedroom, one-bath ADU model, “building materials start at about $80,000,” Sanchez says. “A contractor starts at $295 to $400 per square foot, so you’re looking at $200,000. Add my architect and now you’re looking at $300,000 to $350,000.” Additionally, there will be plumbing, electrical and sewer costs to consider. To accommodate the ADU “your electrical meter and water meter have to be upgraded,” Sanchez says. If you have a cesspool, that must be converted to a septic system.

Consider the length of time an ADU can take to build and plan accordingly, Sanchez advises. Just like a regular house, you’ll need to acquire permits for zoning, building, electrical and plumbing. “With my part, I can get you into permitting within a month to a couple of months,” Sanchez says. “Permitting takes eight to 12 to 24 months. After that, if the contractor is ready to start building, now you’re looking at two years.” —BT

What changes have been made at the Department of Planning and Permitting to speed up the building permit process?

DAWN TAKEUCHI APUNA

Director, Hawai‘i Department of Planning and Permitting

In 2022, getting an O‘ahu building permit for a single-family property took an average of two years. Since then, the DPP has been taking steps to expedite the process. “We’ve done a lot of overhaul in our technology,” DPP’s Dawn Takeuchi Apuna says.

In August 2025, the DPP rolled out HNL Build, a permitting software that took the process completely online. Right off the bat, it eliminated the time previously needed for a design professional to physically drop off and pick up plans from each department. It also keeps applicants updated on the status of their permits. For example, if needed, applications are routed to the Board of Water Supply, the Hawai‘i State Historic Preservation Division, and the DPP’s wastewater or stormwater agencies. “If things don’t check out, then all those agencies make comments and it goes back to the applicant to fix,” Takeuchi Apuna says. “If it comes through again, that would be a second review cycle.”

Typically, projects go through at least three cycles before approval. “Now, you can see the comments that are being made,” she says. “The more you understand, you can ask questions of your design professional and hold them accountable. Why is this like this? Or it seems like it’s been stuck in this phase—what’s going on?”

In December 2025, the DPP also introduced CivCheck, a new AI software for design professionals. It’s currently optional to use but will become mandatory at some point in 2026. “It’s kind of like TurboTax,” Takeuchi Apuna says. “It will guide them through the process of getting all the documents and designing their plans in a way that conforms with the code. We believe this is a game changer because the quality of the plans is so important and how it affects the rest of the review process.”

Once a plan goes through CivCheck, it receives a certification and a report is generated that the DPP can utilize, making for a smoother review. Along the way, the software trains both the design professionals and reviewers to become better at navigating reviews.

Takeuchi Apuna has already noticed improvements. In 2022, the “pre-screen” stage, during which DPP checks plans to make sure they’re formatted correctly before sending them to code review, was majorly backlogged. “It was six months just sitting in pre-screen,” she says. “With CivCheck, it’s automatic.” The residential code review stage now takes two weeks or less.

And hopes are high for the software’s future impact: A six-month pilot project the DPP did with CivCheck showed a 70% reduction in residential code review time. “We want to be faster than any permitting agency in the nation and I think with the tools we’ve recently implemented, we’ll get there,” Takeuchi Apuna says. She aims to help agencies with bottlenecks to refine and streamline and incorporate them into HNL Build. “For a single-family home, with everything that’s required, two to three weeks or less is our goal,” she says. “I think people deserve a building permit in a really reasonable short time.” —BT