Hawaii Home + Remodeling August 2020

CONDO REMODELING GUIDE H AWA I I H O M E + R E M O D E L I N G

F R E E | AU GU ST 2 02 0 SMALL SPACES VOLUME X XI, ISSUE 8 | FREE

A ‘Suite’ Surprise

8

SELF-CARE SANCTUARY

20 20

Create a calming space at home

IN THE OPEN

Garage doors are key to indoor-outdoor living

This tiny home has all the features of a whole house

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CONTENTS AUGUST 2020

16

14

24

32

37

Designing a sanctuary for you to hit refresh in.

A couple makes a tiny abode their forever home.

Garage-style doors are the key to indoor-outdoor living.

The need to knows on renovating your condo.

Self-Care Space

Home ‘Suite’ Home

Unlocking its Potential

Condo Remodeling

on the cover: In the backyard of this Kaneohe property sits a tiny house for two. Photo by Olivier Koning, courtesy of Koolau Builders 6 • AUGUST 2020 • hawaiihomemag.com

PHOTOS: OLIVIER KONING; AARON K. YOSHINO; OLIVIER KONING, COURTESY OF KOOLAU BUILDERS; HAWKINS BIGGINS PHOTOGRAPHY, COURTESY OF MOORHEAD & COMPANY INC.

IN EVERY ISSUE: 8 EDITOR’S NOTES | 11 WELCOME | 58 RADAR

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EDITOR’S NOTES

I remember making design decisions as a kid.

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These happy memories came rushing back while working on this issue and learning about a family’s recent renovation.

The three daughters each got to select colors for their bedrooms, and their parents incorporated features they knew their girls would love, such as custom reading nooks in the living room.

While apprehensive at first about moving to a new house, now they all love their home.

Read about their renovation on page 16.

If you’re remodeling a family home, I’d encourage you to involve the kids in some decisions – paint color and bedroom furnishings are a great place to begin. You could even try flooring, but you might want to narrow down the options first.

Turquoise floors are still out of style.

Aloha, Stephanie

Stephanie Silverstein EDITOR

stephanies@hawaiihomemag.com

PHOTO: KAREN DE BORJA

M

y parents were having a new home designed and built for our growing family. I was 11 years old and loved tagging along to home shows with them, sampling snacks at vendor booths and climbing onto displays that I probably shouldn’t have been touching.

They brought us kids to several showrooms, where we’d explore the many options to choose from for our big new house.

My parents let each of us pick colors and materials for our own bedrooms and shared bathroom.

I selected a turquoise carpet for my room – a decision I regretted all through my teenage and college years. Why couldn’t I have picked pale pink, like my little sister? Collectively us kids decided on materials for the bathroom: for the double sinks, gold faucets shaped just like Aladdin’s genie bottle in our favorite Disney film; Hollywood lights above the mirror; and floor tile that mimicked puffy white clouds in a blue sky. My taste improved since then; my parents’ generosity and support of their children’s creativity remained the same.

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WELCOME AUGUST 2020

A Walk-in Luxury

PHOTO: OLIVIER KONING, COURTESY OF KOOLAU BUILDERS

the den of this accessory dwelling unit built by Koolau Builders was converted into the wife’s walk-in closet and office. Plus Interiors’ flat panel white-painted cabinetry was customized to her taste, with drawers and shelves to store or display clothing, linen, décor and jewelry. The wraparound custom walnut desk allows her to work from home or enjoy crafts like sewing. Breezway louvered windows on two of the walls bring in sunlight, but not heat. Read more on page 24.

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OUTDOORS

Play up the Patio The use of greenery, lighting and furnishings can elevate an outdoor space.

BY STEPHANIE KIM PHOTOS BY AARON K. YOSHINO

ith an impressive view, abundance of greenery and innovative use of lighting and furnishings, this Honolulu condo’s outdoor patio has become a lively oasis and flexible space for the homeowners to use day or night.

“Our lanai is a lot of things for us,” shares homeowner Aaron K. Yoshino. He and his fiancée use the space to store their bikes, exercise, grow seasonal vegetables and share meals together. The overall design of the condo allows for effective cross ventilation, letting in cool

W

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breezes while the homeowners enjoy the view. Since sheltering in place, the outdoor patio’s functions have expanded. “It has also become an office, a place to make Zoom calls, and a space to take a break during the day,” he shares.

