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JUNE 2020 | $5.00

Re-Roof Case Study Mokuleia Beach Colony successfully replaced roofs on 27 buildings. Here’s how they did it.

appliCation of Waterproofing MeMBrane

ConCrete poUr

hilton haWaiian village Coral roof top

ConCRete finishing

finished prodUCt

(808) 845-7770 • FAX (808) 845-7447 850 Moowaa Street, Honolulu, HI 96817


Serving Hawaii For over 25 YearS Rehabilitation of buildings: ConCrete restoration • Waterproofing • epoxy injeCtion speCialty epoxy & Urethane flooring indUstrial Coatings • BeloW grade Waterproofing roofing/Waterproofing MeMBranes • elastoMeriCs • Water testing • foaM injeCtion ConCrete staining & engraving Lic. No. ABC-12167

BUILDING THE FUTURE. ® RESTORING THE PAST. Hawaii Plumbing Group is Hawaii’s Drain, Waste, Vent and Water Distribution Replacement Specialist for Condominiums, High-Rises, and Town Home Projects


Our Competitive Advantages: • Complete Plumbing Retrofit • Proprietary Turnkey Repipe Process • Expect Only 5-STAR Results



Locally owned and operated, Hawaii Plumbing Group is your one-stop solution for every plumbing issue!

Quality installations at quality properties by Peter Stoyanov and Kimo Pierce

Serving All Islands!

HPG is a VALUE you can’t afford to miss! Call today!

808-842-9999 Kimo Pierce


Lic. BC-33636



Holding Things Together

Mailed and Distributed on the 10th of Every Month

So how does it feel to be known as essential? No news to you as a property manager, whether of a condo or a commercial property, that what you’ve been doing all along is essential to the well-being of countless people, not to mention the economy. But now, with many people working from home or not working at all thanks to the coronavirus, the rest of the world—including your board members and/or owners—knows that you and your staff provide an essential service both to your building community and to our larger community. You can shut down a lot of things in a world-wide public health crisis, but you can’t shutter a building that hundreds of people call home. And if you manage, say, an office tower, even if it’s dark it still needs managing. This is essential labor. No news to us at BMH either. And because we see our primary mission as making your job easier and more productive by providing practical continuing education, we think our work is pretty essential, too. And that’s beyond the recognition that journalists are performing essential work in keeping the citizenry daily informed during these challenging times. Police, firefighters (like my son), lifeguards, healthcare workers, grocery clerks, food, transportation and sanitation workers and more have rightly been lauded as front-line heroes during this crisis. We’ll add property managers to that noble list and applaud you and your staff for performing with grace under pressure, holding things together and doing a job that very few can do. ❖ don@tradepublishing.com

PUBLISHER Amanda Canada EDITOR Don Chapman ASSOCIATE EDITORS Brett Alexander-Estes Priscilla Pérez Billig SENIOR ADVERTISING DIRECTORS Barry Redmayne Charlene Gray SENIOR ACCOUNT EXECUTIVES Jennifer Dorman David Kanyuck ADVERTISING COORDINATOR Lorraine Cabanero LEAD ART DIRECTOR Ursula A. Silva ART DIRECTOR Jonathan Tanji














Cover photo courtesy Armstrong Consulting


AWAIIAN PROPERTIES, LTD. Building Relationships That Last

Phone (808) 539-9777 Fax (808) 521-2714 Call (808) 539-9502 to request a proposal


awaiian Properties is committed to serving its clients. Our offices remain open (Monday through Friday, 8 a.m. – 4:30 p.m.) and are fully operational. We are available during these hours via phone or email. Although we are presently closed to the public for the health and safety of our employees and guests, the employees continue to work in the office providing the same high level of service and performing fiscal, physical and administrative duties with diligence, care and expertise. Kevin Agena, Vice President/Sr. Property Manager

Irma Bondoc, Executive Assistant


awaiian Properties distributed masks to each employee and partnered with Hawai‘i Pacific Health and Clinical Labs of Hawai‘i to provide all employees with FREE voluntary COVID-19 antibody testing. We are a locally owned company with more than 90 years of experience and dedication to the unique needs of each client. Our team has grown to include 50 Property Managers who are supported by 72 Administrative and Accounting personnel.

(L to R) Suwadee Nitta, Asst. Marketing Manager, Glen Suzuki, Asst. VP/Sr. Property Manager, and Mike Gordon, VP/Sr. Property Manager

Stay healthy, take care of yourself and each other. Gerald Guieb, Mail Clerk/General Office Clerk

Anthony Lee, Ferdinand Banayat, Elizabeth Enriquez, Flory Farinas, Reishelle Farinas, Marilyn Wright, Demi Ranos, Accounting Department

Honolulu Office: 1165 Bethel Street, Honolulu, Hawaii 96813 Kailua-Kona Office: 75-240 Nani Kailua Drive, Suite 9, Kailua-Kona, Hawaii 96740 www.hawaiianprop.com

contents June 2020 | Volume 36 | No. 6


FEATURED 4 — Editor’s Desk Holding things together 8 — Projects Mokuleia Beach Colony successfully replaces roofs on 27 buildings 12 — Professional Profiles: Roofs

30 — John Arizumi The pandemic shutdown provides an opportunity for overdue maintenance 32 — Thomas Nishi Practical tips to create a healthy HVAC system

14 — Professional Profiles: Raingutters 24 — Meet a Manager: Mila Salvador The Whaler on Kaanapali Beach offers loads of amenities 48 — Jane Sugimura The clock is ticking to comply with the city’s fire-safety ordinance 49 — Carole Richelieu A practical list of important things to consider in buying a condo 50 — Community Corner Condo sales take a coronavirus hit


34 — Lance Luke Properly maintaining your HVAC system is really a matter of safety and health

SECURITY 36 — Sanj Sappal With more people staying home, building managers can focus on educating residents, and looking at security vulnerabilities 38 — Tom Keener Thermographic fever-detection/tracking camera systems provide a new weapon in beating COVID 40 — Andrew Lanning Finding enhanced building security inside the cloud

PAVING 42 — Kia Kamauu How to make your asphalt last 44 — Geoffery Long Paving projects in a pandemic

LEGAL 46 — Keri C. Mehling Five crucial considerations for AOAO boards to protect their associations

24 Copyright 2020 with all rights reserved. Unauthorized reproduction is prohibited. Building Management Hawaii is published on the eighth day of each month by Trade Publishing Company, with offices at 287 Mokauea, Honolulu HI 96819. Unsolicited materials must be accompanied by self-addressed, stamped return envelope. Publisher reserves the right to edit or otherwise modify all materials and assumes no responsibility for items lost or misplaced during production. Content within this publications is not to be construed 6 BUILDING MANAGEMENT HAWAII | JUNE 2020

as professional advice; Trade Publishing disclaims any and all responsibility or liability for health or financial damages that may arise from its content. Statement of fact and opinion in articles, columns or letters of contributors are the responsibility of authors alone and do not necessarily reflect the opinion of Trade Publishing Co. Single copy rate is $5, with subscriptions available at $35 per year. For information, call (808) 848-0711.

287 Mokauea Street, Honolulu, Hawaii 96819 (808) 848-0711 | TradePublishing.com

Hawaiiana: We Are “Here” for Our Clients, Through Every Circumstance While the current times are unprecedented, challenging and for many heartbreaking, taking some time to see the good can help balance the pressures of the difficult. We are learning to be thankful for what we have, to empathize with others, and just how many things we can do from home! Many have had the delight of catching up with old friends, and learning how to use technology in ways we never dreamed possible. Some are learning how to cook, to sew, and how to relax rather than to rush. And hopefully, we are all learning to cherish our friends and loved ones, and to care for strangers in need. In addition, we are learning that kindness is an inherent trait in so many. Below are a few “silver lining stories” collected from our clients and those working for Hawaiiana:

“One of Hawaiiana’s employees did some research and found a company that would deliver free meals to residents in need at one of our buildings. Those who wished to participate are now having meals delivered to their door by building staff wearing gloves and face masks. It feels great to be able to do things like this in such difficult times!” Bev F.

“In one of the buildings I manage, board members, their spouses, and a few other residents made over 120 fabric face masks for the Institute of Human Services staff.” Keola K. “Recently we asked residents at Kaimana Lanais to donate a dollar per unit to help the Foodbank. We were hoping for $114, but ended up with over $700!” Ruth T., Board President, Kaimana Lanais

“One of our ‘snowbird’ residents, Linda Selbert of Keala o Wailea, purchased a sewing machine on island and ordered a bolt of filter fabric, just so she could sew masks. I am sure she has made hundreds by now, and is sharing them with people on Maui as well as in her home state of Michigan.” Carol G.

Able to find the fun in everything, Hawaiiana employees have made their masks into a fashion statement, carefully color-coordinating with their day’s outfit. Shown are Mele Heresa (left) and Michelline Balisbisana (right).

employees are taken care of. I am so proud to work for a company like this!” Naina O. Deemed an “essential business,” Hawaiiana has maintained its daily hours of operation from 8AM – 5PM, Monday through Friday in its offices on Oahu, Maui, Kauai and the Big

“One condo board voted to give owners a break on one full month of their maintenance fees, just to provide them with economic relief. There are good people out there doing good things!”

Hawaiiana’s website is a great resource which allows clients to conveniently access our services from the comfort and safety of home. Owners can contact their property management team, ask questions about their bill, pay online, change their contact address, access news and educational information and more.

