August-September 2012 August
Sheddi Shedding Light on Building Maintenance M To Be, or Not To T Be LED Clean Pipes & Plumbing Claims Security Checklist Check Elevators—A N New Way To Ride
Inside:
Plumbing Resource Guide
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Volume 28
Number 5
DEPARTMENTS ELEVATOR TECHNOLOGY 6 A New Way to Ride New software makes for speedy vertical transportation. By Sasha Bailey 10 Going up? Modernization of elevators and escalators is a major focus for many of Hawaii’s aging buildings. By Bert Yorita
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LIGHTING EFFICIENCY 11 Let There Be Light A new energy-saving program is put to the test and lights us up. By Aimee Harris 12 Be LED, But Not Astray A quality control maven shines some light on LEDs. By Jennifer Thornfeldt 14 LED Illumination Don’t be in the dark on cost savings. By Howard Wiig PLUMBING 17 Plumbing Claims A road map on how to handle water claims. By Sue Savio 18 Corrosion Clean Out Chemical-free technology treats limescale, bacteria, algae and corrosion. By Harald von Sydow
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SECURITY 20 Security FAQ’s Choosing the best security system for your building. By Richard Osbourne, Jr. 22 Security Checklist Getting the most from guard services. Drew Levine 24 Raising The Bar for Security Guards Hawaii joins more than 20 other states that require guard training. By Albert “Spike” Denis
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24 www.buildingmanagementhawaii.com
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EDITORIAL On Site: Empowering Employees By John Vallis Ask An Expert: Shifting Soil By Jon Brandt Association Updates Movers & Shakers Industry News Resource Guide: Plumbing & Wastewater Maintenance BMH
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Editor’s Note Getting to know your neighbors is a good thing … and in the property management industry, your neighbors are often your colleagues, too—making the effort even more worthwhile. We saw this at the 2012 Meet & Greet by Hawaiiana Management Company, where BMH was reminded of how our local trade shows serve as important and convenient venues for coming together and sharing experiences.
company, Hawaiiana truly supports Hawaii’s condominium and business communities. We are thrilled to have had such an overwhelming response from volunteer board members, resident managers, local businesses and Hawaiiana employees. Hawaiiana continues to thrive and we are very happy to ‘give back’ through Hawaiiana’s Meet & Greet Event.” At this year’s event, a total of 140 vendors from Oahu and the Neighbor Islands showcased a range of goods and services that help site managers improve and maintain their buildings. In addition, Hawaiiana offered resident manager tutorials and legal seminars during the day’s event. The legal seminars, which were taught by top condo attorneys, drew more
Editorial Staff Aimee Harris Editorial Director 738-4934 aimee@tradepublishing.com Contributors: Sasha Bailey Jon Brandt Albert “Spike” Denis Drew Levine Jocelyn Nystrom Richard Osborne, Jr. Sue Savio Harald von Sydow Jennifer Thornfeldt John Vallis Howard Wiig Bert Yorita Advertising Sales Team Lita Fernando (808) 738-4939 litag@tradepublishing.com Charlene Gray (808) 738-4938 charlene@tradepublishing.com Christine Huffman (808) 738-4990 chuffman@tradepublishing.com Barry Redmayne (808) 738-4950 barry@tradepublishing.com Production Staff Blanche Pestana, Production Manager Susan Whitney, Art Director Kim Martin, Graphic Designer
Event founder Jodee AcobaSuganuma created the annual Meet & Greet event to boost Hawaii’s businesses and save associations time and money. Over the past four years, up to 3,000 board members and managers have attended this event, making it the largest gathering of Hawaii’s community association practitioners. Hawaiiana President Mike Hartley said, “As a locally owned
Published by: Staff of Pacific Industrial Coatings.
than 200 board members to each session. Topics included How to Avoid Getting Sued, Preventing Owner Revolt During Major Renovations, New Laws Affecting Maintenance Fee Collections and even a 101 course for new board members. We enjoyed the event, and we hope you did, too. For our staff, it’s always great to put faces to names and to get to know you all better. Aloha!
aimee@tradepublishing.com
P.s. For more photos, please visit www.buildingmanagementhawaii. com/photos.html.
287 Mokauea Street Honolulu, Hawaii 96819 Phone: (808) 848-0711 Fax: (808) 841-3053 Founded by Trade Publishing Company in April 1983, Building Management Hawaii is a statewide trade magazine serving Hawaii’s commercial, industrial, and residential facility management industries. Building Management Hawaii (BMH) invites all professional associations and foundations involved in the management of commercial, industrial, and residential properties in Hawaii to submit articles, news releases, photographs, and artwork for publication in a future issue of BMH. Please send submissions via e-mail to bmh@tradepublishing.com or mail to: Trade Publishing Company, 287 Mokauea Street, Honolulu, Hawaii 96819.
Photos by Jocelyn Nystrom
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www.buildingmanagementhawaii.com
To Hawaiiana’s Meet & Greet 2012 Sponsors!
Mayor Peter Carlisle proclaims “Hawaiiana Hawaiiana Management Day Day”
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ELEVATORS
A New Way to Ride New software makes for speedy vertical transportation.
By Sasha Bailey
Destination based control software takes into account each personâ&#x20AC;&#x2122;s desired stop and dispatches the car that will provide the fastest trip time, reducing user wait time up to 30 percent and creating up to 35 percent more efďŹ cient passenger transportation.
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www.buildingmanagementhawaii.com
reen initiatives are an essential part of today’s building projects —including energy efficient elevators. With a growing emphasis on sustainable building practices, many building owners, facility managers, engineers and architects are looking for ways to increase elevator efficiency and reduce energy consumption by monitoring, upgrading and installing new equipment.
Elevators & Energy All elevators use energy. Although, the energy efficiency of elevators has greatly improved in parallel with technological advances in motor controls. Due to the increasing number of drive technologies created over the last three decades, units manufactured more than 20 to 30 years ago are significantly less energy efficient than today’s newer models. For example, traction elevators that are more than 20 years old use DC (direct current) hoist motors. These DC hoist motors need a motor generator to convert AC (alternating current) power into DC power. The power conversion
is needed to control the elevators’ precise acceleration and deceleration, which affects ride quality. Over time, manufacturers developed new technologies to convert AC power directly to DC power through SCR (silicon-control rectifiers) drives. SCR drives enable building owners to remove the redundant secondary motor generator that simply converts power from AC to DC. This elimination has reduced the need for dual motors, leading to significant reductions in energy use and operating costs. If your facility is still operating motor generator technology, you have a significant opportunity to reduce the energy consumption of your elevators. In some cases, upgrading to a more sustainable elevator system can be as simple (and affordable) as upgrading to LED lighting, closed-loop door operators or automatic fan and light shut-offs. This ensures building owners save money each year. Energy-efficient lighting, controls and improved ride and air quality will also benefit building owners through improved tenant attraction and retention.
Destination Based Control Software Modernizing an elevator today is not about just changing out hardware … it’s about the software, too. Destination based control software, for example, groups passengers by destination and enables fewer cars to make fewer stops. For passengers, this means using a keypad or touch screen in the lobby to register the floor to which they are traveling. There are no buttons inside the car. Guided by an estimated time-todestination formula, the system takes into account each person’s desired stop and dispatches the car that will provide the fastest trip time. Once the elevator car arrives, the lobby’s screen allows passengers to see designated stops and directs them to their appropriate ride. Instead of stopping at multiple floors for different individuals, the dispatch system groups all passengers traveling to a specific floor in one trip. Destination control systems improve building efficiency and can even increase overall property value.
Destination based control software directs passengers to register the floor to which they are traveling by using a keypad or touch screen in the lobby, removing the need for buttons inside an elevator. www.buildingmanagementhawaii.com
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ELEVATORS
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ELEVATORS
These systems increase passengerhandling capacity, allowing building owners to accommodate tenants with high-traffic needs. They can also reduce user wait time up to 30 percent and create up to 35 percent more efficient passenger transportation, potentially yielding energy savings.
Surface mounted kiosk.
Safety & Service Elevators running at peak performance use less energy. To maximize the performance and safety of elevator products, a codecompliant preventive maintenance program is important. Even after an elevator’s warranty expires, it is important that it receives preventive maintenance to ensure optimum and safe performance. This maintenance should involve fast, reliable service by trained technicians. Most companies offer programs that can be customized to fit a building owner’s specific needs. The Americans with Disabilities Act (ADA) stipulates that buildings must comply with new requirements that make elevators easier to operate by people with special needs. If an elevator is deemed as non-compliant with current regulations, the service provider should be able to provide a quick, costeffective solution. Elevator modernizations can update an elevator’s performance, reduce energy consumption and decrease the impact on Indoor Air Quality (IAQ).