On gorgeous summer nights, an outdoor patio, lanai or balcony can be the perfect escape from the hustle and bustle of daily life. See how the homeowners make the most of this small 9-by-12-foot space, and how you can do the same at your place.

OUTDOORS

DON’T GO OVERBOARD

Remember that when dealing with limited space, it’s best to not overwhelm it with oversized purchases. Make sure to mix and match furnishings, plants and décor, and to use your space horizontally and vertically by adding shelves and hanging items from the ceiling, if possible.

STYLE WITH A MIX OF NEW, REPURPOSED FURNISHINGS

One of the cons of utilizing your outdoor space for dining or working is that furnishings can be destroyed or faded under direct sunlight — that’s why it’s important to work with what you have or purchase more durable items. “We assume everything up here will eventually succumb to Hawaii’s intense sun,” shares Yoshino, who was able to repurpose IKEA shelf brackets and take a piece of wood from City Mill to create shelving for his plants. The table — used for cooking, eating and working — was a piece of plywood from City Mill that Yoshino stained gray and attached a set of table legs to. “We like simple midcentury modern furniture, so we added the Eames-style bucket chairs,” he adds.

THRIVE WITH PLANTS

The power of plants can do wonders for both indoor and outdoor spaces.

Not only will it boost the overall appeal and look, but it can also help to improve your mood. “Psychological studies have shown that green things in your living space can help to alleviate stress. It certainly works for us,” says Yoshino.

The plants on Yoshino’s patio range from adorable succulents and air plants to viney pothos and tall fern – all of which were purchased locally, including seeds from Fukuda Seed Store.

“We keep plants up here because our little green friends make us happy, and there are places to sit on the ground next to the railing and relax under our plants,” Yoshino says.

All of these houseplants are easy to maintain and perfect for the weather conditions. “From winter to springtime we get direct sunlight in here (we face southwest), so we can catch a little sun,” says Yoshino. “When the trade winds are active, we have a nice breeze.

It’s basically a space to relax in and enjoy the view.”

ADD PURPOSEFUL LIGHTING

Lighting can be the star of your space — impacting the atmosphere, turning it from a suitable work environment during the day to a cozy, intimate spot at night. “In living spaces like the lanai, we chose a warmer, dimmer light source,” shares Yoshino. “It feels cozier to us, and because it is dim, you do not see how small the space really is at night.”

Yoshino added an oversized LED filament-based bulb that he says “looks like one of those old-timey Edison bulbs. I just fixed it to an eyelet in our [concrete] ceiling with a carabiner, so it’s easily removable if it gets windy.”

Read more online at hawaiihomemag.com. hawaiihomemag.com • AUGUST 2020 • 13

S E L F - C A R E S PA C E S

This homeowner has a backyard meditation getaway.

Self-Care Sanctuary Creating a calm, collected space to retreat to.

BY STEPHANIE KIM PHOTO BY AARON K. YOSHINO

he importance of self-care has been trending for years — and for good reason. The need to re-center yourself and take the time to care for your physical, mental and emotional health is important now more than ever. And it’s much easier to achieve a space at home for this than you might think.

“Self-care spaces could be anything, really: a room, an outdoor space, a bathroom, a closet,” says J.R. Ludlow of Pacific Source.

“Anywhere you can take a deep breath, regroup, and spend a little quality time decompressing from everyday life is how I would define a self-care space.”

The overall purpose is to create a welcoming, cozy spot where you can relax and feel at ease, such as a nook in your bedroom, bathtub or somewhere in your backyard. As many of us have been spending more time indoors and inundated with responsibilities, worries and stress, it’s important to create balance and address your well-being.

“As a working adult who is responsible for the home care of an aging parent with several health challenges, the pandemic brought my worlds colliding together and the impact was a paradigm shift,” says Ludlow, stressing how essential self-care is right now.

For Ludlow, balancing her full-

T

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time job with full-time caregiving has left her overwhelmed and exhausted at times — and in need of an escape. So she figured out her own self-care sanctuary to retreat to. “I knew that if I could create a separate space outside, where I was still accomplishing a necessary ritual, but doing it in our beautiful side yard in Kula, I could find an area to feel free,” she says. “I love to cook, so I knew that the challenge of learning how to grill properly in a new outdoor space would give me a new focus and a retreat space as well. I’ve burnt a lot of meat in the last two months, but I love the challenge and I love our home even more now.”

