Insights

When searching for commercial space in Hawaii, rent isn’t always a single number. A lease may include base rent, CAM, taxes, utilities, or even percentage rent, depending on the property and lease type. From gross leases to NNN structures, understanding how costs are bundled is key for budgeting and negotiation. In Hawai‘i, only licensed professionals can quote rent, making accurate guidance essential for both tenants and landlords.

Properly structured leases are essential for stable commercial property income. CAM charges covering taxes, insurance, maintenance, and more, are estimated annually and reconciled at year end. Unlike base rent, CAM can fluctuate based on factors both in and out of a property manager's control. Learn what drives CAM changes, how good property management keeps swings manageable, and what tenants should understand before signing.

Properly structured leases are essential for stabilizing commercial property income. Triple net (NNN) is a lease structure we favor because it protects owners from shifting operating costs while giving tenants transparency into what they're paying for. What Is a Triple Net Lease? A triple net lease, commonly written as NNN, is a lease structure in which the tenant pays base rent plus their proportional share of three operating costs: property taxes, building insurance, and...

Not every struggling property has the same issue. Years of managing commercial real estate on the Big Island have taught us that success starts with the right diagnosis. Get it wrong, and you waste time and money fixing the wrong problem. We see three patterns: properties that need administrative work, those that need physical investment, and those that need both. Here's our approach to each. Aerial view of a BICP-managed commercial property on the Big Island. The white roof

Big Island Commercial Properties was recently featured in Kona Coast City Lifestyle, and we're proud to share the story behind it. "Family Roots" follows the family-owned building we manage in Kealakekua, the work we did to stabilize and reposition it, and the opening of L.H.L. Feed Store's second location there. Turning properties around and setting them up for long-term success is what we do, and this one is a great example. Read the full story here.

A successful commercial sale requires intention, preparation, and a clear strategy well before going to market. At Big Island Commercial Properties (BICP), we're intentionally selective. We partner with owners committed to investing time, attention, and resources in their asset; these are key drivers of protecting value and achieving stronger pricing at sale. Here's how our process helps owners enhance value, maximize sale price, and ensure a smooth transition when selling th

If you've ever searched for or rented a commercial space, or read one of our most popular posts - Commercial Rent Explained - you already know how complicated commercial rent can be. Base rent, CAM, taxes, and other costs can all affect what a tenant actually pays each month. But the most common question we hear is: "Why is this space more expensive than the other one?" We get this question frequently from both landlords and tenants. This is especially true when the spaces ar

With Commercial roofing restoration, BICP uses the Fluid Applied Roofing System, a cost-effective solution that extends roof life, strengthens vulnerable areas, improves energy efficiency, and refreshes appearance, often with less downtime and long-term warranties. We combine technology and creative solutions to help owners protect and maximize their property value.

Deciding to change commercial property management companies is a strategic move toward protecting your investment and improving performance, though the process can initially seem quite daunting. If you have retail space for lease, office space for rent, a multi-tenant property, or another type of commercial real estate, the transition process should be seamless, transparent, and carefully managed from start to finish. We recognize that every property owner has unique goals wh

Many commercial properties are run smoothly under self-management. Owners who have the time and resources often keep their buildings in great shape. But some find that balancing property upkeep with other business or personal priorities can be difficult. That's where professional commercial property management makes a real difference. Common Challenges With Self-Managed Properties Even with the best intentions, we often see small issues snowball when properties aren't given c

Smart commercial property management helps protect your asset, increase value, and attract long-term tenants. With preventive maintenance, creative updates, and strategic improvements, your property stays competitive and profitable over time. BICP can help turn properties around with thoughtful reinvestment and consistent care.

Commercial property management in Hawaii often comes with questions about CAM (Common Area Maintenance) expenses. What counts as CAM, and what qualifies as a capital expense? Understanding the difference helps landlords budget accurately and keeps tenants informed. In this post, we break down how to tell them apart, why it matters, and how proactive management can save money and extend the life of your property.

This guide breaks down what commercial property managers do for owners across Hawai‘i Island, including West Hawai‘i. Big Island Commercial Properties offers support for those transitioning from self-management or making a change from another manager.

Learn how tenant improvements, repairs, and lease terms really work before you sign your next commercial lease.

Finding the right commercial space for your business is just the beginning. Before you can open your doors, there's an important step that comes next: negotiating the lease. A commercial lease is a legally binding contract, so understanding its key terms is essential to knowing what you're committing to. Once it's signed, both the landlord and tenant are bound by its terms. What Is a Commercial Lease? A commercial lease outlines the terms under which a landlord rents space to

Looking for a business space on Hawaiʻi Island? Whether you're starting fresh, relocating, or renegotiating your lease, Big Island Commercial Properties can help. From navigating zoning rules to negotiating lease terms, our team will guide you every step of the way to find the right space for your business and your vision.

Whether you're starting a new business or moving to a different location, finding the right commercial space is a big step, and having the right support can make all the difference. Keep reading to discover what you need to know about leasing commercial space for your business. Valued Tenant Representation at No Cost to You Working with Big Island Commercial Properties means having an expert in your corner at no cost to you. Whether you're searching for space or navigating le

On Hawaiʻi Island, land leases, also known as ground leases, are common. While often associated with residential properties and farm or ranch land, leasehold arrangements are a significant factor in the commercial real estate landscape. From small businesses to national franchises to hotels, with commercial land leases on Hawai'i Island, many tenants operate on land they don't own. What are Commercial Land Leases on Hawai'i Island? A land lease is an agreement where a tenant

We specialize exclusively in commercial real estate on Hawaii Island. This focus allows us to offer unmatched expertise and services tailored to businesses, investors, and property owners. In this blog article, we'll discuss why to hire a commercial real estate agent for your commercial property instead of relying on a residential realtor.

Transitioning a commercial property takes time, strategy, and smart investments - and we can help you every step of the way. Whether a property has suffered from low occupancy, outdated facilities, or deferred maintenance, the right approach can bring it back to life and increase its value. At Big Island Commercial Properties, we know West Hawai'i and have the team, connections, and expertise to manage the whole process. Key Steps in Commercial Property Transition 1. Assess t