Examples of local destination dispatch projects by ThyssenKrupp Elevator Americas
Highlander Condominium – 3 elevators, projected to be completed in late 2012
City Financial Tower – 5 elevators, projected to be completed in late 2013
Pacifica Condominium – 4 elevators, completed in November 2011
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Tall kiosk with pad.
Cab and lobby upgrades can offer a new updated look compared to older styles. Experienced technicians and engineers can customize modernization packages that are both time and cost efficient. With energy consumption reaching an all-time high, builders are looking for green alternatives. Whether customers are upgrading their current system or installing a new elevator, choosing energy-efficient technology should be beneficial for building occupants, owners and the environment. Sasha Bailey, LEED AP BD+C, is the strategic communications manager for ThyssenKrupp Elevator Americas, where she is responsible for creating and implementing high-level communications strategies, as well as acting as the press and media liaison.
www.buildingmanagementhawaii.com
New Installation, Service, Repair and Modernization; From Start to Finish and Beyond, ThyssenKrupp Elevator is Your Single Sustainable Solution team HAWAII 2880 Ualena Street Honolulu, HI 96819 Tel: (808) 834-6300 Web: www.thyssenkruppelevator.com
ThyssenKrupp Elevator Americas
ELEVATORS
Going Up?
At The Forum Shops at Caesars, Mitsubishi Electric & Electronics USA unveiled Las Vegas’ first spiral escalator. This installation is one of only two sites in the U.S. with spiral escalators.
Modernization of elevators and escalators is a major focus for many of Hawaii’s aging buildings. By Bert Yorita
C
onveying systems such as elevators and escalators are an integral part of a building and essential to successful daily operations. Regardless of the type of facility, it is expected that the elevators and escalators will be a reliable and safe source of vertical transportation, without fail. Like any electrical-mechanical system, preventive maintenance is required regardless of the age of the equipment. The old adage, “if ain’t broke, don’t fix it,” is totally inaccurate. Neglecting to properly maintain your equipment can lead to major corrective repairs, resulting in higher costs and extended equipment down time. Unplanned equipment shutdowns create an inconvenience for the users or tenants, and put negative attention on building management. Although it is virtually impossible to eliminate all unplanned shutdowns, providing comprehensive preventive maintenance can help to reduce the occurrences.
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When preventive maintenance is performed in conjunction with the elevator contractor’s routine maintenance schedule, there is a reduction in the frequency of callbacks, typically known as trouble calls. Callbacks can result in very unhappy tenants … and possibly an unplanned and unwelcome billable charge from the service provider. Given the growing age of many buildings in Hawaii, elevator equipment replacement (aka modernization), will continue to be a major focus for many building owners. Upon the completion of a modernization project, it is also often a misconception that because the equipment has been upgraded or replaced, preventive maintenance is no longer needed or should be reduced to a bare minimum. Again, this is inaccurate. It is essential that an elevator or escalator continue to receive comprehensive preventive maintenance on a routine and ongoing basis. This will assure
longevity of the electrical and mechanical components of the system, while keeping callbacks to a minimal. Elevator and escalator preventive maintenance and repair services are one of the higher recurring expenses for any building. However, comprehensive preventative maintenance of a vertical transportation system is essential to properly ensure the operation, reliability and safety for all users. In fact, regular maintenance can help to avoid or delay an even more expensive upgrade or modernization. There is no one better way for a building owner to protect their investment than to invest in a comprehensive preventative maintenance program for their existing, newly installed or modernized equipment. Bert Yorita, branch manager of the Mitsubishi Elevators & Escalators since its establishment in Hawaii in 1991, has 37 years of industry experience.
www.buildingmanagementhawaii.com
Let There Be Light A new energy-saving program is put to the test and lights us up.
This program is designed to the advantage of the business owner, not anybody else. ~ Alan Hoki of HR Administrators of Hawaii By Aimee Harris ast year, the Hawaii Restaurant Association (HRA) launched its new Electric Utility Reduction Program. Part of the program addresses one of the largest burdens for businesses—high utility costs for lighting. “We are problem solvers,” says administrator of HRA member services Alan Hoki of HR Administrators of Hawaii. “When our members have needs, they ask us to find solutions. This time the association was charged with creating a no-hassle, energy-saving program.” To address lighting costs, HRA partnered with national brand Philips Lightolier and Republic Energy Services. Together, they evaluate a business’ current lighting program and design a seamless turnkey upgrade. “In our research,” Hoki says, “we discovered that Philips Lightolier already had a consumer program in place. We just had to tweak it to meet our requirements for using local contractors, etc.” But most importantly, Philips met four key requirements—lowinterest funding, guaranteed wattage savings, product warranties, and the filing of all the necessary documents for tax incentives and utility rebates. “A complete package such as this, with no residual issues or paperwork, is ideal for businesses looking for cost savings,” Hoki says. The program’s low-interest loans can be structured so that the payments are equal to the savings generated by the efficient lighting system. This type of “break-even”
loan results in no additional out-ofpocket costs. Once the loan is paid, the savings generate a positive cash flow for the company. “Our goal is to reduce a business’ electric power consumption by 50 percent so that it can pay back the loan within a year or up to 18 months,” Hoki says. The program is available to all businesses that strive to lower operation costs, strengthen profitability and improve their environmental footprint … this includes companies such as Trade Publishing Co., the producers of Building Mangement Hawaii magazine. In the heart of Kalihi, Trade is located at the renovated Honolulu Soda Water Factory. For all of its circa 1970s-charm, the building lacks some of today’s basic amenities. Until recently, this included energy-efficient lights, fixtures and ballasts. “Last year, I put changing our overhead lights on my agenda,” says Jim Myers, Trade Publishing’s operations manager. “Each of our old light fixtures held four florescent bulbs, ranging in color. The lights cast a dim, yellowish tone and the fixtures themselves were dated— unattractive.” In addition to wanting to create a well-lit work environment, Trade hoped to reduce its utility cost. “We’re not the typical office building … we run a commercial, off-set printing press six days a week. It uses a ton of energy. We needed to do what we could to reduce costs and consumption,” Myers says.
To update its lighting system, Trade Publishing Co. contacted the HRA about its new Electric Utility Reduction Program. For Trade, updating its lighting program meant replacing all of its lights in the foyer, press room and office space. The program installed more than 70 new fixtures, and replaced nearly 300 light bulbs with high efficiency LED, CFL and fluorescent lamps. The outdated recessed lighting, with four 32-watt fluorescent bulbs, lost up to 35 percent of their light due to the old-fashioned prism lenses that trapped the light inside of the units. Those old units were swapped with new architecturally pleasing, soft contoured, direct/indirect Philips Lightolier fixtures. The new fixtures hold only two 28-watt bulbs and reflect all of the light outward, earning an efficiency rating of 90 percent or more. The new lights and fixtures are 60 percent to 65 percent more efficient. On the average, Trade is saving 1,717 kWh per month, or 20,604 kWh per year. (Savings are measured in wattage, as HECO’s rates fluctuate.) “It’s quite impressive,” Myers admits. “We have half as many light bulbs, producing twice as much light. We have so much light, in fact, that some of our staff have said that it’s too bright. In those cases, we’ve unscrewed a bulb and just went with one … but that’s definitely OK, it’s just more energy and more money to be saved.”
LIGHTING
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For more information on cost savings with the Electric Utility Reduction Program, see page 16. www.buildingmanagementhawaii.com
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Be LED, But Not Astray A quality control maven shines some light on LEDs.
The C2D LowBay combines performance and energy-efficiency with a low-profile modern design. Its round and even light distribution provides uniform illumination.
LIGHTING
By Jennifer Thornfeldt
A
s my husband, and consequently my kids, like to tease, “I change light bulbs for a living.” While this has some truth to it, my role in helping organizations save energy has a little more to it than that— especially lately. In 1996, when I began retrofitting lighting systems, we were all very excited about T8s, electronic ballasts and those crazy, new compact fluorescents. We’d even use occupancy sensors if there was a big enough budget! Fast forward (egad!) 16 years and we have a whole new frontier: LED. Light emitting diodes are changing the industry. Why does LED elevate my role from “light bulb changer” to lighting expert? I begin each day at 5 a.m. surfing the websites of the major manufacturers of LED. Almost daily there are new products, revisions to launched projects, new certifications for existing products and industry
updates. Keeping up with technology has become a key part of my role as a specifier and quality control maven. Let me save you a ton of time and research. Below are four conclusions about this bright, new frontier:
Don’t be LED-set It’s cool and it’s new, but it’s not always the best choice. If you’re working with a contractor or energy service company (ESCO), ask for LED as one of the options.