Ludlow recommends finding out what self-care looks like to you — whether it’s a spa experience with bath bombs and candles or a steam shower. She adds that the first step to “me-time” could be getting rid of some clutter. “Storage space is limited in almost every home in Hawaii, so maybe the first step is to declutter a space you already have and set up a reading nook or space to spend some quality and dedicated screen time.”

Feel free to share with us what your self-care space looks like by tagging us on social media at @hawaiihomemag or sending us an email at info@ hawaiihomemag.com.

S E L F - C A R E S PA C E S

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Solving A Puzzle A mismatched house is reimagined into a family’s forever home.

STORY BY STEPHANIE SILVERSTEIN PHOTOS BY OLIVIER KONING

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W

hen the new owners of this house bought it, the layout was a confusing puzzle. Previous owners had doubled the size of what was a charming little cottage to include two kitchens, three living rooms and poorly lit spaces, all in less than 3,000 square feet. It didn’t look or feel like home for the family that bought it.

“It was kind of an impulse purchase that my husband made, and I really was not a big fan,” the homeowner recalls. The property’s saving grace: It’s a single-story house in the community they wanted to live in.

With a problem to solve and no clear solution, the homeowners sought professional guidance from renowned interior designer Jamie Jackson of Jamie Jackson Design.

Jackson took the lead on redesigning this house, forming a team of experienced professionals to help get the job done. “It was kind of a puzzle to figure out how to change the original floor plan to make it work for a family of five that is active and young,” Jackson says. “We had to use every inch of the space and make it usable.”

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HOME RENOVATION TEAM INTERIOR DESIGN: JAMIE JACKSON DESIGN KITCHEN DESIGN: PACIFIC SOURCE CONSTRUCTION: KELA CONSTRUCTION

“It was kind of a puzzle to figure out how to change the original floor plan to make it work for a family of five that is active and young.”

— JAMIE JACKSON, JAMIE JACKSON DESIGN

above: The blue hue of the front door, from Pacific Source, is echoed throughout the home’s interior, accenting the cream/gray/charcoal color palette. right: A new mudroom gives each of the five family members space to store their shoes and accessories by the door.

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left: Jackson redesigned 700 square feet of space into three separate areas, including this laundry room.

The washer and dryer were previously outside. above: The new kitchen, designed by Pacific Source, is outfitted in Bellmont Cabinet Co.’s 1900 Series cabinetry, which is loaded with organizational features to keep counters clear.

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To keep costs down and stay within budget, the existing travertine floors were kept throughout the home, which the designer worked around by selecting complementary colors and materials. “The palette became cream/gray/charcoal with blue accents,” Jackson says. The construction was done

by Kela Construction.

Toward the front of the house, 700 square feet that had been used for one of the living rooms was reinvented as separate areas, each with a purpose: a mudroom with organized shelving and a hook for each family member to use; a laundry room, to bring the washer and dryer inside; and a large pantry, which would be an extension of the new kitchen.

Jackson worked with certified kitchen designer Jennifer Medeiros of Pacific Source for the new kitchen’s design.

Medeiros created a detailed rendering that allowed the homeowners to see exactly how their kitchen would look in the end. Her design is timeless, helping to make the kitchen

the heart of this family home.

“I thought Jennifer was incredible,” the homeowner says.

“She was super responsive to my interests and worked really quickly and designed a perfect kitchen. We love it. It’s really functional, beautiful and clean.”

Bellmont Cabinet Co.’s 1900 Series cabinetry provides ample storage throughout the kitchen. The Silestone countertops remain clutter-free thanks to built-in features and accessories throughout the cabinetry, including a large appliance garage, pullout utensil and knife organizers, spice racks and more. Painted white cabinets with matte black hardware on the perimeter provides nice contrast to the kitchen island’s textured laminate cabinets in an organic looking color and pattern, called Coastal. Stainless steel appliances, gray porcelain tile backsplash reaching to the ceiling and a custom white Miele hood tie in the twotone look.