Lourdes D.

“Our company has made a sizeable donation to Hawaii Foodbank, and plans to do more for the community after making sure all of our

Residents at the 114-unit Kaimana Lanais on Oahu were asked to consider donating $1 per unit to the Hawaii Foodbank. Donations exceeded $700!

Linda Selbert, resident of Keala o Wailea (above) made hundreds of masks to share with people on Maui and in her native Michigan.

Island. Most employees are on a rotating schedule which includes some work-from-home days, but when in the office, all are required to wear face masks and practice “social distancing.” As a safety precaution, our offices have limited in-person visitors, but will cautiously reopen as deemed safe. Hawaiiana employees are always available by phone or email.

For more information on Hawaiiana’s award-winning services, contact Mele Heresa, CCIM®, CPM® at meleh@ hmcmgt.com or (808) 5936827. We also invite you to visit our website at hmcmgt. com. We are “here” for you now, and hope to see you in person in the days to come!

Contact: Mele Heresa, CCIM®, CPM® PH: 593-6827 • meleh@hmcmgt.com Visit us at: www.hmcmgt.com


NEW ROOFS for 27 Buildings An involved board and guidance from its management company leads to a successful re-roof at Mokuleia Beach Colony Photos courtesy Armstrong Consulting


Mokuleia Beach Colony Manager: John Bouchie, Vice-President of Hawaiiana Management Company, management executive for Mokuleia Beach Colony Project: Complete replacement of shake and flat roofs of 27 buildings on property

What caused this project to be undertaken?

Hawaiiana Management obtained three bids for oversight consulting of a complete re-roof project. We reviewed all payment applications to pay vendors and the consultant as the project progressed. Hawaiiana acted as a liaison between unit-owner concerns with the consultant.

The roofs had reached the end of their useful life and leaks started to develop.

How involved was the board, and what actions did they take?

When did the property open? 1967.

Number of units: 52.

Number of units and common areas affected? 52 units and one office/lobby area; 27 buildings total.

How did you initially respond? Hawaiiana had multiple roofing companies and independent consultants come to the property to give assessments of the condition of the roofs. These assessments were reviewed by the board. Each written assessment agreed that all roofs needed replacement and repair work was not a long-term solution.

The board reviewed the proposals of the consultants, researched their consulting history, obtained references, asked questions of each consultant, compared costs and selected a consultant. The board weighed the best means to pay for this project and created a special assessment as opposed to a 10-year bank loan which would raise fees over the next 10 years to pay this loan. The board met with unit owners to discuss this project, and fielded questions at monthly board meetings before, during and after the completion of the project. The board also gave

www.tradepublishing.com/building-management-hawaii 9

each unit owner the opportunity to have the contractor install a solar fan on their roof (at their expense) during the re-roof of their unit.

Did you bring in an outside consultant? Yes, Armstrong Consulting.

How did you decide on a contractor to do the repairs, and who was selected? The consultant developed a scope of work and placed the project out to bid. Bid walks with all consultants were done by a consultant. All bids were qualified to make certain all bids were bidding on the same exact scope of work. The bids were presented to the board by the consultant and discussed in great detail. The board then selected Commercial Roofing & Waterproofing here on Oahu.

How/when did you communicate with owners/residents about the issue and then the work? Once it was determined a complete re-roof project was needed, communication to unit owners was mailed to all unit owners in August 2018. This communication discussed the project and the special assessment to fund this project. It asked that all questions be submitted to the managing agent to be answered by the board. The consultant developed a comprehensive weekly schedule of the work, when each building would be done and communicated that directly with each unit owner.

When did actual work on the project begin and end?


January 2019 to August 2019. ❖

Knowing What You Don’t Know Richelle Thomason of Commercial Roofing & Waterproofing, who was involved in the re-roof project, says: “Mokuleia Beach Colony has a diligent board and seasoned property manager who knew they were not roofing experts, so the first decision made was to retain the services of a roof consultant. Now with expert help to facilitate the process, the next important decision facing the board was to select a contractor from a pool of competitive bids. Once the contractor was selected, it was the collaboration and teamwork of all parties, including the resident manager, that made for a successful project.”    


Tiffany Mancao, Associa Maui Community Manager and her family give back in a big way in the spirit of Associa’s national non-profit charity Associa Cares. The Mancaos bought cases of toilet paper and donated them to kupuna through a charity drive sponsored by the Maui Police Department. Face masks were also purchased and shared with the Mancaos’ neighbors. Tiffany and her family also bought and gave toilet paper and face masks to many other families in need. When Tiffany heard from a friend that the Island of Molokai did not have face masks, she immediately shipped the last of her family’s face mask supply to try to help.

Tiffany said, “We truly do embrace the Associa Cares concept. We are glad to be part of the Associa Hawaii team and help others.” The Mancao family’s very generous acts of aloha received national recognition in Associa’s Vision Today publication.

The Mancao ‘Ohana: Tiffany Mancao, Maui Community Manager, Associa Hawaii Priscilla Mancao, 12-years-old, holding Baby Daisy and Tiffany’s Associa Book, and Kenny Mancao, husband and dad.

ASSOCIA HAWAII AND ASSOCIA CARES DONATE TO LOCAL CHARITIES IN NEED! During these uncertain and unprecedented times, Associa Cares has launched the Communities United campaign. By presenting a unified effort in developing and administering our assistance, we can continue to have the resources necessary to meet the needs of those most vulnerable during wide-scale crises that threaten the well-being, health and safety of communities at-large. Associa Hawaii has made cash donations to the Salvation Army Hawaii, Hawaii Meals on Wheels and the Hawaii Foodbank as part of this program.


Brennan Leong enjoys the view from work.

Kapili Construction LLC dba Kapili Roofing & Painting Brennan Leong, President Years in business: 13.

What services do you offer? Brennan Leong

We offer both residential and commercial roofing, roof maintenance and painting service.

Number of employees/crew: 63.

What led you personally into the roofing business, and when? I come from a family of roofing contractors. My dad Michael and his uncle David are both long-time contractors. Naturally, I was brought into the industry. I started in 2011, and found a passion within the industry.

Best new roofing technology and/ or product?


Triton Tritoflex has been one of my favorite systems as of late. It is an instant-set rubber coating. The physical properties of this coating are much different from other types of coatings we work with, giving it unique advantages and the ability to solve a wider range of problems. We’ve been working with it for a while now, and have seen it start to pick up locally in the commercial market.

Please list a few of your clients: University of Hawaii, state Department of Education, U.S. Army Garrison, Kamehameha Schools.

What is the biggest challenge in the roofing business in Hawaii, or something most people don’t realize about the business? Pre-coronavirus the biggest challenge we were facing in the roofing business was access to skilled labor. Moving forward, we do not know what the biggest challenges will be but do know roofers and the roofing industry are a resilient bunch.






252-E2 IPUHAO PLACE WAHIAWA, HI 96786 • F: 808-621-7663 License #C-28938


Aston Kaanapali Shores on Maui

Worst damage you’ve seen caused Commercial Roofing and by bad roof maintenance? Waterproofing Hawaii Inc. Lack of roofing maintenance causes void a manufacturer’s warranty. We have seen instances of this, where a building owner has a warranty on their roof, but lack of maintenance causes a failure in the system that is not covered by manufacturer’s warranty. Just like a car needs regular maintenance, so does a roof. Failing to maintain a roof can cause irreversible damage to a roofing system, requiring more than just “maintenance” work. Being proactive and maintaining your roof ensures you get the intended use out of your roofing system and avoid premature replacement costs.

How has the coronavirus changed your operations? Coronavirus has been a reminder to how quickly things can change, and how uncertain things can be. It has caused us to create contingency plans, to plan further ahead and to operate more cautiously for the safety of our team and clients.

Guy Akasaki, President and CEO Years in business: 27 years. Guy Akasaki What services do you offer, and does your company have a “specialty?”

Commercial Roofing is a full-service roofing company offering all types of roofing installations, including low slope, fluid-applied, single-ply, modified bitumen, steep slope, metal, architectural metals, tile and shingles, as well as roof management and maintenance, repairs, rain gutters and turn-key roofing/PV installations. An area of specialty is our asset assessment evaluation report in our Roof Management and Maintenance Division, where we do an


in-depth analysis of your individual or multi-building facilities to identify your immediate and intermediate maintenance to optimize the life cycle performance of your asset and capital budgets to financially measure your expenditures and capabilities in the area of thermography and capacitance moisture detection for customers such as Coca Cola Bottling.

Number of employees/crew: 80-90 employees.

What led you personally into the roofing business? My wife actually introduced me to the roofing industry, back when I was an aspiring architect and roofing was not on my horizon. I started in an industry that I had very little interest in at the time, working for what was then a small residential roofing company and, given the opportunity, built it into the largest commercial roofing contractor in Hawaii—the largest roofing company in Hawaii. Commercial Roofing was birthed from ground zero, building upon core values of integrity, honesty, safety and

**COVID19 UPDATE** As an essential business keeping Hawaii’s buildings water-tight, we continue to maintain safe and healthy work environments, and work together with you to help stop the spread of the coronavirus. view our COVID updates at: commercialroofinginc.com/covid19/

We’ve got Hawaii covered. From roofing and waterproofing to maintenance, photovoltaic installation and everything in between, we’re your one-stop shop for everything on top. Since 1993, we’ve been protecting Hawaii’s structure and instilling trust and peace of mind.