Don’t let vendors show you ‘before and after’ photos as the only evidence. However, instead of LED you may be able to retrofit to high efficiency fluorescent systems and have a payback period that will be short enough to delay LED installation. Delaying the installation of LED will provide time for the technology to improve and the cost to go down. All the while you are enjoying the rebates, tax benefits, savings and visual quality of your T8 fluorescent retrofit.
The Lighting Science A19 is an example of a dimmable LED bulb.
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Don’t be LED-sold Due diligence is a must. There are so many LED products flooding the market, and many of them are poorly made and the available information on these products is misleading (to word it kindly). Make sure the product you are considering has been properly tested and certified and will be covered by utility incentives. For example, LM79 tests the performance of the LED to help enforce truth in advertising. If the LEDs you are being sold don’t have these test results, then kick them to the curb. The LSR RoadWay Light provides one-for-one replacement of existing HID roadway installations.
LM80 tests the life expectancy of the lamp. If an LM80 test has been done, the advertised L70 (how many hours before the lamp degrades to 70 percent of its initial output) can be considered reliable. If LM80 hasn’t been done, make sure the warranty is at least five years. If you are banking on the warranty (instead of LM80) you should check out the financial fortitude of the company. Even the most math phobic among us can calculate the value of a defunct business warranty.
www.buildingmanagementhawaii.com
Make sure the product you are considering has been properly certified and will be covered by utility incentives.
The LSG DBR luminaires provide one-for-one replacement of existing high-intensity discharge (HID) roadway installations, with high wattages of 250W up to 400W.
Doing the job right for more than 30 years Ask your contractor/ESCO to ‘mock up’ an area of your building with the existing system and then the same area with the proposed LED solution. If you want to impress them, ask about the system’s light loss factor (conditions that interfere with the transmission of light, resulting in wasted lumens). For LED, it should be no higher than 0.85. (Just trust me on this one … LED loses its punch as time goes on.) If you are looking at purchasing more than 100 LED tubes or more than 30 LED fixtures, ask for a sample. You deserve it because you are about to spend big bucks. If you are looking at a smaller purchase, ask if you can buy a sample that will only cost you restocking/freight. Go on a field trip to look at other installations in the area. Don’t let vendors show you ‘before and after’ photos as the only evidence. My grandmother can brighten up a photo using Kodak Gallery’s free app.
Don’t be LED-spastic Whoa, Nellie! Prices are dropping, technology is improving, testing is getting better and options are expanding. If you doubt your decision about going with LED, then take a breath and keep searching. If there’s no solution today, check back with me tomorrow at 5 a.m. Jennifer Thornfeldt is the lighting design manager for Energy Industries, LLC. She has overseen lighting design projects for 16 years, including retrofits for hundreds of commercial spaces in Hawaii and across the U.S. www.buildingmanagementhawaii.com
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Punahou Vista (before)
PAINTING
Punahou Vista (after)
LIGHTING
Don’t be LED-sorry
Admiral Thomas Building
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LED Illumination
LIGHTING
Don’t be left in the dark on cost savings.
The City of San Marcos has been testing two types of energy-efficient street lighting—LEDs and induction. The goal is to reduce energy costs, but other benefits include reducing crime and making streets safer for drivers and pedestrians.
By Howard Wiig
B
usch Stadium, home of the World Series-winning St. Louis Cardinals, recently converted more than 1,000 lighting fixtures to LEDs, often achieving a 90 percent savings totaling more than $300,000 annually. Even though the stadium is only six years old and St. Louis only pays about one-third of Hawaii’s electricity costs, the retrofit still made economic sense. Hawaii’s property and facility managers can achieve similar dramatic savings while delivering higher quality light. Most facilities demand the most electricity between 5 p.m. and 9 p.m., exactly when most lights are on. Reducing lighting wattage with LEDs reduces peak demand charges.
Laser-like Light As you may know, traditional incandescent and compact fluorescent (CFL) lamps are “omnidirectional.” In a recessed can fixture, much of their light ricochets throughout the can and gets lost as it travels in all directions. In contrast, LED lights are “directional,” allowing a beam to spread with almost laser-like precision. This makes LED lights ideal downlights, a light designed to throw illumination downward. It is especially effective in places such as open parking lots, pathways, porte cocheres, lobbies and hallways. LED fixtures can be fine-tuned to distribute almost 100 percent of their light to the targeted area. For instance,
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LED streetlights can spread light in an ellipse to match the shape of streets, while conventional streetlights waste most of their light going up, sideways and into windows.
Dim & Motion While precise LED beam spreads can result in energy savings as high as Busch Stadium’s 90 percent, even greater savings are possible through dimming and motion sensors. Unlike fluorescent, metal halide and highpressure sodium lights, LEDs can be dimmed and switched on and off as readily as incandescent lights. This opens up many possibilities: s Lights can be dimmed or turned off late at night, and reactivated by motion sensors. This has the side benefit of alerting security to late-night movement s Lights can be dimmed to a warmer
(orange-ish) color late at night to minimize hazards for birds or turtles in beachfront areas. s Lights can be dimmed to improve starlight visibility for evenings on the lanai or for others promoting “Dark Skies.” Honolulu is the primary source of light pollution for astronomers atop Mauna Kea. Eliminating light that goes up and sideways, instead beaming it down on its target, reduces light pollution. The Big Island is experimenting with 1,000 LED streetlights, specifically designed with astronomy in mind. Dark Skies legislation has been introduced in the Legislature for the past two years. It may be only a matter of time before laws are in place. Shifting to LED’s anticipates new laws and improves astronomers, residents and visitors’ ability to enjoy the starry heavens.
Do the Math LEDs are especially attractive in Hawaii, given sky-high electricity costs. If the price of replacing a 60-watt halogen light with a 12-watt LED downlight is $58, and if the lamps burn 4,000 hours a year: the 48-watt savings (60w – 12w) x 4,000 hours/year = 192,000 watts per hour or 192 kilowatt savings per year. 192 kWh x $.30 = $57.60 savings, yielding one-year a payback time and an ROI of 100 percent. Hawaii Energy’s rebates will further reduce the payback time. If owners resist converting, many vendors finance LED conversions, knowing that clients can pay back from the savings.
www.buildingmanagementhawaii.com
Got Code? Also rapidly approaching is Hawaiiâ&#x20AC;&#x2122;s new energy building code, IECC 2009. It is already in place on Kauai, and is expected to take effect on Oahu and Maui in less than a year. IECC 2009 has stricter lighting power density requirements than the current code, meaning that less wattage is allowed. Conversion to LEDâ&#x20AC;&#x2122;s should put consumers ahead of the future energy code.
LED vs. PV
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LIGHTING
Finally, how do LED retroďŹ ts compare to installing photovoltaic (PV) panels? While PVâ&#x20AC;&#x2122;s are all the rage these days, less glamorous LED and other efďŹ ciency retroďŹ ts yield better returns on investment, even given PVâ&#x20AC;&#x2122;s low prices and tax credits. (Note the one-year payback example in Do the Math info box.) PVs deliver about ďŹ ve hours of peak performance daily, while LEDs save money every minute
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An example of how poor lighting increases glare into the night sky.
that theyâ&#x20AC;&#x2122;re on. PV power ďŹ&#x201A;uctuates as clouds pass over and cease to produce power around 5 p.m.â&#x20AC;&#x201D;just when most residential buildings approach their peak power demand. PVs are putting a serious dent in electricity consumption statewide. Before purchasing, conduct a life-cycle cost comparison with efďŹ ciency measures to ensure that you get the most savings from your available budget. LED lights may not have World Series glamour, but they deliver a home run with every good installation.
AQUAFINÂŽ-1K & 2K/M
Howard C. Wiig is the Energy Analyst at the Department of Business, Economic Development and Tourism.
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continued from page 11
Sample Power and Cost Savings Lighting:
Kitchen Equipment:
Many businesses have already made lighting changes, such as installing energy-efficient bulbs, which generate a 20 percent to 40 percent savings. For these businesses, there is still an opportunity for additional savings using state-of-the-art lights, fixtures and ballasts.
