Robert D. Triantos - Carlsmith Ball LLP

Robert D. Triantos

Listed in Best Lawyers since 2009
Phone: 808-329-6464

Robert Triantos is the Administrative Partner in the firm's Kona office. He concentrates his practice on real estate law, with an emphasis on development, sales, real estate contract, zoning, landlord-tenant, and leasing issues. Mr. Triantos also practices general corporate law, civil litigation, labor & employment law and estate planning.  He has again been selected by attorney peers for inclusion in The Best Lawyers in America 2016 for Real Estate Law and for Litigation - Real Estate, and has been listed since 2009.

Representative Matters

Real Estate Development Represented numerous developers in large and small real estate projects ranging from modest housing subdivisions to large commercial zoning operations. Assists clients with all aspects of development including raw land purchase, subdivision applications, financing documentation, contractor reviews, master leases, brokerage contracts, construction contracts, and obtaining entitlements and permits.

Mechanics Lien Has represented contractors as well as bonding companies in actions to collect for work performed on construction projects.

Leasing Represents both landlords and tenants in commercial lease transactions including ground leases and office leases. Also, represents landowners in agricultural leases for coffee and macadamia nut lands, as well as grazing leases. Work involves drafting and negotiating lease documents.

Condominiums Provides representation to dozens of condominium associations. Prepares condominium documents, amendments, and restatements for buildings. Assists with general advice on labor issues, liens, leases, and contracts.

Fee Conversions Has represented large and small condominium associations in acquiring fee simple interest of lands from the landowners. Negotiates fair purchase price and drafts purchase agreements.

Property Management Represents dozens of property management companies for general legal advice. Assists with liens, assessments, personal injury defense, and contract questions.

Foreclosures Has represented hundreds of owners of residential, commercial and raw land in foreclosure procedures against non-paying tenants. Property values have ranged from $100 thousand to over $3 million.

Construction Litigation Has represented dozens of developers and construction companies in contract disputes. Cases involved both out of court settlements and jury trials.

Landlord Tenant Represents individuals and property management companies in landlord tenant issues. Prepares summary possession papers and provides advice on disputes.

Labor & Employment Law Has represented employers in all aspects of employment discrimination. Also, represents employers with a wide variety of labor and employment issues, including immigration, safety and health, personnel manuals, employee benefits, government contractors, wage and hour law, and wrongful termination.

Trusts Represents trusts and advises the trustees on issues relating to their fiduciary duties and the proper management of the trust funds.

Estate Planning and Probate Prepares estate plans for individuals with multimillion dollar estates to much more modest assets. Administers probates of various sizes.

Hotel Provides full service general counsel to a Kona hotel, assisting with employment issues, collections, and contract advice.

Personal Injury Defense Represents construction companies, insurance companies, landlords, and small businesses in personal injury defense. Has handled both small cases settled out of court as well as jury trials.

Partnership Disputes Has represented numerous clients in partnership disputes. Cases have included breach of fiduciary duty, capital contributions, and document misinterpretation.

Contracts Has advised hundreds of small businesses and individuals on a wide variety of contract issues, including leases, mortgages, supplier contracts, construction contracts, and others.

Business Structuring and Formation Assists clients in establishing and dissolving business operations. Work involves corporate and partnership documentation, as well as structuring business operations taking into account tax implications and other client concerns.

Family Law Provides the full gamut of family legal services, including divorces, adoptions, custody disputes, and pre-nuptial agreements.

Real Property Development represents developers in all phases of project management. Work involves land use concerns, planning and approval of subdivisions, licensing and permitting requirements at the federal, state and local levels, and preparing documentation for initial sales of project lots.

Licenses & Permits Assists clients in obtaining a wide variety of licenses and permits from governmental agencies, including liquor licenses, conditional use permits, industrial wastewater discharge permits, shoreline setback variances, site plan review permits, and special management area use permits, among others.

Business Operations Assists clients with general business concerns, including contract needs, dispute resolution, and day-to-day operational problems.

Collections Has represented individuals, small businesses and financial institutions in hundreds of loan workout matters. Worked to assure that client received maximum collateral, accounts receivable, or interest in other debtor assets. Negotiate with debtor to cure loan status when appropriate.


  • Highest "AV" Professional Rating, Martindale-Hubbell Law Directory
  • Selected by attorney peers for inclusion in The Best Lawyers in America 2016 for Real Estate Law and for Litigation - Real Estate; he has been listed in the publication since 2009
  • Selected for inclusion in Hawai‘i Super Lawyers 2015 for Real Estate


  • Hawai‘i State Bar Association
  • West Hawai‘i Bar Association
  • American Bar Association

University of Hawaii at ManoaUniversity of Colorado School of LawJ.D.

Office Location

75-1000 Henry Street, Suite 209
P.O. Box 1720
Kailua Kona, HI 96745-1720
United States

Lawyer of the Year Awards

2017 Lawyer of the Year in Litigation - Real Estate of the Honolulu Metro Area
Robert D. Triantos has earned a Lawyer of the Year award for 2017!

Practice Areas

Litigation - Real Estate
Real Estate Law