COMMERCIALROOFINGINC.COM Photo: GAF TPO Membrane Re-roofing Project



their businesses as skilled roofers who know how to roof and then transitioned it into a company. In the life of a company, there comes a transition where the company becomes a business and priority has to be given to understand the mechanism of a business.

Worst damage you’ve seen caused by bad roof maintenance?

commitment that continue to shape and define who we are today. We are so privileged today to be servicing many clients who have been been with us since Day 1.

organizations like Hawaiian Telcom, Hawaiian Electric Companies, Bank of Hawaii and Central Pacific Bank.

What is the biggest challenge in the roofing business in Hawaii, Best new roofing technology and/ or something most people don’t or product? realize about the business? Some of the newer products that we have vetted and tested in the field include rubber roof fluid-applied systems. The membrane coating is 80% cured in three seconds. It skins over, providing a protective barrier from water quickly. Great for areas where rain is unpredictable or constant.

Please list a few of your clients: Some of the more recent commercial projects executed have been Whole Foods-Kahala, Aston Kaanapali Shores on Maui, Walmart-Mililani and Sam’s Club. Condominiums we had the opportunity to re-roof include Harbor Court, Mokuleia Beach Colony, the Villages at Waipio, Bluestone in Kailua and The Coconut Grove at Kapalua Bay. We also service institutional

A couple of things: Due to technologies the barrel of oil is being cracked to use every component of petroleum leaving the less and less-usable elements for roofing materials. Hence the development of “modified bitumen” roofing assemblies where modifiers such as APP atactic polypropylene and/or SBS styrene butadiene styrene modified the leftover asphalt and modified it to a better product. But not understanding the science of formulation resulted in detrimental damage to assembly. Plasticizers, polymers, resins are becoming the mainstay of performing systems, so it is very important to understand the whys of what we are installing. And many roofing contractors started


We did a hotel in Waikiki, the project cost was about $400,000. Architectural metal standing seam and a tapered modified bitumen roofing system. Did a final inspection with consulting agency and facilities engineer. Moving into the rainy season we got a frantic call from the facilities engineer. Rain was pouring into the newly renovated koa-veneer siding in a restaurant. My heart dropped! Going on the roof, I notice all the internal gutters were overflowing, and upon further investigation found swimwear had plugged up the gutter downspout, while soda and beer cans plugged up the overflow drains. The owner’s worst nightmare could have been mitigated with proper maintenance and service. Just as an FYI, the insurance cost to replace the koa siding and wood flooring was close to $200,000.

How has the coronavirus changed your operations? We quickly introduced sanitation stations and social distancing but not social Isolation, wearing masks and taking temperatures. We have extended the same expectation to our subcontractors working on our customers’ projects based on federal, state and local guidelines. ❖


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Service Integrity Commitment *the standard by which all others are measured Serving Hawaii’s Condominum Associations Since 1990 Locally Owned & Operated 680 Iwilei Road Suite 777 • Honolulu Hawaii 96817 (808) 566-4100 • www.TouchstoneProperties-Hawaii.com 18 BUILDING MANAGEMENT HAWAII | JUNE 2020

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A little gutter talk with leading Honolulu gutter practitioners Tropical Roofing and Raingutters Inc. Charlie Beeck, President Years in business: 30 years.

What services do you offer, and does your company have a “specialty?” We do all type of rain gutters, from custom metal and copper to aluminum and copper seamless rain gutters.

Charlie Beeck

Number of employees/crew: 10.

What led you personally into the gutter business? I was selling roofing for a company and thought it would be a great idea.

What is the biggest challenge in the gutter business in Hawaii, or something most people don’t realize about the business? Buying, shipping and warehousing all your materials.

Worst damage you’ve seen caused by bad gutters? Leaking inside of building, ruining computers and office equipment.

How has the coronavirus changed your operations? It has slowed down—not as many calls—but not much change to the business.


Gutter King Ltd. John Manning, Owner Years in business: 23.

What services do you offer, and does your company have a “specialty?” We manufacture and install 5-inch, 6-inch K-style seamless gutters, 7-inch box-style seamless gutters, 6-inch half-round seamless gutters They are made out of gutter roll forming machines we bring on site. We repair and clean existing systems. We manufacture custom gutter systems out of sheet metal. We also manufacture flashings with brakes we have in our shop. I would say our specialty is our copper gutter installations and copper sheet metal work. Customers comment that they like the craftsmanship and attention to detail we put into our work.

Number of employees/crew: We have eight members on our team.

What led you personally into the gutter business, and when? I have always enjoyed working for myself. I’ve always had businesses from an early age. I was a self-employed commercial fisherman in Rhode Island and a commercial diver here on Oahu. I got married and began having kids and, found a gutter truck and business for sale in the paper. Gutter King has been on Oahu since 1983. I had a friend who was an installer and we decided to go into the business as partners. He eventually left, and my wife and I continued to grow the business.

Please list a few of your clients. Our clients include numerous architects, homeowners and roofing contractors including Surface Shield

Roofing, Armstrong Builders, Longhouse Development and CBRE (property management). Some of the many condo projects are Turtle Bay condos, numerous Mililani Mauka condo developments, Mawaena Kai condos in Hawaii Kai and a Princeville condo development. Our commercial properties include The Mission House (historical), warehouse buildings at Pier 38, Kahuku Sugar Mill, P.O.P, United Fishing Agency.

What is the biggest challenge in the gutter business in Hawaii, or something most people don’t realize about the business? One of the biggest challenges in the gutter business in Hawaii is being a licensed and insured contractor and having to bid against unlicensed gutter installers. Homeowners sometimes don’t realize what a risk they are taking by hiring

Chris Young/Flickr www.tradepublishing.com/building-management-hawaii 21


unlicensed contractors. I also think some people don’t realize how important gutters are on your home. Not controlling where rainwater goes can really cause a lot of damage.

Worst damage you’ve seen caused by bad gutters? Rotting wood and mold by bad gutters and not having gutters. In the older homes, shifting or undermining of foundations and ground termites!

How has the coronavirus changed your operations? We work outside and at a distance from each other. We usually wear face masks when talking to our clients. Sometimes we have to wait longer for materials to come in or our Mainland vendors don’t have certain things in stock. But traffic has lessened, so getting to the sites is quicker, which is always nice.

M&R Roofing and Raingutters LLC Roger Borce, Owner Years in business: 12-plus years.

What services do you offer? Roofing, raingutters, metal flashings.

Number of employees: 13.

What led you personally into the gutter business? At the age of 16, I wanted to learn AND understand how water flows.

Please list a few of your clients:


Pacific Garden Towers, Pauahi Gardens, Mililani Mauka, Spinnaker Apartments and Pulama Lanai.

What is the biggest challenge in the gutter business in Hawaii, or something most people don’t realize about the business? Most people don’t realize that when

you shop for cheap gutter prices, you’ll sometimes end up having cheap workmanship. Some people don’t realize that gutters do play an important part in the longevity of your roof.

Worst damage you’ve seen caused by bad gutters? A house slowly sinking caused by water not flowing properly.

How has the coronavirus changed your operations? Slightly. It impacted our materials and sales operations. Since the materials are coming from the Mainland it needed to be quarantined for about two weeks, and our salesmen are prohibited from selling door-to-door. ❖

Property Managers


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Amenities Matter The Whaler on Kaanapali Beach takes full advantage of its Maui location


Mila Salvador TITLE: General Manager, The Whaler on Kaanapali Beach

When did it open? 1975.

Number of units and total property acreage:

ditioned and include fully-equipped kitchens with refrigerator, dishwasher, coffee maker, microwave and stove/ oven, a spacious lanai/balcony, with a complimentary common area washer/ dryer on every floor, two complimentary computer kiosks in the lobby ( complimentary printing, fax, Internet access and scan to email), complimentary parking and complimentary

How did you get into the industry?

refreshments available in the lobby and at the pool, with 24/7 security and front desk services.

the Whaler AOAO team presented itself. The Whaler is my first AOAO and building management position.

When did you come aboard?

Where are you originally from?

I have been in the hospitality and guest service industry since my first job at the Lahaina Cannery Mall as a greeter at the information booth when I was still in high school. It was my first taste of being of service to others. I eventually worked for various resorts, and then a great opportunity to join

359 units, 6.7 acres.

Management company: We have a GM and a chief engineer to manage our daily operations and facilities. Destination Maui Inc. manages our accounting. Aqua-Aston manages our onsite rental pool program.

Number of board members, and how often do you meet? Nine members, four times a year.

Number of staff: 40-45 members on staff at any given time.

Do you offer vacation rentals? The AOAO does not, but rentals are available through the onsite rental pool program, various rental operators who manage individual units, and individual owners who rent through VRBO.

Amenities: It’s quite a list, starting with the Whaler Spa, full-service concierge, full-service beach activities kiosk that offers snorkeling, surfing, boogie boarding and stand-up paddle equipment for rent, as well as retail and activity sales. We’re located right on award-winning Kaanapali Beach and ocean, perfect for sunbathing and swimming, with complimentary beach chairs and towels. In addition to the beach, we also have a heated pool and jetted spa/hot tub. We offer a daily koi fish feeding activity for keiki, and there’s a self-guided garden tour with keiki activity sheet. Also, we have newly-refinished tennis and pickleball courts with complimentary rackets and balls available at the front desk. There’s a dry sauna, beachside BBQ, complimentary high-speed internet and Wi-Fi at the pool, fitness center and lobby, as well as in all of the individual units, with HD cable TV. All units are air con-

I grew up in Lahaina and Napili, then moved to Paia about 10 years ago.