As part of the Electric Utility Reduction Program, the HRA offers a Kitchen Equipment Efficiency program in conjunction with Melink Corp., a leader in ventilation system energy management controls. It gives commercial kitchens the power to significantly reduce energy and HVAC consumption, noise levels and environmental impact.
LIGHTING
Typical Lighting Savings: Small business: $10,000 to $20,000 savings per year Medium business: $20,000 to $50,000 savings per year Large business: $100,000+ savings per year
Typical Kitchen Equipment Savings – Vent Fans Using sensors and variable speed controls, the vent fans operate according to demand, ranging from 30 percent to 100 percent of capacity. Typical savings for a commercial kitchen is 40 percent to 50 percent, with project payback in one to two years.
For additional information on the HRA Electric Utility Reduction Program, contact Alan Hoki at (808) 561-0763 or alan.hoki@RestaurantHi.com.
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www.buildingmanagementhawaii.com
Plumbing Claims A road map on how to handle water claims. By Sue Savio
O
ne of the most dreaded situations for a building manager is a water leak. And, unfortunately, the second most common type of homeowner’s claim is for water related damages, according to the Insurance Information Institute. The main culprits in 90 percent of condo water claims are water heaters, washing machines, toilets, rusty pipes and ice makers. The other 10 percent are people leaving faucets on, filling tubs and falling asleep … and my favorite one — an owner who didn’t know how to turn off the shower, just left it on and went to bed to have the manager get a call at 2 a.m. from a unit owner eight floors below saying his ceiling was leaking. How do you prevent appliances from leaking? Below are a few tips to help. Conduct a building wide plumbing inspection every seven to 10 years. Hire a licensed plumber and have him inspect your high-risk components. You will be amazed how claims dry up (no pun intended). Have the association get its common element pipes cleaned on an annual basis—maybe even semi-annually. Ask owners to let you know when they’re remodeling their kitchens and bathrooms. This is an excellent opportunity to inspect the pipes behind the wall. If they
are full of pinholes get them replaced now before cabinets and counters are installed. Consider putting the pipes of the AOAO on a replacement schedule. Pipes have a lifespan just like appliances. They do not last forever. Water claims cause damage to the building, personal property and upgrades. It is a disruption to the lives of the owners and tenants. But, when you have a claim, what do you do? The first step, of course, is to call in the plumber to fix the pipe. The plumbing bill is not covered by insurance. If it’s an AOAO pipe, then the plumbing bill will be the responsibility of the AOAO. But, if the pipes serve just one unit, then the bill may be the responsibility of the unit owner. Call in recovery and restoration experts to completely extract the water out of the floors, walls and ceiling. This cost is covered by insurance, subject to the deductible on the policy. Do an incident report. Report the details of this claim to your account executive. File an insurance claim. Instruct all of the affected owners to contact their H0-6 (condominium insurance) carrier. Insurance agents have the necessary experience to properly address the myriad of complex issues facing associations and can help resolve pending issues pertaining to plumbing claims. Sue Savio is president of Insurance Associates and has been a general agent since 1975. The firm specializes in condominium association insurance and commercial insurance.
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BMH
August-September 2012
17
Corrosion Clean Out Chemical-free technology treats limescale, bacteria, algae and corrosion.
By Harald von Sydow
PLUMBING
I
t is no secret that corrosion is a major cause of plumbing problems in Hawaii. Not only does corrosion cause leaks in kitchen and bathroom fixtures such as faucets, showerheads and toilets; but it also shortens the lifespan of all water-using appliances including refrigerators, freezers, dishwashers, hot-water heaters, boilers, etc. There has even been recent news stories of condos in Honolulu that have had serious plumbing problems due to corrosion. Corrosion and scaling are major concerns in all buildings in Hawaii, from single-family residences to five-star resorts and restaurants. Any plumbing that uses brass, copper or stainless steel, or any material with high zinc content that is not treated, will accumulate limescale; leading to corrosion line breaks. Since most of our buildings are 30 to 40 years old, you’ve probably already felt the pain of costly effects of limescale and corrosion. (The limescale buildup in our water increases as you travel leeward from Waikiki, rising from
50 parts per million (ppm) of silica and calcium carbonate in Waikiki to 230 ppm in West Oahu.) Since corrosion and limescale are so invasive in Hawaii, what is a property owner or manager to do other than replace the plumbing—a very expensive venture—and replace appliances as they fail? One answer is HydroFlow, a small unit specifically designed to stop limescale buildup. Although fairly new to Hawaii, HydroFlow has been in used in 42 countries for nearly 20 years. “HydroFlow installation is a plugon with no cutting of pipes. Once installed, randomly varying electric fields are introduced into the water throughout the entire plumbing system; breaking up corrosion and limescale precipitation,” explains Harald von Sydow, CEO of Nano TekOn. “The suspended particles wash away in the flow. HydroFlow normally dissolves existing scale in just a few months. It also slows down corrosion by up to 65 percent, extending the lifespan of existing corroded parts.”
Limescale build-up can be avoided by maintenance with the proper equipment and technology.
HydroFlow’s technology also can reverse limescale buildup. For example, HydroFlow technology increases the efficiency of water heaters by removing the scale that builds up over the electric elements, reducing faucet leaks, and extending the lifespan of water-using appliances. By keeping all particles in suspension, HydroFlow also prevents corrosioncausing calcium deposits from forming on the bottom of hot-water heater tanks. This greatly lengthens the lifespan of the tank. And, there is the added perk that this process keeps shower doors spot-free with minimal maintenance. HydroFlow soon pays for itself in maintenance, energy and water savings, says von Sydow. For a fraction of the cost to install new plumbing, Nano Tek-On can install one or more HydroFlow units on the plumbing in single homes, townhouses, condos or commercial buildings. The little HydroFlow unit also reduces algae and bacteria in cooling towers, swimming pools and spas. Contrary to standard water conditioners, HydroFlow does not use salt and does not change the chemical composition of the water or its taste. It leaves the water safe and good tasting without anyone knowing it is working behind the scenes.
HydroFlow unit in action.
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www.buildingmanagementhawaii.com
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PLUMBING
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After Pipes can be restored with HydroFlow, which normally dissolves existing scale in a few months. It also slows down corrosion by up to 65 percent, extending the lifespan of existing parts. www.buildingmanagementhawaii.com
BMH
August-September 2012
19
Security FAQ’s Choosing the best security system for your building.
Camera surveillance systems are effective for high-rises with guards who monitor the cameras, and also townhouses that usually don’t have full-time shift security.
By Richard Osborne, Jr.
O
ur happiness and well-being depend on us being able to work and live in safe and secure environments. Yet, in a world increasingly full of risk, we need to focus more on our protection and security. But it’s important not to focus too much on the negative, as every security challenge offers an opportunity to unlock hidden benefits that can serve everyone in your building. There are many things to consider when contemplating a property security system. So I thought I might touch on few frequently asked questions.
SECURITY
Q: How do you choose a security system? Do different types of buildings—commercial, residential, low-rise, high-rise—require different types of security?
A: Regardless of the type of property, the first step is to assess your needs. What are your issues, for example, is it theft, parking control, building entry control or guest entry control? In many cases, it’s all of the above. Secondly, find out what type of system can address all of your issues. Talk to your peers at similar properties about their experience 20
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with security precautions and system integrators. With that information, and with guidance from your property manager (if that’s not you), you can usually meet with the board of directors of your property or devise a security committee to come up with a plan. After that, a request for proposal (RFP) can be drafted based for either a professional security consultant or a system design.
Q: Do neighborhood types dictate security? For example, a hotel in Waikiki vs. a townhouse in Mililani?
A: I don’t see neighborhoods determining the types of security you need … all neighborhoods have issues with a variety of crimes. Rather, the property should determine the type of system. For example, hotels utilize more cameras and standalone key locks, as they have housekeeping to manage the locks and security to monitor the cameras on a day-today basis. Also, since townhouses usually don’t have 24-hour security or full-time shift security, I’d again recommend the use of a camera surveillance system with a good recording platform. On townhouse and condo properties, it’s recommended to
utilize access control or a keyless entry system. An access control system allows, restricts and tracks the movement of people through entry/exit points with programmable electronic keys or cards with readers. The system’s software can also manage schedules for communal areas such the pool, recreation deck or barbecue pits. The system can lock doors or gates, which only maintenance or security staff can open. The biggest advantage of a computer-based system is the actual control of the key fobs. If a tenant loses a key, then the resident manager can delete it or mark it as lost in the system so it no longer works. This eliminates a requirement to re-key the entire building or re-program all of the keys.
