Site Managers, Resident Managers, and Property Managers

Let's clear up their roles and responsibilities.

What's the difference between Site Managers, Resident Managers, and Property Mangers?  Often times owners, sellers, buyers, real estate agents, and vendors in Hawaii get them wrong between who's who. Understanding and knowing the roles and responsibilities for each of these managers can lessen the confusion when purchasing or selling a home. Vendors that service the homeowner's association need to understand the importance of who the property manager is in order to receive payment on their invoices. Owners need to know who to contact in case of emergencies.

Property Managers

Community Association Managers (CAM)/Portfolio Managers or Property Managers (PM)

Different management companies give different titles from (Community Association Managers, Portfolio Managers, Property Managers, Account Executives, and Management Executives). These managers work for the managing agent who is hired by condominium association boards to manage the physical and fiscal property assets.  Some of their roles and responsibilities are:

  • They usually direct the site managers and resident managers on what to do.  
  • They act as the liaison between the board and the site/resident managers.  
  • The CAM/PM's assist in soliciting bid proposals from vendors.  
  • Perform property inspections
  • They help the board of directors on the association's annual budget and reserve studies.  
  • Enforce house rules and write violation letters for the board of directors
  • Answer questions from owners about maintenance fees and payments
  • Assist the board of directors on collection efforts for delinquent maintenance fees 
  • Liaise with the association's attorneys on behalf of the board of directors
  • Assist the board in creating agendas and writing minutes at board meetings
  • Deals with owner complaints and questions.

Rental Managers
Rental managers must have active real estate licenses and have it hung with a broker in order to lease rental properties in Hawaii.  Rental Managers usually work for a Realty Company that has a rental division.  These agents assist families with renting single family homes and condominiums.  Owners usually pay about 10% of the rent to Realty and Rental Companies to lease their homes.

Commercial Managers
Commercial real estate agents who lease office space for businesses.  Commercial rental companies can occupy space in condominium buildings or commercial buildings. The commercial real estate agent helps their client by recruiting new business owners and drafts the contract between the businesses and the owners of the commercial buildings. 

Managing Agent

The managing agent (MA) usually supplies the associations with property managers.  The property managers assists the board members on interviewing and hiring the site/resident managers. The MA provides professional and fiduciary advice to the board members.  The MA assists the board of directors with carrying out their fiduciary duties with processes like (special, board, and annual) meetings, collecting maintenance fees, and preparing financial statements for the association. 

Site Managers

Managers that are hired by condominium association boards to manage the physical property and meet with vendors but do not live on site. They work with the property manager/community association manager/portfolio manager to keep the community tidy, perform maintenance tasks like sweeping, mopping, emptying rubbish bins, and house rule enforcement.  They deal with owner's complaints and questions and assist the Property Managers with soliciting bid proposals from vendors. Site managers are usually on call for emergencies after they leave for the day.  

Resident Managers

Managers that are hired by condominium association boards to manage the physical property and meet with vendors that live on site.  Some associations own units onsite for the Resident Manager to live in.  The association compensates the Resident Manager with a salary and a free place to live.  They work with the property manager/community association manager/portfolio manager to keep the community tidy, perform maintenance tasks like sweeping, mopping, emptying rubbish bins, and house rule enforcement.  They deal with owner's complaints and questions and assist the Property Managers with soliciting bid proposals from vendors.  Resident managers almost always on call for emergencies after working hours.