Do you live on property?



Previous building management jobs? None.

UH-Maui College A.A. in liberal arts, UH-Manoa bachelor’s in elementary education and UH-Manoa master’s in business administration. ...continued on page 28

www.tradepublishing.com/building-management-hawaii 25

SIMPLY SAFER. WHEN COVID-19 STRUCK HAWAII, SAGEWATER RESPONDED. Reliable plumbing is essential during a global pandemic. SageWater responded by implementing process changes to ensure the safety of our crews and all the residents of the communities we serve. By enhancing our use of personal protective equipment, performing daily health screenings, and improving our daily cleaning processes, we have proactively taken steps to help reduce the spread of COVID-19 on our jobsites. That’s not just simply smarter pipe replacement, but simply safer pipe replacement too!






...continued from page 25

What do you like about building management? I enjoy working for a community and fostering the aloha and ohana spirit among our owners and residents. I enjoy the challenge of learning something new every day.

Any current or planned projects? Our fire sprinkler project is underway to replace all sprinkler heads throughout our property. We had plans to upgrade to gearless elevators in the near future.

How has the coronavirus impacted operations at The Whaler? In early March we went from having approximately 85% occupancy to 12% by the end of the month. Per “stay at home” guidelines, we shut down our

fitness center and pool facilities. We have reduced our staffing levels to only essential workers to perform essential building and facilities maintenance, provide basic owner and guest services, ensure safety and security of our property, occupants and staff, and attend to emergencies. We have had to furlough employees and drastically cut staff hours. We are on a spending freeze and spend only on essentials. We have closely reviewed our financials and reduced expenses where possible. Capital projects which we found could be put on hold have been put on hold. We have taken necessary and prudent steps to tighten the belt, like many organizations have had to do. We schedule regular board meetings to update the members and owners on the AOAO’s financial situation.

Further, we have adopted safety and sanitation protocols that include frequent sanitation of high-touch areas, requiring social distancing and wearing of masks, posting hygiene and sanitation signage in high-traffic areas and staff education. We also provide daily public health updates to owners, service providers and staff to keep everyone informed about the dynamic and constantly changing public health situation. We aim to keep The Whaler community ohana and aloha spirit alive by keeping connected. Life at The Whaler just isn’t the same and I think it will be quite some time before we get back to normal. In fact, there will be a new norm and, to date, no one knows what that will really look like. We must remain prepared to adjust for all possibilities. ❖

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A Great Time for a Complete AC Cleaning


With many buildings empty of workers, the virus shutdown provides an opportunity to catch up


he year started out with the onset of the coronavirus pandemic. By March, businesses shuttered their doors, people were told to stay home and only “essential” businesses were allowed to operate. Shopping centers, parks, theaters, restaurants and bars, and all entertainment were shut down. HVAC was deemed essential, as its proper operation is a necessity to maintain good indoor air quality and comfort. Which brings us to now. As bleak as

it seems, this is a great opportunity for building owners to step up their game and do the things that were difficult to accomplish when the economy was booming and foottraffic and occupancy levels made it difficult to do anything major. Now we can go into rooms/offices and clean the fan coil units, clean the cooling coils and drain pans, paint the corroded spots and replace filters. No scheduling is needed. And a good cleaning can be done without rushing before the occupants return.

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What about the cooling tower? When was the last full servicing where you inspected the fill and fan wheels, cleaned the basin of all the muck and algae, and re-checked the chemical feed and bleed-off? Then there’s the mechanical room. A thorough cleaning can be done. You may want to also repaint the floor, and service the pumps, boilers and chillers. If you have replacement chillers budgeted in the near term, it’s probably a good idea to change them out now. This will prop up your profitability

when business returns as you will be saving a ton of money on operating efficiency. Just think of all the things you couldn’t do when things were too busy. Do them now. ❖ John Arizumi is the president of Carrier Hawaii, the largest air conditioning distributor in Hawaii with four locations on three islands. He is a past president of the American Society of Heating, Refrigerating and Air Conditioning Engineers, Hawaii Chapter. Reach Carrier Hawaii at 677-6339 or visit carrierhawaii.com.

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Stopping the Airborne Spread of the Virus


Practical tips to create a healthy HVAC system


ccording to the Environmental Protection Agency (EPA), indoor air quality (IAQ) is often two to five times worse than outdoor air. Poor indoor air quality can lead to eye irritation, headaches, allergies and respiratory problems such as asthma and other serious health concerns. According to the EPA since most people spend close to 90% of their time indoors, keeping indoor pollution levels as low as possible is the right thing to do—in your home and business. • Replace carpet with hard-surface flooring. • Bring the outdoors in with living plants. Plants will convert carbon dioxide into oxygen for you to breathe. • Purchase an HEPA air purifier. Buy with caution. Some air purifiers use the word HEPA but do not comply with the U.S. Department of Energy (DOE) standard adopted by most American industries that defines a HEPA filter or air purifier having the ability to remove at least 99.97% of airborne particles 0.3 microns in diameter. • Purchase a HEPA vacuum cleaner. Avoid sweeping floors; use a damp mop instead. • Adjust thermostat setpoint between 72°F and 74°F. Higher room air temperatures will retain more moisture. • In a sealed indoor environment, HVAC systems (heating, ventilation, air conditioning) are the only effective means to address indoor air quality concerns. • Utilize a professional air conditioning service company to assist you in our IAQ requirements. • Replace filters in air conditioning units more frequently (at least once a month).

• Upgrade filters from disposable filters (MERV-4) to disposable pleated filters (MERV-8) that have the ability to filter mold spores, dust mite debris, cat and dog dander, hair spray, etc. MERV (minimum efficiency reporting value) rating criteria was established in 1987 by ASHRAE (American Society of Heating, Refrigerating and Air Conditioning Engineers). MERV-17 thru -20 ratings apply to HEPA filters. • Clean air conditioning units more frequently. • Clean air conditioning ductwork. • Replace fiberglass-lined ductwork with externally insulated galvanized sheet metal ductwork, which is a standard for clean rooms and hospitals. • Install ultraviolet lighting (UVC) in your air conditioning unit. The UVC lights will keep the cooling coil and


drain pan clean year-round by irradiating microorganisms, bacteria and viruses that typically reside within AC units. The UVC lights destroy the DNA of microorganisms and render them unable to reproduce. • Check relative humidity in your space. Ideal relative humidity for good indoor air quality and to prevent mold growth is between 40% and 60%. If relative humidity is above 70%, work with a professional air conditioning service company to lower the relative humidity. • Check CO2 level within your space. If CO2 level is above 1,000 parts per million (ppm), it is an indication that there is a lack of outside air being introduced into your space. This could be a reason for feeling tired. Both ASHRAE and CDC (Centers for Disease Control) have set up standards

Stopping the Airborne Spread of Coronavirus for ventilation rates and air changes per hour (ACH) for improving indoor air quality. Work with an air conditioning company to increase outside airflow and air changes per hour. • Install ionization emitters in your A/C supply ductwork to prevent microbial growth throughout your ductwork. • Install HEPA (high-efficiency particulate air) filters in air conditioning supply ductwork to remove airborne contaminants from the air that you and your family breathe. HEPA filters have the ability to remove bacteria, droplet nuclei (sneeze/cough), smoke, insecticide dust, viruses, etc. ❖ Thomas Nishi is the secretary and treasurer at Elite Mechanical since the company’s opening day in June 1995. Elite celebrating its 25th anniversary this year. Please feel free to contact Tom at 478-3990 or tom@elite-mechanical.com

ASHRAE’s official platform with regards to COVID-19 states: “Transmission of SARS-CoV-2 through the air is sufficiently likely that airborne exposure to the virus should be controlled. Changes to building operations, including the operation of heating, ventilating and air conditioning systems, can reduce airborne exposures. Ventilation and filtration provided by heating, ventilation and air conditioning can reduce the airborne concentration of SARS-CoV-2 and thus the risk of transmission through the air.” CDC’s official guidelines, as related to the use of HVAC systems to handle COVID-19, suggest the following: • Increase air circulation flows in building within engineered parameters. • Increase the percentage of outdoor air that circulates into the HVAC system within recommended engineered parameters. • Increase the filtration media in the HVAC system, including the use of upgraded HEPA filtration within engineered parameters.