Q: How do you balance security with people? You want to protect tenants against theft and violence, but you don’t want a system so strict that tenants and employees feel uncomfortable.
A: That is correct, there has to be a balance. There is a fine line when balancing security and convenience. You want people to feel safe but not confined. When deciding on a security system and its configuration, it’s www.buildingmanagementhawaii.com
Security access panel.
www.buildingmanagementhawaii.com
Digital keypad audio entry panel, with security eye.
Again, this is a procedural issue to be discussed by the board or security committee. Finally, do you want to control the elevators? If so, do you want floorby-floor restriction? Remember, this can limit resident-to-resident visiting and will require proper management. You may want to utilize the “all call” option for securing the elevators. This means that tenants need a key to call the elevator, but once inside they can go to any floor they want. To completely assess your building’s needs, contact a trusted security system company. Most security system
integrators can conduct free site surveys and provide a report and/or RFP. The world of technology constantly changes and it is usually best to let the security system integrators keep up on the technology, and suggest what they feel is the right fit for your application.
SECURITY
important to consult the building’s board of directors regarding its “vision” for the property. It is equally important to talk to property managers, and get their opinion as to what has, or has not worked, at other properties. Additional things to consider include: Are the stairways controllable, or are they open? Many tenants utilize the fire exits due to convenience or slow elevators. This is one the largest loop holes in property security, as fire exit stairways are to remain accessible due to fire code. Do you have a parking structure or parking lot? Does the entry of your property allow for the installation of a gate operator? If it does, can you use a pedestal with a reader or do you need to use a wireless clicker to control the gate? Are your building entries controllable by a lockable gate or door? How many entries are there? What is the most commonly used pattern of entry. How do you handle guests? Do you have an entry phone allowing the tenants to let them in, or do the guests ring to security for entry and registration? If the entry phone is utilized, does it control the elevator or does the tenant have to come down the lobby to greet the guest?
Pacific Security Integrations, owned by CEO/President, Richard Osborne Jr., is a full service organization providing surveys and service for all security equipment.
BMH
August-September 2012
21
Security Checklist Getting the most from guard services. By Drew Levine
S
Guards take notes from a witness for an investigation.
ecurity manpower services are too often purchased as a commodity, based solely on price. The fact is property owners and managers should carefully consider important factors beyond price when choosing security manpower. Here is a checklist to help you evaluate and compare guard services. The ability to provide a technology component to complement the value of security ofďŹ cers. Technology is a great force multiplier. Seek out security providers that have developed, or embraced, software technology as a tool. Ask security companies about how theyâ&#x20AC;&#x2122;re using
Pacif Security Integrations is the leading provider of HYBRID Security Solutions. Pacific Upgrade to IP and High-definition video, without the cost of complete system Upgr replacement, â&#x20AC;Ś Pacific Security Integrations, has the solution. With REPORTSTARÂŽ repla from OPENEYE, you never miss an event due to insufficient storage, or experience a poor p po or image due to dirt or a malfunctioning camera. Our OPENEYE security solutions also a lso offers the mobility to review video from anywhere with MDVRÂŽ mobile viewer, a FREE FREE mobile APP for Android, iPhone and Blackberry. At Pacific Security Integrations we we a also provide complete maintenance programs for your camera systems, access control, cont parking gates, retail tag systems, security alarms systems and much more. PSI is is co committed to providing exceptional customer service, and would like to support you. Please Pleas contact one of our professional security specialists to conduct a free security assessment of your property. Let us help you improve your safety and security. asse
SECURITY
s &REE WITH EVERY RECORDER s 3YSTEM (EALTH #HECK s 2ECORDING $URATION !LERTS s #AMERA )MAGE 6ERIFICATION s !UTOMATED 3YSTEM 2EPORTS s !LARM (ISTORY s 4EXT %MAIL !LERTS s 5NIFIED 6IEWING #LIENT FOR All Systems
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www.buildingmanagementhawaii.com
A mixed use of security services—from foot guards and bike patrols to FOB cards and surveillance cameras— can make residents feel more safe and secure.
provider to bring in five to 10 working security officers from various job sites to be interviewed. What’s your impression? Does the company have the same high expectations and standards for its security personnel? Emphasis on client feedback and customer service. How does the company receive feedback on how it’s performing? Are there customer satisfaction surveys? If you express dissatisfaction, what actions are taken? Ask to see letters of commendation from clients and the public. Consider past client cancellations … ask for specific reasons and then judge the authenticity of the answers. Availability of value-added options. Consider what additional services you might need, such as a canine program. Do the security officers have basic CPR and first-aid training? What services does the company offer beyond “basic guard service?” In the end, the security officer is the first responder and therefore the linchpin of any organization’s security stature. The true measure of any security program’s effectiveness
ultimately begins with recruiting the best people, equipping them with the best training, matching them up to work in the best environment based on their skills. In addition to providing the best officers to a wide range of customers, a company also needs to offer a range of security capabilities, such as mobile software, that can capture incidents or report compliance issues. All this adds greater value to the officer’s role as part of a complete safety and security system. To carefully evaluate security providers, score them based on the strengths outlined above. It’s worth your time to assess the quality of the officers and integrity of the company to find the true and overall best value.
SECURITY
technology to enhance safety, mitigate risk or drive efficiencies. Technology can also add value to other parts of the organization. Look for a broad offering of integrated solutions, including elements such as investigations, consulting, solution design, engineering and risk assessment. Ask about the stability of the company and size of the workforce. How long has the company been in business providing security services? How many operating offices does it have? What is their financial situation, including total U.S. revenues and global revenue (if applicable)? Also consider what liability coverage is provided. Is it adequate for your needs? Does the company provide a holdharmless agreement (a legally binding contract designed to release one or more parties from legal liability)? Reputation in the industry and community. Make some calls to determine the company’s relationship with local law enforcement. Inquire about state licenses, complaints and violations. Ask for proof of a working relationship with various minority subcontractors to be used when required by bid specs. An effective operations and support team. Look for a company that supports its security personnel after hours with a 24-hour communications center. Consider how the company handles transitions and if there is a formal transition plan? Consider the local office management and staff, including their professional backgrounds and length of employment. Does the company provide an ample supply of uniforms, weapons and other equipment? Do supervisors make scheduled and/ or unannounced job site visits? What resilience plans does your security provider have in place to handle emergencies and national disasters such as demonstrations, hurricanes, fires, etc? Professionalism exhibited by security officers. The best way to determine the level of professionalism of a company’s security officers is to visit one of the company’s client sites. Do the security personnel present a professional appearance and demeanor? Are duties being performed efficiently? Are work areas neat and orderly? Ask the security
As president of G4S Secure Solutions North America, Drew Levine is responsible for the growth, client retention and profitability for Secure Solutions USA.
BMH
August-September 2012
23
Raising The Bar for Security Guards Hawaii joins more than 20 other states that require guard training. By Albert â&#x20AC;&#x153;Spikeâ&#x20AC;? Denis
P
rivate security guards have outnumbered police ofďŹ cers since the 1980s. There are more than 1 million contract security ofďŹ cers and an equal number of guards estimated to work directly for U.S. corporations. On July 6, 2010, Senate Bill No. 2165, entitled A Bill For An Act Related To Private Guards, became law in Hawaii. The goal was to raise professional standards for security guards employed across the state, and established new registration requirements for all guards and employees acting in a guard capacity. The implementation of the bill (Act 208) from legislation to practical application is a work in progress. However, below is an update for buildings that contract guard companies and for employers who hire security guards. New requirements for registration and continued education, along with new fees costs, will take effect next summer.
SECURITY
Act 208 Update Act 208, now codiďŹ ed in Revised Statutes (HRS) 463-10.5, repeals the regulatory exemption for guards who â&#x20AC;&#x153;are employed solely by an employer in connection with the affairs of the employer,â&#x20AC;? formerly unregulated, â&#x20AC;&#x153;inhouseâ&#x20AC;?, proprietary guards. The legislation does not require non-guard company employers to become licensed; only that security guards become registered. Taking effect on July 1, 2013, Act 208 requires guard registration with the Board of Private Detectives and Guards after completion of an application, classroom training, federal and state criminal history checks and approval by the board. In addition to initial registration, the law also calls for guards to recertify through continuing education and renew their Guard Cards biennially. It is estimated by the Bureau of Labor Statistics that there are approximately 10,700 guards currently employed in the State of Hawaii.