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“I think it’s actually really inspired my 13-year-old to do some incredible baking,” the homeowner says of her kitchen. “I feel like our lives really revolve around that kitchen now.”

The girls, like their mother, were apprehensive about moving to the new house – at first. Jackson and their parents involved them in the renovation, encouraging each of them to select colors for their bedrooms. They have dedicated spaces to read and play and now feel at home in their beautiful new house. The older sisters get

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lost in a book while settled into reading nooks built into the living room’s custom entertainment center, crafted

by Reiner Arts. A new area rug, slipcovers for the family’s existing furniture and natural light pouring in from the windows make it a warm, comfortable space to relax together. “We’re there all the time,” the homeowner says.

The Pella sliding doors’ black-paned window mullions contrast with the travertine floor, bringing architectural detail to the home and connecting the living room to the pool area outside. “It is elegant and makes you feel

below: The sliding doors’ black-paned window mullions offer visual interest. The built-in entertainment center’s nooks are cozy spaces for the older daughters to read.

above: Existing cabinetry in the master bath has an updated look with new doors crafted by Chris Reiner of Reiner Arts.

protected,” Jackson says. “Mullions help to create a feeling of separate space, but keep connection, defining outdoors in a way that full glass doors would not.”

With the puzzle complete, the family is thrilled with their new home. “I didn’t plan for us to be in the home for very long, but Jamie helped us solved, a really polished renovation that my family just loves, and we definitely see ourselves in the home forever now,” the homeowner says. hawaiihomemag.com • AUGUST 2020 • 23

HOME

‘Suite’ Home

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This tiny home built for two makes clever use of space.

STORY BY STEPHANIE KIM PHOTOS BY OLIVIER KONING, COURTESY OF KOOLAU BUILDERS

hawaiihomemag.com • AUGUST 2020 • 25

n the backyard of this kaneohe property is a modest home where a couple find peace and comfort.

Everything they need and more can be found in their forever home, and you’d never guess that it only has 800 square feet of space.

Koolau Builders designed this dynamic backyard dwelling to look and feel larger than it actually is.

“The goal was to create a space that was just the right size for this couple,” says Michelle Agena of Koolau Builders, describing it as a luxury mother-inlaw suite or accessory dwelling unit with “enough space to be comfortable, yet compact [enough] to be easily maintained.”

The couple wanted to downsize from their two-story townhouse and focus on aging in place, something they valued after caring for their own aging parents. They decided on a tiny home built on their family’s 10,000-square-foot lot that would still have all the bells and whistles of a whole home.

I

above: The shower’s grab bars and bench were must-haves for the couple, who wanted agingin-place features throughout the home. left: A king-sized bed fits in the spacious bedroom with space around the sides for easy movement. The placement of the windows allows for excellent ventilation. right: The centerpiece of the bathroom is the bold patterned ceramic floor tile. The white walls and countertop, warm mahogany cabinetry, and accents of gold hardware and matte black fixtures complete the clean, modern look.

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“The goal was to create a modern design that felt fresh and new, but that still worked with the homeowners’ beautiful collection of vintage Hawaiian items.”

— MICHELLE AGENA, KOOLAU BUILDERS

The layout was cleverly designed to have a bedroom, bathroom, a den with a walk-in closet, connected living room and kitchen, plus an extended outdoor patio.

Along with universal design elements, the unit had to feel modern and clean.

“The goal was to create a modern design that felt fresh and new, but that still worked with the homeowners’ beautiful collection of vintage Hawaiian items,” says Agena.

Despite its size, the space is neatly divided and offers numerous storage solutions through custom built-ins and compartments throughout the home.

The vaulted ceilings help to open up the small space, shares Agena, while skylights and Breezway louvered windows let in

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natural light.

In the bedroom and bathroom, the focus was on minimizing the use of valuable floor space. “Finding a balance between lots of windows to let in the natural light, but keeping enough wall space for art and furniture was interesting in such a small space, but deciding on the built-in headboard, and splitting up the windows on that wall, helped us focus the direction of the room,” shares Agena of the bedroom.