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www.tradepublishing.com/building-management-hawaii 33


The Health Risks of Bad AC Maintain the air conditioning in your building to keep occupants and visitors safe and healthy


hen you walk into an enclosed building, there is an expectation of a comfortable environment, including room temperature and clean air to breathe. Good-working air conditioning in a building is something that most visitors and occupants take for granted, but there is a lot that goes into maintaining an HVAC system. Many HVAC components have to be closely monitored. The thermostat that controls the temperature and the air flow needs to be working properly. And the entire system has to be inspected and maintained properly at required intervals, as directed by the specific manufacturer. If the system is not maintained properly, it could lead to bad things happening. People could get sick from breathing bad air, and regular maintenance is less expensive than repairing a system due to neglect and/or improper maintenance. There have been documented cases of a poorly maintained air conditioning system causing poor indoor air

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quality, with mold growth in ducts, condensers and drywall, the spread of allergen dust, bacteria and viruses and damaged asbestos ceiling and wall material, due to leaks from condensate and refrigerant lines. Take a quick look at the ceiling or walls of your building for any tell-tale signs. If the vents or surrounding area have black or brown stains, either on the vents themselves or surrounding wall or ceiling areas, there is a problem. The filters or ductwork could be dirty. There are two types of vents: one for the air supply and one for return air. These two types of vents should be clean. If the vents and ducts are not clean, there is a high probability that biological contaminants could be blowing around in indoor spaces. Biological contaminants could include dust, mold, bacteria, mildew and viruses. If the ductwork is damp or wet from the difference in temperatures or humidity, the ducts could be breeding grounds for mold, mildew and bacteria. Indoor air quality is important for the health of the occupants in the building. If the air quality is bad, it could lead to sick building syndrome. Generally, poor or inadequate ventilation and a poorly maintained HVAC system are the leading cause of SBS due to HVAC issues. There have been reports that there was spread of COVID-19 through air conditioning systems in China. As of this writing, investigation is still continuing. Do not be fooled into thinking that just changing the filter is full-scale maintenance. The following HVAC components need to be checked periodically and serviced, repaired or replaced as needed: thermostat and controls, vents, ducts, tubes and coils, fans that include belts, bearings and wheels, filters strainers, condensate drain pans and drain pipes. Proper inspection, testing and maintenance of your HVAC system is a key factor in health and safety. Maintain the air conditioning in your building and keep the occupants and visitors safe and healthy. For further information, please contact these excellent resources: Centers for Disease Control and Prevention (CDC), the National Institute for Occupational Safety and Health (NIOSH), Environmental Protection Agency (EPA) and the American Society of Heating, Refrigerating and Air-Conditioning Engineers (ASHRAE). And always breathe clean air. â?– Lance Luke, a national building expert and author, is one of the leading experts on COVID-19 and building safety. He is the owner of Construction Management Inspection LLC, a full-service building inspection and construction management company. Reach him at hawaiibuildingexpert.com or his blog http://building.expert.

Hiring the right plumber is critical, but hiring the right team is everything. That’s why we’ll do it for you. Alaka‘i Mechanical is here to provide a one-stop shop or all your re-piping needs. No matter what your needs are, Alaka‘i All-Inclusive will handle every aspect of the job seamlessly from start to finish – with one contact providing quality execution, courteous and professional service.

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A Great Time to Improve Security Awareness


With more people staying home, building managers can use this time to educate and empower residents, and explore security vulnerabilities


e’ve spent more time at home than ever before during the coronavirus pandemic under government stay-at-home orders. It has meant that we are all paying better attention to life in the neighborhood. For those involved in building and community management, there is great opportunity to educate and empower residents, explore security vulnerabilities and revisit all measures that are intended to keep people safe. Theft, burglary, vandalism and trespassing are real threats. With most school-age children at home during the pandemic’s lockdown, parents aren’t only concerned about property crime. As unfathomable as it is to consider, abduction, rape and other violent crimes are potential threats, too. Here are some of our top thoughts on how to keep residential communities safe.

Cultivate a security culture The single most important initiative that buildings, communities and schools can do to prevent crime is to create a cooperative culture of security. Every stakeholder must make vigilance a value. A mindset of complacency, or one that believes that security is the job of someone else, is the greatest enemy to safe neighborhoods. Training everyone to say something if they see something is the kind of culture that needs to be cultivated in every community, whether it’s an urban luxury high-rise or sprawling

Securitas officer Rebecca Morales patrols at Banyan Tree Plaza

suburban neighborhood. This is one of the greatest physical security protections that can influence safety.

Be neighborly In all communications—whether it’s signs in the elevator, digital bulletin boards, newsletters or meetings with your residents—advocate for a tightknit community. The majority of residential burglaries happen during the day when, typically, more are at work. Being at


home during business hours during the pandemic means that all could provide better surveillance. Getting to know neighbors and becoming familiar with a neighbor’s community of domestic workers, delivery people and visiting family members makes a difference. Being able to recognize and alert each other of anything that doesn’t “feel right” is part of being a great neighbor. Unusual occurrences to report might be a stranger wandering the halls or an unsecured door to a home.

Surveillance assessment When was the last time you revisited how effective your system of security is? Companies like ours and others can offer a comprehensive, global assessment of your current measures, tools, procedures and protocols. Camera systems and security officers can catch criminals. Mobile and remote guarding can supplement or sometimes replace manned guarding. Each property has a unique budget and specific needs that are ever-evolving. New technology is emerging quickly to address those needs. Landscape growth, shifting cameras, on-site construction and other dynamics on your property can all present new challenges that may require a fresh look at your system of services.

Security home improvements While many industries have suffered during the COVID-19 crisis, home improvement businesses have boomed. Home confinement has meant so many of us are confronted with those deferred home improvement projects that are now getting done. This is a great time to ensure homeowners adopt a security and safety mindset to all their planned enhancements. Ensure that high-quality locks are part of new windows and doors. Improvements should not make a family more vulnerable to burglars. Well-placed motion sensor lights can deter crime. Fire safety is also a security measure that should not be overlooked. Everyone in a dwelling should have easy access to unexpired fire extinguish-

ers, and smoke detectors need to be functioning well. These are important home maintenance measures especially in light of the rash of home fires that our communities have experienced. Our renewed focus on improving the quality of our homes has been one of the upshots of this pandemic that has disrupted our way of life in so many ways. It’s given us pause to consider what matters most and ex-

Ray Romero Consultant

Lee Donohue

Director of Security

panded our viewpoint of what “saferat-home” really means. ❖ Sanj Sappal has served as Securitas area vice president for Hawaii and Guam for 15 years. Reach Securitas at 539-5000. The company’s clients include more than 250 Hawaii organizations from shopping centers and industrial plants to landowners and residential communities.

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Serving Oahu, Big Island, Maui, Kauai, Lanai, Molokai and Guam

Hawaii’s Security Leader Exceptionally-Trained, Exceptionally-Accountable.

As Hawaii’s leading security provider, Securitas USA offers security solutions for all of the Hawaiian Islands and Guam. We have security solutions for ALL of your needs. Mobile patrols, temporary services and the latest in high technology solutions. Hotels • Retail • Shopping Malls • Commercial High Rises Gated Communities • Luxury Condominiums • Hawaii’s Airports For more information on how Securitas USA can exceed your security needs, call today!

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For new service inquiries, please contact Gene Stoudt • gene.stoudt@securitasinc.com (808) 226-9230

www.tradepublishing.com/building-management-hawaii 37


Thermographic Fever-Detection/Tracking Camera System


e are all aware that COVID-19 is currently impacting global health and having an unprecedented impact on our global economy and our way of life. This is a developing situation that has no predictable end date. It may well become increasingly important for both public and private organizations to enhance their capability to detect and mitigate risks to their organizations in every possible way. For many individuals (more than 80%), the first symptom of this new virus is a slight fever. The enhancement of existing camera systems to include equipment that can detect an individual with an elevated body temperature may well become an increasingly important capability. I am impressed that this new detection/tracking system can detect an elevated body temperature of an individual even if he/she is wearing a mask, even in large crowds. Commercial facilities have several entry points that allow for multiple people to enter at the same time. By using this new “Thermographic” camera that is trained on the entrance, it will detect the exact temperature for each person rather than a relative temperature. Relative temperature is basically comparing the “heat” against another object, like a person standing next to a tree. The reading is accurate to 1 degree C, with a variance of only 0.5 degrees C. This is twice as accurate as most traditional thermal cameras. This fever-check camera system deploys a dual-sensor unit (thermographic to detect the fever and normal camera sensor for face recognition). The software is designed for detecting people with a fever and



tracking them on other cameras in the building and/or facility as long as the existing cameras are at least 2 megapixel. The person can be tracked across all the cameras in the network, until he reaches a location where an officer is available. This officer can be notified either on his smartphone or on his computer that the person approaching him has a fever. This enables authorities to quarantine the person and support him or her with medical help. The good news is that the system is fully automated and it does not require someone watching the detection system. Only when it detects a high fever on a human, it would alert security and/ or management through their computer network and/or smart phone. Going forward, privacy will also be an important issue to address. The developers of this technology have taken a serious look at this issue and included a patented reverse “redaction capability”. This capability ensures that no details regarding a monitored individual will be available to anyone except an authorized staff. Only through secure protocols can your staff reverse this new redaction process (blurred image of the face) so they can identify and track a specific individual with and elevated body temperature. In closing, this new thermographic camera technology is designed to detect precise body temperatures of individuals even in large crowds. Combined with the camera’s AI (artificial intelligence) technology and pre-loaded software, this new system provides a significant and timely enhancement to existing camera systems. Doing everything possible to ensure the safety of people and staff in this developing business environment may well prove to be increasingly important. ❖ Tom Keener is the founder and owner of Blackhawk Security, a high-tech security firm specializing in high definition surveillance, access control and intrusion detection systems. Reach him at 286-3391 or tom@ blackhawksecurity.info.