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Hawaii will join the ranks of at least 21 other states that require guard training, according to the Service Employees International Union.
New Statutory Requirements The new law requires the following: s -ANDATORY STATE AND FEDERAL criminal background checks performed via ďŹ ngerprint s %IGHT HOURS OF PRE ASSIGNMENT classroom training (â&#x20AC;&#x153;before the ďŹ rst day of serviceâ&#x20AC;?) s &OUR HOURS OF ON THE JOB TRAINING conducted by a registered guard s Registration of the guard employees with the Board of Detectives and Guards, which will issue a Guard Card s &OUR HOURS OF ADDITIONAL TRAINING annually thereafter, or eight hours biennially s 0ROOF OF CONTINUING EDUCATION WILL be required for registration renewal
Legislative Intent: Whoâ&#x20AC;&#x2122;s Included? It was the intent of the Legislature to include all guards with the exception of sworn state, federal and county law enforcement personnel. All guards and individuals acting in a guard capacity, include: s RETAIL LOSS PREVENTION SECURITY personnel s HOTEL SECURITY OFlCERS s Financial institution security personnel s ARMORED CAR GUARDS s UTILITY SECURITY OFlCERS E G (%#/ Board of Water Supply) s DOORMEN AND BOUNCERS s HOSPITAL SECURITY OFlCERS s ALL PRIVATE PROPRIETARY SECURITY ofďŹ cers/guards, including community association guards
Guard Registration QualiďŹ cations Effective July 1, 2013, the qualiďŹ cations to be a security guard include: s YEARS OF AGE OR OLDER s ! HIGH SCHOOL EDUCATION OR ITS equivalent
s .OT PRESENTLY SUFFERING FROM a psychiatric or psychological disorder that would be detrimental to their performance as a guard s (AVE NOT BEEN CONVICTED OF A CRIME that reďŹ&#x201A;ects unfavorably on the ďŹ tness of the individual to act as a guard
Background Check, Training and Registration Registration applicants will be required to submit to an FBI and Hawaii Criminal Justice Data Center (HCJDC) criminal records history check. This may be done by Live Scan, an electronic ďŹ ngerprinting technique. The ďŹ ngerprint data will be electronically provided to the HCJDC. The center will also perform a Hawaii criminal history check and transmit the ďŹ ngerprint data to the FBI to check against the Department of Justice criminal convictions database. It is envisioned that employed guards and/or prospective applicants will be educated by board-approved trainers and earn a certiďŹ cation. Then, the training certiďŹ cation will be joined with the applicantâ&#x20AC;&#x2122;s criminal history data and registration application. The board will determine whether the applicant qualiďŹ es for registration. Assuming successful completion of the three components, the board will then issue a Guard Card. (For training resources and options, please see the BMH Resource at the end of this article.)
Regulatory Compliance Considerations Guard companies (agencies) have the same regulatory compliance responsibilities as private employers under this new legislation, but are further regulated by the licensing and legal requirements of HRS 463 and the rules that implement the statute, Hawaii Administrative Rules 16-97. For non-guard private employers, regulatory burdens include: s %NSURING THAT CURRENT EMPLOYEES meet the qualiďŹ cation criteria and www.buildingmanagementhawaii.com
become registered by July 1, 2013. It is foreseen that private employers will assist their current employees with this process. s )T WILL BE THE PRIVATE EMPLOYERS responsibility to ensure that after all current guard employees have been registered that its employees have complied with the annual four-hour (or eight hours every two years) of required continuing education and have had their registrations renewed. Research indicates that employers must pay employees for the first eight hours of training and for the four hours of annual training thereafter. Check with your legal counsel on this issue. Businesses will need to be able to demonstrate that they acted reasonably and with due diligence to ensure that guards maintain current registration.
Fees & Costs Employers who employ security guards should budget for additional payroll (training) costs and registration fees. Contract guard company clients should also consider the possibility of price increases in 2013 due to this mandatory training
and regulation of security guards. Preliminary cost estimates for initial non-payroll related fees and costs of registration and renewal are projected to be as follows: s )NITIAL REGISTRATION DURING the first year of the biennium including the application fee, Compliance Resolution Fund (CRF) and registration fees will be approximately $140, plus the costs of Live Scan and the HCJDC and FBI criminal history check, approximately $58, for a total of about $200. s 3ECOND YEAR OF THE BIENNIUM )F A guard becomes registered during the second year of the two-year registration and renewal cycle, the Department of Commerce & Consumer Affairs (DCCA) fees will only be $90, plus the $58 for HCJDC and FBI checks, for a total of approximately $148. s 2ENEWAL FEES EVERY TWO YEARS ARE projected to be $100. The information provided in this article is based solely on the opinions and conclusions of the author. None of
BMH Resource: For additional information about training options or the implementation of Act 208, please contact: Board of Private Detectives & Guards at 586-2705 hawaii.gov/dcca/pvl/boards/private the information in the article should be considered legal advice. The information does not represent the position of the Board of Private Detectives and Guards; its Executive Officer Charlene Tamanaha; the members of the Act 208 ad hoc committee; Securitas Security Services USA, Inc.; or Pacific Security Group, LLC. Albert “Spike” Denis is a Certified Protection Professional (CPP) and forensic security consultant/ expert employed by Securitas Security Services as a consultant. He is on the CrimeStoppers Honolulu Board of Directors. Spike also served on the State of Hawaii’s Board of Private Detectives and Guards for eight years and is a member of the Act 208 Ad Hoc Committee.
SECURITY
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BMH
August-September 2012
25
On Site
Empowering Employees The best idea may not always be your own. At BMH, we know that managing property in Hawaii isn’t easy. For that reason, we’ve donated this page to you! We invite you, and your peers, to use this page as a forum to address common problems and share insights—helping you do your job even better.
NEW
In this issue, we call on John Vallis, site manager of Hale Kehau, AOAO, on the Big Island. In 2011, Vallis was awarded the IREM Accredited Residential Manager of the Year award.
Over the past 25 years of being a manager, I’ve learned that one key principle—empowerment—is very important to resident and site managers. In fact, giving employees power has awarded me more wins than losses. Of course, nothing works every time for everybody, because it all comes down to dealing with people and people are different … some are very different. One of the most common mistakes made by managers is to place that “boss crown” on your head and strut around like some kind of monarch. Rather, it’s important to recognize your role in the operation. You are the choreographer that makes sure that all the dance steps come together in sync … that step one happens before step two. Part of empowering others is depowering yourself. Get the idea out of your head that if you want the job done right, you have to do it yourself. This philosophy will work you to death, because you can’t do everything. Plus, it actually makes you the weakest link in your operation. For example, if you’re sick or on vacation, your operation runs the danger of collapsing. Instead, your goal should be to create an operation that does not require you being there. This is contrary to a bosses desire to feel needed and important, but any successful coach with tell you that true power and strength come from a strong team, not individual stars.
So, what do I mean by empowerment? Almost every task has hurdles to overcome. Although it may seem easier and faster to get the job done your way under your direction, it’s important to keep an open mind to ‘hear out’ alternative solutions. Often, the person doing the work knows where the inefficiencies are and has ideas of how to overcome them. If you can use their ideas, do so. A funny thing happens when you incorporate your staff’s ideas … the project is usually successful, because they want to make sure that their idea works. In seeing their own ideas develop into successful projects, they
True power and strength come from a strong team, not individual stars.
will hopefully gain confidence in their job. This approach builds a strong, loyal and respectful team. Again, if the final goal is reached, you win, they win. Empowerment has other positive side effects. By listening to your employees’ ideas you are showing them respect. They feel like part of the operation and not just a cog in the machine (I have worked for companies that show more respect to their equipment than their people). By working with you rather than for you, employees will get a better understanding of your goals and the overall vision for the property. You will have also opened the door for alternative ideas on how to do the job better. This is important, because I can guarantee you that you will not always have the best idea.
John Vallis, site manager of Hale Kehau, AOAO, on the Big Island.
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Ask an Expert
Shifting Soil
Have a question about managing your property? Ask BMH. We’ll find an expert to answer your question: aimee@tradepublishing.com
By Jon Brandt
Q: Our AOAO is working with the city to take over some land that is adjacent to our property. We won’t be building on the land and will only use it for landscaping. We think there used to be underground utility pipes, and we are concerned about the soil. Some of the board members have talked about getting a soil report. What is a soil report, and should we get one for the property?
