COMMERCIAL PROPERTY MANAGEMENT & ASSET MANAGEMENT
Commercial property management across the Big Island.
Most property management keeps a building running. Rent gets collected, repairs get made, statements go out on time. That's the baseline, and it matters. Keeping a building running and running it well are not the same job.
Big Island Commercial Properties manages commercial property across Hawai'i Island, from Kailua-Kona and Waikoloa to Waimea, South Kohala, and Hilo. We work with retail centers, industrial and warehouse property, office and medical office buildings, and mixed-use assets.
WHAT MANAGEMENT COVERS
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Rent collection, delinquency management, and owner distributions.
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Monthly financial reporting with a readable operating statement.
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Tenant relations and lease administration.
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Maintenance coordination and vendor management.
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CAM reconciliation.
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Lease renewals, escalations, and option tracking.
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New tenant screening.
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Proactive budgeting and expense forecasting.
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Property inspections and preventive maintenance planning.
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Hawai'i GET and regulatory compliance.
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Vacancy marketing, including 3D virtual walkthroughs on the spaces that warrant one.
VACANCY IS THE EXPENSIVE PROBLEM
An empty suite is the fastest way for a well-run property to lose money, and the longer it sits, the more pressure there is to accept a tenant you'd rather not have.
Where a space warrants it, we produce a 3D virtual walkthrough so prospects can tour it before they ever visit. It isn't standard practice here, and it costs money and time most firms would rather not spend. But spaces with one fill faster, you sit through fewer showings that go nowhere, and a business considering a move from off-island can see the space without getting on a plane.
We make that call property by property rather than running everything through the same process. That's the difference between a firm managing a portfolio and one managing your building.
Filling vacancy well is a leasing problem, not a maintenance problem, and it's handled by the same firm that manages the property, not passed to someone who has never walked the building.
WHERE WE GO FURTHER
We approach management as asset management, not just property management. The distinction is real.
Property management asks whether the building is running. Asset management asks what the building should become, and works backward from there. Which tenants strengthen the rent roll five years out. Which capital items can be deferred and which compound if they are. Which lease terms will still hold up when the property changes hands. Which renewals are coming and what needs deciding before they land.
For owners, that means the monthly report is a starting point rather than the whole relationship. You should expect to hear from us about opportunities, not just problems.
WHO THIS IS FOR
Owners who are tired of the day-to-day. If you've been managing a property yourself for years and are ready to hand it off, or you're inheriting one and don't want the role your parents had, this is the conversation to have.
Investors who need someone on the ground. If you own here but don't live here, you need a manager who will make decisions the way you would. We invest in this market ourselves, which is the shortest explanation of how we manage other people's property.
Owners planning what comes next. Whether the horizon is a sale, a generational transition, or another twenty years of holding, how a property is managed between now and then determines what it's worth when you get there.
TENANTS WHO WANT TO STAY
Retention is the quietest driver of a property's value. Every turnover costs vacancy, build-out, and leasing commission, and a rent roll full of short-tenure tenants is worth less at sale than one full of businesses that renew.
"We want our tenants to be proud to do business in their space. When commercial tenants have confidence in the appearance and functionality of their business location, they can focus on what they do best, running their business."
James Augustine, Founder & Principal Broker
That's not sentiment. A tenant whose space works, whose repairs get handled, and whose landlord is reachable renews without being chased.
DISTANCE FROM THE DAY-TO-DAY
Two things owners tell us matter more than they expected.
Privacy. We sit between you and your tenants. The call about a broken door, a late payment, or a request for something comes to us. On an island this size, that matters more than it would somewhere else. You stop being the person a tenant flags down at the grocery store.
Continuity. Property changes hands between generations, and how it's run shouldn't change with it. We've been doing this a long time and we're not going anywhere. Whoever inherits the property inherits something that keeps operating the way it has been, without a gap while someone learns the building.
WHEN YOU'RE NOT HERE, WE ARE
When you're not on island, we're your eyes and ears. Accounting, physical oversight, sales, leasing, and marketing all happen here, not from a spreadsheet an island away. What you hear from us is what someone actually saw.
WHY BICP
Founder and Principal Broker James Augustine is a second-generation Big Island broker and an active real estate investor who has repositioned more than a dozen properties for his own portfolio and alongside partners. He holds a B.A. in Economics with a minor in Accounting, and he runs the numbers on a property before anything else.
We manage property the way investors do, because we are investors.
Much of our management work comes from owners we've served before, or from someone they sent our way. We're grateful for that.
CONTACT
Request a Management Proposal. Tell us about the property and what you're trying to accomplish with it.
Address
75-240 Nani Kailua Dr., Ste. 8
Kailua-Kona, HI 96740
Phone
Social Media
FREQUENTLY ASKED QUESTIONS
Do you offer commercial property management?
Yes. Big Island Commercial Properties offers flexible commercial property management based on what you need. Some owners want full support, while others prefer to stay hands-on and only need help with specific areas like leasing or maintenance.
What do your property management services include?
Our property management services are flexible and can be tailored to your needs. Depending on your goals, services may include
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Fiscal management only (rent collection, bookkeeping, and financial reporting).
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Physical management only (vendor coordination, maintenance, and property inspections).
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Leasing-only support (filling vacancies and placing the right tenants).
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Full-service management (fiscal, physical, and leasing).
What's included in commercial property management?
Rent collection and owner distributions, monthly financial reporting, tenant relations and lease administration, maintenance coordination and vendor management, CAM reconciliation, lease renewals and option tracking, property inspections, and Hawai'i GET and regulatory compliance. We also market and fill vacancies.
What's the difference between property management and asset management?
Property management keeps a building running. Asset management asks what the building should become and works backward from there. Which tenants strengthen the rent roll five years out. Which capital items can be deferred and which compound if they are. Which lease terms will still hold up when the property changes hands. We do both. The second is the harder half, and it's the part most firms skip.
What does management cost?
Management fees vary and can be a monthly fee or a percentage of collected rent. The rate depends on the property's size, complexity, and tenant count. A single-tenant building and a multi-tenant center are different jobs. We'll give you a written proposal with the number in it before you commit.
How do you handle maintenance and repairs?
We coordinate vendors and get competitive pricing on larger work. Preventive maintenance gets planned rather than deferred, because deferred maintenance is the single most reliable way to lose value on a commercial property. Beyond routine upkeep, spending authority is yours to set. Some owners give us a threshold to work within. Others want approval on anything outside the ordinary. We'll set it up whichever way you want it.
How are you different from the national firms?
They run accounting, marketing, and often leasing out of an office on another island, and the person you meet locally handles sales. We do all of it here: accounting, physical oversight, sales, leasing, and marketing. When something happens at your property, the people telling you about it are the people who saw it.
Will I still be involved in decisions?
As much as you want to be. Some owners want a monthly statement and a call if something breaks. Others want to talk through every lease renewal. Both are fine. Tell us which you are.
How and when do I get paid?
Monthly, after rent collection and expenses, with a statement showing what came in and what went out. The reporting is readable without an accounting background.
Do you handle Hawaii GET?
Yes. GET treatment on commercial rent is a routine part of what we manage, and it's one of the more common places owners self-managing a property get tripped up.
What size properties do you manage?
Single-tenant buildings through multi-tenant centers. If you're not sure whether your property is a fit, just ask. The answer takes one conversation.