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www.tradepublishing.com/building-management-hawaii 39


Finding Security in the Cloud With property crime on the rise in the time of the coronavirus, new technology provides enhanced safety


roperty security has never been more critical than during the ongoing coronavirus pandemic. The evidence shows that as commercial properties began to empty in response to the shelter-at-home messaging, Hawaii property crime rose along with the drastic unemployment increases. Hawaii saw an uptick in property crime during March and April, compared to January and February. It’s entirely possible that more people are turning to crime in an effort to make ends meet. Hawaii’s day-to-day criminals typically prey upon the tourist community, knowing tourists won’t come back to prosecute them. In the absence of the tourism economy, they were forced to turn their criminal activities toward the local community and local businesses. Property vulnerabilities began to be exploited by criminals looking to leverage the pandemic situation, and this is where “cloud-based” access-control systems (ACS) can help. First, let’s define our cloud for the purpose of this discussion. Here, we’ll be referring to ACS systems that have been purpose-built to run on major cloud service provider platforms such as Microsoft’s Azure, Amazon’s AWS or Google. There are others that reside in smaller data centers and there’s nothing necessarily wrong with those, but the consumer should always ask where and how the service is hosted, to make sure they’re getting the level of

usability, scalability, flexibility and reliability that satisfies their organization’s risk appetite. One of the major usability benefits of cloud is that a variety of security services can be incorporated into the cloud ACS platform—surveillance, intrusion detection, visitor management. The data from these systems is increasing its relevance to the broader business concerns of nearly every industry, and facility management is no different. Having your data in the cloud where analytics platforms are widely available to help you parse that data into business decisions is an invaluable usability trait. Scalability is obviously easier in the cloud, because every facility can access the cloud via some means of Internet connectivity or telecommunication connectivity. Compare that to having to purchase and deploy a server at every facility, and paying for electricity for the server and electricity for the AC cooling to keep the server properly maintained. Also, cloud platforms can grow and shrink as needed, so you never pay for unnecessary storage, memory or compute



(CPU) cycles. You only pay for what you use. Cloud-based ACS systems can also be consumed more flexibly. That means you can manage users, credentials, doors, alarms, etc., from a web browser on your PC, an iPhone or iPad, or an Android phone or device. This flexibility means you can always do whatever you need to do from anywhere at any time. You can also have your service provider manage it all for you, so that you can focus on what you do best for your business. This is particularly appealing to overburdened property and facility managers, and those with no IT resources on-site. We need to touch on cloud reliability too. The major platform providers offer the widest variety of redundancies available across the world, for backups, or regionalization, or to meet regulatory compliance. Everything you need on the back end is already built and running. You only need to get your readers installed and your credentials issued to begin leveraging ACS protections for your facilities today. Finally, many people don’t realize how powerful an element ACS is for facility security. First, unauthorized individuals can’t enter, and that is critical across today’s too-often violent landscape. If you’re not in retail, hospitality or food service, your doors should not be open for the public to enter. Without access control, your greatest asset—your people—are left unprotected from po-

tential harm. ACS systems also give notifications when a door is forced open, a great indication that something’s wrong. Linked cameras and intercoms can quickly provide situational awareness around the forced door area, potentially saving lives. Held-door is another notification that indicates a perimeter compromise, if a door is propped open somewhere or left ajar. Think of your access control system as your primary perimeter deterrent, and think of the cloud as your ever-ready, ever-scalable, ever-resilient security partner backing up that ACS with everything it needs to do its job for you 24/7. Here’s a true story to give you an example of what’s happening today, told by my colleague Kory Rasmussen: “As a security integrator, we were able to use cloud technology to bring a legacy access-control system into the future. A statewide real estate customer was looking for a new access-control system that would allow them to manage their current offices as well as planned new offices they were building out. As a traditional

access-control user, when we were budgeting for the project, it was evident that they would incur most of their cost with the servers that they would need to place at each site. This was a choke point for the upgrade project. “When they began searching for alternatives that would fit their needs and budget, a cloud-based access-control proved to be the right solution for them. Specifically, because the centralized management capability allowed them to streamline their deployment of access-control credentials for all locations, their management time decreased significantly. Additionally, their administrative team was able to review logs and other security-related information from multiple facilities within a single pane of glass, from any device they had in their hand at the time. None of this would’ve been possible from a cost perspective without a cloudbased ACS system.” ❖ Andrew Lanning’s electronics career



includes serving as a missile weapons technician in the United States Navy, earning a combat action ribbon during Persian Gulf Operation Praying Mantis, in 1988. After the Navy, he entered the electronic security industry in 1994 and co-founded Integrated Security Technologies with wife Christine in Honolulu in 1998. Nationally, he serves on the PSA Security Network’s Cyber Security Committee. He is a member of the Security Industry Association’s Cybersecurity Advisory Council, and on the SIA Women in Security Forum steering committee. He recently joined the Security Systems News “Security Next” editorial advisory board, and the Security Specifiers Advisory Board. In Hawaii, he serves on the board of directors and as the Defense Industrial Base Sector Chief for the FBI’s InfraGard Hawaii Members Alliance. He also serves on the board of directors for the National Defense Industry Association Hawaii Chapter, and as the Hawaii ambassador for the National System Contractors Association. Reach him at 836-4094 or andrew@istechs.net.

Request a FREE quote today!



www.tradepublishing.com/building-management-hawaii 41


How to Make Your Asphalt Last


Hawaii’s paved surfaces take a beating from sun, rain and traffic


played rugby in college and my Irish coach would often say, “If you do it like the good teams—Ireland, Ireland and Ireland—you can’t go wrong.” What does this have to do with your potholes? Well, we can similarly say, “If you watch out for the three main culprits of pavement deterioration—water, water and water—you can’t go wrong.” If you can keep the water out, you will have won most of the battle with pavement deterioration. Simply put, when water is able to penetrate the pavement, it weakens the soil beneath the pavement. As the weight of vehicles pass over this weak spot in the road, they provide the added stress to break down the pavement, creating potholes. Oil, gas, salt, UV and oxidation can also cause damage to your pavement surface. Cracks in your pavement can become potholes if left unfixed. According to the U.S. Army Corps of Engineers,

“Potholes form progressively from fatigue of the road surface, which can lead to a precursor failure pattern known as crocodile (or alligator) cracking. Eventually, chunks of pavement between the fatigue cracks gradually work loose, and may then be plucked or forced out of the surface by continued wheel loads to create a pothole.” I took these pictures of the road outside my office showing how this exact thing is happening. You can see the alligator cracked pavement with the pothole that will get worse as water and traffic continue to break it down. You can also see where previous potholes have been filled, but because the alligator cracking was not fixed, new potholes keep forming.

Why should you fix potholes?


SPECIALISTS Asphalt Paving • Patching • Crack Fill • Slurry Seal • Seal Coat

Here are few things to consider: • Save money by preventing further damage. Unrepaired potholes grow and multiply, leading to more damage to your pavement, eventually costing more money to fix. •Enhance curb appeal and first impression of your property. •Improve safety; potholes can cause damage to vehicles and are potential trip-and-fall accidents for pedestrians.

How do you repair potholes? There are many different ways to fill a pothole, some permanent but some may just slow the pavement deterioration until you can do something more permanent. Most of the time it will depend on the pothole and your budget. I’m going to break this up into two categories for patching a pothole. First, what can you do by yourself, and how? Second, what can a contractor do for you?

Do-it-yourself repair


The DIY route may be a good option for you if you have a small job, a good maintenance crew, or you want to do a quick fix now before calling a contractor for more options. Your pothole fill material will be a cold mix asphalt made of rock aggregate and asphalt oil. You can usually buy this in 50-pound bags or bulk from a pavement and maintenance supply company or most hardware stores. You can also find faster

setting water activated mixes that come in sealed buckets. There are various methods for filling a pothole with cold mix, like the throwand-go and throw-and-roll, but here’s a three-step process you should use for a more durable and longer-lasting repair. 1. Clean the pothole. Remove water, dirt, debris and loose pieces of pavement from the hole. 2. Fill the pothole with your cold mix asphalt until it is about 25% higher than the depth of the hole. So, if your hole is 2-inches deep you should crown it about half an inch. 3. Compact, compact, compact. Proper compaction is a key factor in producing a durable patch. A properly compacted patch should be overfilled with a slight crown to account for traffic compaction. Preferably you buy a tamper tool or rent a plate compactor.

Sometimes it may require replacing some of the sub-grade. After the material is removed and the patch area is cleaned, the hole is filled with hot-mix asphalt and compacted. • Surface patching: A surface portion of the pavement is milled down to remove the deteriorated places, filled with hot-mix asphalt, and compacted.

Pothole prevention Especially for big jobs, consider hiring a contractor. Many potholes can

be prevented by sealing cracks in your pavement, and many cracks in your pavement can be prevented by sealcoating your pavement. You don’t want to keep fighting potholes at the bottom of the food chain. Ideally you want your asphalt pavement back to a state where you’re sealcoating every two to three years with a few minor fixes in between. ❖ Kia Kamauu is plant operations manager at SealMaster, one of the largest pavement maintenance product providers in the state. Reach him at 839-2781 or kkamauu@sealmasterhawaii.com.