A: It seems to me that you’re concerned about contaminates in the soil from the underground pipes. So, I think the main thing you should check into is an environmental report, as it determines potential environmental hazards. A soil report typically doesn’t address contaminates—rather, it analyzes the soil’s structural capacity and stability. Geologists and field technicians take core samples of the
DON’T MISS THE
AMAZING
soil at various sites and do a series of tests. From the tests, it can determine if the soil is stable or if remediation work is needed. Anyway, there are several reasons why a soil report may be needed, but in this case it appears an environmental report would be more appropriate. In Hawaii, two of the most common soil issues involve expansive soils and unstable hillsides. Expansive soils are soils that swell a lot when they get wet and then shrink back as they dry out. This expansion and contraction actually moves dirt particles around. We’ve seen soil move up to 6 inches. The thing I find most interesting about this is that expansive soils can move portions of a building upward and other portions of the same building downward. It can be a slow process, but it can
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result in major damage to buildings. The other issue we see a lot of is the unstable hillside. The major hillside problems that involve rock falls get the most press, but slow downward sliding hillsides are common in Hawaii. Many times the soil sliding is not very deep and buildings with footings several feet into the soil can withstand the movement. However, many wood-framed buildings are placed on concrete blocks set only a few inches into the soil. These tend to have a lot of movement as the soil carries the concrete block along with it. A soil report will usually have a repair recommendation for each soil problem. Since every project is different, the recommendation for each property is usually unique. So, as always, check with a design professional for your specific project.
Monday, August 27, 2012 Neal Blaisdell Center
3–7PM
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MEET TOP VENDORS WHO CAN ADD VALUE TO YOUR PROPERTY! Certified Hawaii and Hawaii First’s first annual Vendor Fair offers the rare opportunity to shop a wide variety of talented third-party partners hand-picked for their experience and track record. Strategically scheduled during the pre-budget season, this special event features more than 100 vendors showcasing the newest products, services and resources to help your community association save time and money.
FREE
ADMISSION, GREAT FOOD AND PRIZES!
808.836.0911 certifiedhawaii.com
808.531.5566 hawaiifirst.com
Hosted by
RSVP by August 24 at AssociaHawaii.com and double your chances of winning!
www.buildingmanagementhawaii.com
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Association Updates
Save the Date: September 12. At the 2012 Legislative Update a line-up of experts —including Sen. Roz Baker, Rep. Keith Agaram and Philip Nerney Esq.—will discuss how bills get passed, how to participate in the process and understand the legislative process. Registration will begin at 8 a.m., followed by a buffet breakfast. CCM can help you be a better board member, owner, resident or property manager. The 2012 sponsorships and memberships are now being accepted directly online. www.mauicondocouncil.com condocouncilmaui@hotmail.com (808) 573-4231
industry. There will be food and door prizes—an event not to be missed. RSVP by September 12. Save the Date: September 30. Enter the 2012 Hawaii Residential Building of the Year competition, which awards excellence in condominium and townhouse projects by evaluating all facets of a building’s operations. The building manager must be an ARM®, ACoM, or CPM® Member or AMO® Member firm. Nominate an outstanding manager for ARM member of the year or CPM member of the year. www.iremhawaii.org iremhawaii@gmail.com 536-4736
NAIOP Save the Date: September 7. Save the Date: August 22. Daniel Grabauskas became the new CEO of Honolulu Authority for Rapid Transportation (HART) on April 9. He’ll be speaking at the Cupola Theatre at the Honolulu Design Center from 11 a.m. to 1 p.m. RSVP by August 17. Cost: $40 members, $50 non-members. www.ifma-hi.org ifmahawaii@ifmahawaii.org 533-4357 Save the Date: August 31. Come out and play at the 17th Annual Aaron M. Chaney Golf Tournament at Pearl Country Club. Shotgun start is at noon. Partial proceeds support the Aaron M. Chaney Scholarship fund for IREM® education, as well as local charities. Sign up is by August 15. Save the Date: September 19. Vendor Blender & Annual Meeting from 11 a.m. to 2 p.m. at Manoa Grand Ballroom. Learn about the wide range of services for residential and commercial properties, and network with experienced service providers and managers in the 28
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The 20th Annual NAIOP Hawaii Charity Golf Tournament is a “not-to-be-missed” day of golfing, networking with commercial real estate industry leaders and dining on delectable cuisine at the one-and-only Kapolei Golf Course. The entry fee is $1,000 per team, which includes tee sponsorship, mulligan’s (a free shot given to a golfer, in informal play, when the previous shot was poorly played) and a banana peel game. The two-putt scramble game begins at noon. Your entry includes lunch and dinner with prizes to follow at the Kapolei Golf Course Clubhouse. This year, a portion of the proceeds will be donated to Help, Understanding & Group Support (HUGS). Registration and lunch begin at 10:30 a.m. Shotgun start begins at noon. www.naiophawaii.org barbie@naiophawaii.org 847-6575
NARPM Oahu Save the Date: August 21. Each year the chapter holds an annual seminar, this year entitled, Property Management Through Tears & Laughter, inviting non-real
estate professionals. This year, topics discussed will be landlord/ tenant code, fair housing, pitfalls in managing properties, asbestos and evictions. The seminar includes our keynote speaker, comedian Frank De Lima. Japanese Cultural Center, 8:15 a.m. to 4 p.m. The event includes a continental breakfast and a three-course lunch buffet. Early-Bird Registration is $110. Meetings are held monthly. Licensed real estate agents are invited to attend up to two meetings per year to see if NARPM is something they would like to join. www.oahu.narpm.org narpm.oahu@gmail.com 292-1034, Liz Ishimitsu The Residential Management Association of Hawaii is a statewide non-profit trade organization that educates, informs and networks Hawaii’s multi-housing industry. Seminars For Resident Managers Save the Date: August 8. Condo Laws 514 A & B by Attorney John Morris Save the Date: August 22. Risk Management by Sue Savio of Insurance Associates Save the Date: September 12. Mechanical Pumps & A/C by Alakai Mechanical Save the Date: September 26. Commercial Exterior Painting by Triple D Painting All seminars will be from 1 p.m. to 3 p.m. Hawaii First, Inc., 800 Bethel Street Honolulu, HI 96813 (Conference Room) Validated parking is available at Harbor Court Tower. www.rmahawaii.org info@rmahi.org 561-3410
Compiled by Jocelyn Nystrom
www.buildingmanagementhawaii.com
Movers & Shakers Hunt Companies has hired Blair Suzuki as its new assistant development manager. He is the former assistant vice president of Blair Suzuki Bank of Hawaii. In his new position, Suzuki will be responsible for various aspects of asset management, and planning and developing the company’s 538 acres of land and buildings in Kalaeloa. “We are excited to welcome Blair to Hunt Companies, and we believe that his extensive background in financial services, banking, real estate investment and asset management will be a valuable asset to the company,” says Steve Colon, president of Hunt’s Hawaii development division. “Blair’s diverse portfolio is a testament to his ability to accept new challenges and succeed.”
RevoluSun Welcomes New Project Developers: RevoluSun, a local provider of residential and commercial solar systems, has engaged Rafael Baez, Corey J. Huntz and Stacy L. Peters as Hawaii-based independent project developers. They will be responsible for educating and working with residential and commercial customers to achieve energy independence by designing custom solar systems, educating customers about available government incentives and finding financing options. Joining the team with more than 12 years of sales experience, Baez served as the district manager for Hawaii at Crescent Heights, the nation’s largest condominium company. Rafael Baez
RevoluSun welcomes Huntz whose background is in the wireless industry, serving as a reconnection associate at T-mobile, USA. Corey Huntz He has also assisted in designing a more environmentally-friendly pilot program, while delivering the highest level of customer service and tech support. Peters has nearly 15 years of design, marketing and sales experience working for firms such as Paramount Pictures and Walt Disney Studios Stacy Peters in California. Additionally, she serves as sole proprietor for PLAN A Marketing & Design, LLC.
Building Value Through Expert Facility Services Outsourcing non-core functions can lower your costs, increase efficiency and improve performance. ABM works with you to reduce your operating expenses while keeping your property safe, clean, comfortable and energy efficient through integrated or stand-alone services. Call Tiera Covington today at 808-545-7733 for facility services, always customized to your needs.
abm.com ©2012 ABM Industries, Inc.
www.buildingmanagementhawaii.com
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August-September 2012
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Industry News By Jocelyn Nystrom
CRW Earns Elite Status This summer, the Sika Sarnafil recognition program designated Commercial Roofing & Waterproofing Hawaii, Inc. (CRW) as an Elite member for the fourth year in a row. Each year, Sika Sarnafil—a renowned thermoplastic, single-ply membrane supplier—recognizes the best applicators in the business. Members, such as CRW, are evaluated on a number of technical criteria, and then informed of their membership status—Elite, Alliance or General. Depending on membership level, companies earn benefits such as early bird warranties, project leads and coop marketing. CRW is one of 146 Elite Roofing Contractors in the nation to be selected, recognizing its commitment to high-quality roofing installations. “Commercial Roofing’s quality, performance, dedication and loyalty reflect its Elite Contractor status with Sika Sarnafil, as we are both committed to providing roofing and waterproofing systems for its clients that exemplify the highest standards of quality,” says Chris Ogg, Sika Sarnifil’s district manager.
[From left to right] Guy Akasaki, president of CRW and Larry Young, vice president of CRW proudly accept the Elite Roofing Contractor Award for the fourth year in a row, presented by David Pavlicek, Sika Sarnafil’s regional manufacturer’s representative.
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Every Sika Sarnafil approved contractor goes through a rigorous training and evaluation program to meet Sika Sarnafil’s high standards. CRW has been an approved Sika Sarnafil contractor for the past 10 years. Its most recent Sika Sarnafil projects include; Hawaii National Bank’s main branch in downtown Honolulu, Unicold Hawaii, Rehab Hospital of the Pacific, Fairmont Kea Lani, Punahou School, Kahala Mall, Laie and Aikahi Shopping Centers, Macy’s Kailua and Windward mall, Hawaii Life, Hyatt Regency Koloa and numerous Neighbor Island commercial installations.
Honolulu Museum of Art lands $346K for Energy Efficiency Recently, the Honolulu Museum of Art (formerly the Honolulu Academy of Art) completed a major energy-efficiency retrofit by installing a new HVAC system. The museum received a $346,026 incentive from Hawaii Energy-administered Public Benefit fund, making it the largest incentive received to date by a charitable organization. “Sophisticated, self-funding projects like this represent the very best opportunities for nonprofits in managing rising energy costs,” says Miles Kubo, the chief operating officer Energy Industries, a ratepayer-funded conservation and efficiency program under contract with the Hawaii Public Utilities Commission. Energy Industries offers rebates and other incentives to residents and businesses to help offset the cost of installing energy-efficient equipment. Energy Industries provided the museum with a comprehensive program that protects the artwork, increases energy-efficiency and reduces utility expenses. The museum’s electricity consumption has been reduced by 28 percent, saving it an estimated $250,000 annually. The $1.5-million retrofit project, additionally funded in part by an
Honolulu Museum of Art
art donor and local financing, is expected to generate enough monthly energy savings to cover the financing costs of the mechanical system improvements. After the first year, the museum’s monthly electricity savings is expected to surpass its financing payments, creating a positive cash flow for the museum. The projects largest undertaking was the redesign and replacement of five aging, unconnected chillers with an integrated central plant of three energyefficient chillers, working in tandem. Should one malfunction, the other serves as a backup. This is crucial in the maintenance of the museum’s artwork, providing climate control in the galleries and vaults. Ray Starling, program manager for Hawaii Energy says, “We applaud the Honolulu Museum of Art for being the energy heroes that they are, and Energy Industries for helping them get there.”
One of the many changes and improvements at the newly renamed Honolulu Museum of Art is its new energy-efficient cooling system. www.buildingmanagementhawaii.com
When you examine your building’s plumbing, what do you see? Chances are that you’ll see some corrosion, limescale or pinholes. For help from the experts, refer to this BMH Resource Guide. The highlighted companies are preferred businesses for this issue.
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Doonwood Engineering, Inc. AC-11764 Glenn Yee Kailua, HI 96734 262-2344 doonwoodengineering.com Year Established: 1974 No. of Employees: 23 % of Work in Property Mgt: 55 Products & Services: Offers maintenance, replacement and repair of mechanical systems including pumps, valves, heat pumps, boilers, fans, tanks, pipes, backflow preventers and generators. Recently Completed Projects: Waipuna Booster Pump System, Inn on the Park (designer heater and storage tanks), Hilton Hawaiian Village (boilers and poster pump station)
Rayco Plumbing C-27219 Gary Vogt 94-547 Ukee St., Bay 310 Waipahu, HI 96797 487-7771 raycoplumbing@hawaii.rr.com www.raycohawaii.com Year Established: 1989 No. of Employees: 5 % of Work in Property Mgt: 60 Products & Services: Offers leak detection, pipe location, drain cleaning by augers and hydro jet machines. Free plumbing inspections, and no limits on plumbing repairs. Recently Completed Projects: Currently contract with Hawaiiana Management, Colliers International, and Waikalani Woodlawns AOAO for plumbing repairs and drain cleaning
NANO TEK-ON LLC Harald Von Sydow 906 Koko Isle Circle Honolulu, HI 96825 395-2996 nanotekhi@hawaii.rr.com www.nanotekhi.com Year Established: 2005 No. of Employees: 1 % of Work in Property Mgt: 30 Products & Services: Provides a complete line of environmentally friendly nano-technology for surface and water treatment and water conditioner technology to treat limescale, bacteria, algae and corrosion. Recently Completed Projects: FDC Honolulu (installation of water conditioner), Marriott Koolina Beach Club (application of glass protective coating to all shower enclosure, installation of water conditioners to heat exchanges), Honolulu International Airport (installation of water conditioner to ponds) See ad on page 19.
RCM CONSTRUCTION CORP. ABC 13668 Richard Malmgren 866 Iwilei Road., Bay 219 Honolulu, HI 96817 545-2177 Richard@rcmconstruction.com www.rcmconstruction.com Year Established: 1986 No. of Employees: 12 % of Work in Property Mgt: 50 Products & Services: Concrete spall repair, epoxy injection, polyurethane grout injection, crack repair, leak remediation, concrete coatings and waterproofing and injecting termite eaten wood. Recently Completed Projects: Royal Gardens at Waikiki, Duty Free Shop Galleria at Waikiki, Executive Center See ad on the back cover.
www.buildingmanagementhawaii.com
Roto Rooter Services Company BC-18126 Paul Thorpe 1631 Democrat St. Honolulu, HI 96819
847-2501 paul.thorpe@rrsc.com www.rotorooter.com Year Established: 1981 No. of Employees: 30 Products & Services: Plumbing, drain cleaning, high pressure water jetting and excavation SageWater BC-30020 Miguel Rentas 1288 Ala Moana Blvd., Ste. 1A Honolulu, HI 96814 536-1875 mrentas@sagewater.com www.sagewater.com Year Established: 2008 % of Work in Property Mgt: 50 Products & Services: With more 25 million feet of hydronic and potable pipe replaced, SageWater is the nation’s most experienced pipe replacement specialist for occupied commercial buildings. One Call Repipe is a turnkey process that takes care of everything from planning and estimating to implementation and project management. Recently Completed Projects: Hokua, Koolani TNH Plumbing Inc. C-5738 Xena Takahashi 911 Palm Place Wahiawa, HI 96786 622-1695 Year Established: 1962 No. of Employees: 25 % of Work in Property Mgt: 15 Products & Services: We are a residential and commercial plumbing and solar contractor. We service all plastic pipes, fit backflow preventers and use cameras to help unclog drains. Recently Completed Projects: Mololani Kaneohe Marine Base, Nohona II at Kapolei, and Kahiwelo at Makakilo
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RCM Construction utilized a low-pressure system on this project to inject a long pot life and low-viscosity epoxy resin to effectively seal hairline cracks.
RCM Construction Corporation: The Concrete Restoration Specialists RCM attacks the cracks using epoxy injection in concrete walls, slabs and other surfaces with excellent results. With these injection systems, concrete damaged by adverse structural conditions is strengthened and cracks are sealed to eliminate water infiltration. Utilizing both high- and low-pressure systems, RCM has restored cracks in a wide range of projects from fire damage repairs to historic renovations. Call RCM Construction Corporation. We offer effective solutions for concrete problems.
CONSTRUCTION CORPORATION
Phone: 545-2177 Fax: 538-1914
866 Iwilei Rd., Bay 219 Honolulu, HI 96817 Lic.No. ABC 13668