Using a contractor There are many advantages to using a contractor. Mainly they are professionals with a lot of knowledge, experience and tools at their disposal. Thus, the ability to give you a solid assessment of your pavement issues, and more options to fix them. Some of the options a contractor might provide include: • Cold-mix repair: Just as described in the DIY option. • Hot-mix repair: Same methods as the cold-mix asphalt option but with a hot-mix asphalt, which is a more durable grade of paving asphalt. • Full-depth repair: The material in the repair area is removed to the depth necessary for reaching firm support. www.tradepublishing.com/building-management-hawaii 43


Paving Projects in a Pandemic Business shutdowns provide an opportunity to resurface parking lots and storefronts



ommercial property owners and community association property managers constitute an important group at this unprecedented time of COVID-19. In a world full of uncertainty, it is their responsibility to navigate the future and make important decisions regarding the properties they look after. To their credit, with stress and uncertainty swirling all around them, many see this time as an opportunity to improve their property while the economy and community brace for what is to come. Fortunately, the construction industry in Hawaii has been deemed an essential service and continues to work throughout this pandemic. This is an important contribution as it keeps thousands of local workers employed and improves our community. Why is now—during a worldwide pandemic—a good opportunity to improve a property? Here are a couple key reasons.

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First, commercial properties are normally busy, crowded spaces with limited parking. Right now, many of these parking lots are historically empty and available for work. It’s possible that a once-difficult job scheduled for multiple phases and presenting a major impact could now be done in one or two phases with very little impact to the building or to customers. Second, storefronts can be the most difficult place to schedule work and complete it safely. Doing sidewalk or concrete repairs at the entrance to a business is usually a nightmare for the customer, the business and the contractor. Taking advantage of a temporary closure to do the work quickly and safely would be much appreciated once everyone is back to work. Third, cost is always an issue and many are leery about spending money at this time. But some contractors may have had their calendars open up, creating an opportunity to do the work quicker or in larger phases. So it’s possible the work could be done at a lower cost. There can be disadvantages to performing asphalt or concrete work during these times. Community and homeowner associations come to mind. Displacing residents who are

forced to stay at home can cause issues for residents and property managers. It is not impossible, however, and many associations are continuing with scheduled work. As long as the property manager and contractor fully understand the situation and good communication is given to the residents, projects can be completed as scheduled. It is always good, standard business practice to work with an experienced qualified licensed contractor. In difficult times people can become desperate and result in unethical actions. Even licensed contractors might try and go beyond their experience or abilities in order to get work. With that in mind, it is important to always have contract documents in place. Necessary items should include a signed contract, scope of work, a schedule, proof of license and insurance. With much of our population dealing with the stresses associated with illness, unemployment and economic

hardship, and with businesses facing closure, restrictions and an unknown future, our hearts and warmest aloha go out to each and every property owner, manager, employee and family member dealing with this global pandemic. All of us hope and expect to be back to normal soon. Making smart

decisions now will certainly help us get there. ❖ Geoffery Long is a senior estimator and project manager at DC Asphalt Services Inc. He has been actively involved in the asphalt industry for the last eight years. Reach him at glong@hawiiantel.net.

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COVID-19 Rapid Response: Protecting Your Association


Five crucial considerations for AOAO boards COVID-19 RAPID RESPONSE


eraclitus, a Greek philosopher, has been quoted as saying “change is the only constant in life.” But this amount of change in such a short time is unprecedented in our lifetimes—two trade wars, a global pandemic, an oil crisis, the largest governmental stimulus package ever, and unprecedented unemployment—all at the same time. Hawaii, as a tourism-based community, may feel a greater impact from these changes than other states. Boards should promptly take action to manage this crisis and not fall victim to paralysis. Owners are looking to boards for protection of their properties. The following tips may help associations survive this difficult period.

1. Adopt rules to provide a safe environment. Boards and management should promptly review and amend the association rules, regulations and policies toward protection of the community’s safety. The board should include rules and employee policies for compliance with State and County requirements for social distancing, quarantine, face masks, use and sanitation of common elements and facilities, and safety measures for employees. If the project allows transient vacation rentals, special attention is necessary to make sure visitors are complying with State requirements, such as notifying visitors of the rules at registration or posting the quarantine rules on property.

As House Rules must comply with statutes, declaration and bylaws, boards should consult with its management company and/or association counsel before amending the rules.

2. Keep communication lines open. Owners are nervous—rental income has ceased, sales have decreased and the future is unpredictable. To ease their nerves, the board needs to openly communicate with the owners. This has been especially difficult in light of the absence of in-person meetings. Therefore, boards should set up virtual meetings or owners’ forums to answer questions, use email blasts and newsletters for information, and develop a community bulletin board on property.

3. E valuate the budget and reserve study. The board needs to review its budget and possibly make adjustments to cut or minimize certain expenses. Boards need to be prepared for the likelihood that much like the Great Recession, owners may stop or start slow paying assessments. Reviewing the reserve study with a consultant to possibly delay some projects may help decrease the monthly reserves. Note, however, for condominium projects, if the board is going to exceed its operating budget (with increased expenses and no collection) by more than 20%, it requires a majority approval of the owners, per Hawaii Revised Statutes (“HRS”) § 514B-148(e).

4. Keep collecting assessments. Some boards, in an attempt to help their ownership, have desired to stop


collecting assessments for a month or two. While the intention is honorable, the board has a duty to the association to collect assessments to fund the operations. For a condominium project, the budget must comply with HRS § 514B-148, which requires the budget to include the estimated operating expenses and reserves and the amount the Association must assess to fund the reserves. The association board has an obligation per HRS § 514B-148(b) to assess 50% of the replacement reserves or 100% of the reserves with a cash flow plan, and an obligation to collect the amount for these reserves. If owners fall behind, reach out quickly to the owners to negotiate a payment plan. The payment plan can put a hold on any late fees and interest provided the owner complies with the payment plan, which should include payment of some money each month. If the association has not yet adopted collection policies which include the ability to rent intercept or cut off utilities, then now may be the time to obtain owner vote to allow these collection mechanisms.

5. T hink about an alternative method to hold the annual meeting and vote. Most associations hold their annual meeting in the beginning months of the year, and for many, precisely when COVID-19 restrictions were enacted. For those who were unable to hold their meetings, it has been difficult to reschedule because there is no predicting when owners will be able to attend. The meeting, however, is critical for the tax resolution and election of directors. While holding a meeting via inter-

net video conferencing (think Zoom or Webex) or telephone conferencing seems like a viable solution, it presents a couple issues. First, telephone and internet meetings are not permitted for annual meetings unless expressly permitted in the government documents per HRS Section 514B-121(e), which states: “If so provided in the declaration or bylaws, meetings may be conducted by any means that allow participation by all unit owners in any deliberation or discussion.” If the association is incorporated as a non-profit corporation under HRS Chapter 414D, the bylaws could be restated by a majority vote of the board to allow telephone or internet meetings in accordance with HRS§414D-101. If the association is not incorporated, then it must seek owner approval to amend its bylaws in order to hold its annual meeting electronically. Also, voting via a telephone or internet meeting will be difficult. Association bylaws often require voting to be in person or by proxy with elections by

secret ballot. In a meeting held via Internet or telephone, voting would need to occur via voice vote or roll call, thus eliminating the secrecy and potentially violating the bylaws. Further, voting by voice will likely take a long time if there are many members. Further, condominium owners will not be able to vote using their computers through internet, such as via electionbuddy.com or other similar web applications. HRS§514B-121(b) states that electronic voting is allowed, but the electronic voting device and all associated equipment shall be isolated from any connection to an external network, including the Internet. Even an amendment of the bylaws will not get around this statute. The legislature obviously did not contemplate COVID-19 when enacting this statute last year and likely did not realize this statute would hinder an association’s ability to vote using Internet programs. Until this statute is amended, it creates a barrier to allowing associations to vote via Internet. One potential solution is to allow

an electronic meeting, but specify that voting for election of directors and the tax resolution must occur in advance of the meeting by way of ballot. This means nominations for directors will need to be submitted in advance, and there will be no nominations from the floor. This will likely require an amendment of the bylaws, and it is recommended to discuss it with counsel. These measures will hopefully enable boards to protect their owners, funds and property. ❖ Keri C. Mehling is a partner with McKeon Sheldon Mehling LLLC and has engaged in complex litigation, real estate and business transactions for the past 20 years in Hawaii. With her litigation background, Keri has tried cases to verdict, including the trial and a recovery of $25.5 million for an Oahu condominium association in addition to resolving claims through alternative dispute resolution methods for many of MSM’s 200-plus association clients and local businesses. Reach her at 242-6644 or keri@msmhawaii.com.

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The Clock is Ticking to Comply with Fire-safety Ordinance


n response to the horrific Marco Polo fire in July 2017, City Ordinance 18-14 became law on May 3, 2018. All condo associations should already be taking action to meet its standards. The ordinance requires all residential high-rise buildings to install fire sprinklers throughout unless the building is exempt or it gets a passing score in a Life Safety Evaluation (LSE). Buildings are exempt if they are under 10 stories or have open exterior corridors. All buildings—even though exempt from installing fire sprinklers—must pass an LSE, an inspection by a licensed professional to determine that the building is relatively safe from fire hazards. The licensed professionals are required to record their findings on an Excel spreadsheet called “the Matrix” that was developed by the Honolulu Fire Department. Before negotiating a proposal to do an LSE, building managers should familiarize themselves with the Matrix by reviewing it or downloading it from the HFD website: honolulu.gov/hfd/resourceslinks. The ordinance has an initial deadline of three years to complete an LSE. In a recent conversation I had with Battalion Chief Wayne Masuda of HFD, he informed me that about 150 buildings have completed their LSE, but that the ordinance does not require the buildings or their licensed professionals to report their findings or conclusions to the fire department, as this is only an estimate. If that estimate is accurate, there are at least 170 buildings that still have to complete their LSEs and they need to do so before May 3, 2021, less than a year away. Battalion Chief Masuda also indi-

cated that at this time the fire department is not inclined to extend the three-year compliance deadline due to the emergency shutdown orders by the state, and would likely oppose any action to extend that deadline. So the clear message to associations and other high-rise buildings on Oahu is that if you have not done so, you need to get a licensed professional to do the LSE for your building so that your LSE is completed by May 3 of next year. Completion of an LSE, however, is only the beginning of the process because very few—if any—aging buildings will get a passing score pass the first time around. The LSE will identify discrepancies that will need to be repaired or addressed in order to get a passing score. Some “fixes” are relatively easy and inexpensive, such as installing smoke detectors in each bedroom and one in the hallway. Some are more difficult and expensive, such as updating your fire-alarm system or closing your vertical openings. Both of these can cost hundreds of thousands of dollars. The deadline for getting a passing score on the LSE is six years from May 3, 2018, or May 3, 2024, which is less than four years away. This will create challenges for associations whose residents lost their jobs as a result of the COVID-19 shutdowns. It also raises issues as to whether those associations will be able to raise sufficient funds to pay for and actually complete the repairs required to get a passing score on their LSE by 2024. According to Battalion Chief Masuda,


HFD may be inclined to grant extensions of time to buildings to meet the six-year deadline if they are able to show good-faith efforts that they are trying to comply with the ordinance. Examples of what might constitute good-faith efforts to comply would include (i) the building has addressed the easy fixes in the LSE, i.e., completed installation of smoke detectors in each unit bedroom and in the hallway; (ii) the building has obtained proposals for the more expensive repairs, i.e., update fire alarm system or repair vertical openings, and adopted a budget reflecting a funding schedule for those repairs; or (iii) the building is waiting for approval of building permits for the repairs. In other words, if the building needs more time to raise funds or to complete the repairs required to pass their LSE, the fire department would be willing to review the circumstances for that building in deciding whether or not to grant an extension. Any request for an extension will be done on a caseby-case basis. The ordinance has other deadlines for compliance and I strongly recommend that any association that has not yet taken steps to do their LSE contact a licensed professional as soon as possible so that they do not run afoul of compliance with this ordinance. ❖ Jane Sugimura is a Honolulu attorney specializing in condo law. Reach her at ysugimura@paclawteam.com.

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Associations should be taking action on Ordinance 18-14 during COVID-19 shutdown




Preparing to Buy a Condo There’s more than amenities and a view to buying a condo. Here’s a checklist of important things to consider


eady for a change? Several factors could boost Hawaii condo sales in coming month, including folks who may be ready to downsize to a condo from single-family mortgage payments, or ready to buy as the market changes downward towards affordability according to some industry predictions, in addition to the current low interest rate. Here are some of the major things to consider before buying a condominium unit.

Declaration, bylaws and house rules The declaration, bylaws, and house rules (if any) govern how a condominium is run and cover issues such as unit use, fines, board of directors and voting. Request a copy of these documents with all amendments to make sure there are not any deal breakers, such as a ban on pets or smoking.

Budget, reserves and audits The condominium budget will show the planned spending for the year. Ask for the budget to see if management is wisely spending and saving. A reserve study shows when important parts of the building(s) and grounds will need to be replaced and how much the condominium has saved up to pay for those replacements. Ask for the reserve study. If the reserve study is old or nonexistent, the condominium may have large repairs coming due with little to no money to pay for it, resulting in special assessments. Current reserve studies are often a sign of competent management. A well-run condominium will have a sizable, growing reserve fund which should buffer owners from special assessments.

Newly built condominiums will generally not yet have a sizable reserve fund. Inquire as to when the last audit occurred. Regularly scheduled audits help keep finances transparent. Infrequent or no audit may raise red flags.

Board minutes The board of directors is the elected leadership of an association. It manages the condominium and hires the management company and any association employees, decides on repairs and improvements, and enforces the rules. Boards are required to meet regularly and keep track of what was decided in the minutes. Request recent minutes to see the major issues. If the seller cannot or will not provide a copy, that may suggest instability or hidden issues. If possible, request to attend a board or association meeting to see how the meetings are run. Well-run boards allow owners to voice their concerns, address those concerns, and treat everyone with respect.

Management company Find out who the managing company and agent/account executive are and for how long. A long-term company and account executive may be more knowledgeable and responsive about the issues than constantly changing staff. Be aware that some condominiums self-manage. Ask who the managing company and agent/account executive are and for how long. Be aware that some condominiums self-manage and thus do not have a managing company.

Litigation Is the association being sued or suing? About what? Pending litigation may cause special assessments, as well as suggest bigger problems with the project, inhabitants or management. ❖ Carole R. Richelieu is the senior condo specialist in the state Department of Commerce and Consumer Affairs’ real estate branch. Contact her office at 586-2644 or go to hawaii.gov/hirec.

www.tradepublishing.com/building-management-hawaii 49



Virus Hits Isle Condo Sales Like just about every other aspect of life in Hawaii, the coronavirus sucker-punched Hawaii condominium sales in April. It was not entirely unexpected, with work-at-home orders mandated for many people and many more out of work. Realtors were not allowed to host open houses and showings were by appointment only. On Oahu, condo sales were down 27.9% compared to April 2019, falling to 343 compared to 476 a year before. The median price, though, rose 7.4%, from $418,950 to $450,000. On Kauai, sales volume fell 22%, from 41 to 32, while the median cost fell 9.6%, from $550,000 to $497,250. The Big Island also saw both sales and the median drop. Only 43 condos sold across the island, down from 109 last year, a slide of 60.8%, while the median fell from $419,000 last year to $349,000 this year, or 16.5%. Maui sales volume also fell, to 138 in April a year ago to 78 this year, 37%. The median cost, however, was up 35.6%, from $444,444 to $602,494. Experts expect condominium sales to continue to feel the impact of the COVID-19 crisis. The median is the price point at which half of condos sold for more and half for less. Sources include the Honolulu Board of Realtors, Kauai Board of Realtors, Realtors Association of Maui and Hawaii Island Realtors. ❖


Hirakawa Promoted at Hale Ka Lae

Elisha Hirakawa has been promoted to general manager of Hale Ka Lae condominiums in Hawaii Kai, a 269-unit residential community in East Oahu’s Hawaii Kai neighborhood. With 15 years of background in project management and sales, she has worked at such companies as Prudential Locations, Joyce Timpson & Associates and Blue Stone ManAlisha Hirakawa agement before joining Avalon Commercial, the property management arm of Avalon Group, developer of Hale Ka Lae and Hale Manu. Hirakawa previously served as president of the Honolulu Board of Realtors’ East Oahu Chapter and was a winner of the Hale Aina award. ❖

IFSH Fills Hunger Needs

With so many local families struggling during the coronavirus crisis, Integrated Facility Services Hawaii (IFSH), a maintenance and site management company, saw a need that needed to be met. Through flyers at its community associations, this Hawaii-owned company reached out to families that were affected by the pandemic’s effects. Care packages of eggs, fruits and vegetables were placed in the hands of struggling local families. Tiera Covington With eight donation sites, IFSH teamed up with Ham Produce & Seafood and Premium to provide more than 100 care packages for Hawaii’s vulnerable families. “It’s heartbreaking to see how many people in our community are in need,” says Tiera Covington, president of IFSH. “There really is no better time to give them hope.” IFSH is also running a donation drive, Hugs From a Distance, at its eight community associations, supporting the Institute for Human Services (IHS) by collecting essential health items for the homeless. IHS is in need of hundreds of care supplies for those who are unsheltered. They provide Hawaii’s homeless with shelter, meals, supplies, household goods and necessities. To donate, go to ihshawaii.org/help/wishlist. ❖

Pavlicek Returns to Commercial Roofing

Commercial Roofing & Waterproofing Hawaii Inc. has hired David Pavlicek as director of its service and repairs division. He brings over 46 years of roofing knowledge and expertise in every aspect of the industry. Prior to joining Commercial Roofing, he was self-employed as an independent material representative for several roofing manufacturers, including Sarnafil, Soprema, Atlas, Pacific Allied, Royal Adhesives and Carlisle Residential. During the first 20 years of his career, Pavlicek David Pavlicek worked in Chicago for multiple top-10 national roofing contractors, supervising crews of up to 100. After relocating to Hawaii in 1992, he worked for a local roofing company and spent some time at Commercial Roofing during 2003-04. In his new role, Pavlicek will be leading all sales and operational aspects of the company’s service and repairs division and will provide additional support to the estimating and operations divisions. ❖


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Building Management Hawaii: June 2020  

In This Issue: - Re-Roof Case Study: Mokuleia Beach Colony successfully replaced roofs on 27 buildings. Here’s how they did it. - COVID-19 L...

Building Management Hawaii: June 2020  

In This Issue: - Re-Roof Case Study: Mokuleia Beach Colony successfully replaced roofs on 27 buildings. Here’s how they did it. - COVID-19 L...


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