For the bathroom, Koolau Builders kept the space light and airy with a skylight, floating vanity, light material choices and built-in shelving and storage. The standout is the tile selection. “I wanted something funky,” says the homeowner.

above: Behind a frosted glass pocket door is the wife’s custom walk-in closet and cozy home office. left: Soft black lower cabinets and gold hardware balance the mostly white kitchen, while herringbone patterned matte ceramic tile with gold Schluter strips gives it texture.

In the kitchen, it was essential to have a gas cooktop, full-sized appliances and counter space as the husband loves to cook.

To balance out the white in the room — from the ceilings to the flat panel white cabinets from Plus Interiors — the lower cabinets, also Plus Interiors, were painted soft black.

“We knew we wanted to keep the walls and ceiling white, so we definitely didn’t want all white cabinets,” says Agena. “We had to keep in mind that the homeowners had several koa furniture and koa framed

mirrors, and decided that this soft black would be a great color to anchor the kitchen, without clashing with their wood pieces.”

A highlight of the home is the walk-in closet/office space for the wife to have as her own. “It was decided early on that the custom closet in the master bedroom would be the ‘his’ closet and this den/ study/closet would be the ‘hers,’” shares Agena. “There is ample storage for clothes and linens, and a countertop area to be used as a vanity countertop.”

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The homeowner worked with Koolau Builders and Plus Interiors to bring her vision to life. “Since our factory is semi-custom, we are able to increase heights, depths and widths of cabinets with no problem,” shares Corrine Tadaki Davis of Plus Interiors.

“Our shop is built for that.”

“We created this beautiful walkin closet that I just absolutely love,” gushes the wife. There’s a mix of drawer sizes and shapes for her to store clothing, accessories and more, and a chandelier gives the space “a sparkle, but modern feel.”

Outside, the extended patio has a prep station with a large sink, cabinetry and counter space, as well as a washer and dryer unit. “This is a great little outdoor space for people to have pau hana,” shares Tadaki Davis.

“There’s a cabinet specifically for a television.”

The owners love their home and so do their guests. “People are just blown away,” says the wife. On most nights, the couple enjoy nights out on the patio to eat dinner or watch TV under the stars. “I’m thankful that we can grow old in a beautiful home that Koolau Builders built,” she adds.

“They listened to what [our] needs were, and they incorporated it and gave [us our] dream house.”

“I think that along with having a place that has been specifically designed for you and your things — it is more special to also have it be in a place with family,” says Agena, “and to know that it was created just for you to enjoy.”

A pitched roof opens up the extended patio where the homeowners cook, clean and entertain. There’s a washer and dryer unit, prep area with a sink and countertop, and Plus Interiors Cleaf Anubi water-resistant cabinetry to hold cleaning supplies, storage and more.

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Creativity Unlocked Garage-style doors provide the key to an indoor-outdoor lifestyle at this waterfront home.

STORY BY CATHERINE TOTH FOX PHOTOS BY AARON K. YOSHINO FEATURING RAYNOR HAWAII OVERHEAD DOORS

J

amie and kristen coles loved entertaining and cooking for friends at their marina-facing home in Hawaii Kai, but their narrow galley kitchen was too small and the living area needed to be opened up.

So Jamie, a design engineer, took down the wall separating the kitchen and living area – then looked for a way to seamlessly connect the outside lanai with this new space. He looked at sliding and stacking doors, and even rolling stainless steel doors.

Then he thought, What about a garage door?

Armed with measurements and a clear idea of the look he wanted, Coles walked into Raynor Hawaii Overhead Doors to price out custom garage doors for his lanai.

Turns out, it’s not entirely uncommon for residents to utilize garage doors as space dividers, says Rafael Serrano, the residential sales manager who worked with the Coles on this project. “It’s a really versatile door,” he says.

With Serrano’s help, the couple chose aluminum doors from the Raynor StyleView Collection with glass panels that serve as windows when the garage door is closed.

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“We wanted to create more space and secure the area when we leave or when there’s bad weather. It’s perfect.”

— JAMIE COLES, HOMEOWNER

This style of door blends both form and function, offering maximum visibility and low-maintenance durability. These doors come in 188 different powdercoat color finishes and seven anodized finishes, too, so you can customize them to match any décor.

And aluminum is lightweight and tough, and can withstand heavy winds, rain and even saltwater, making it the perfect choice for a home facing the marina.

The Coles opted for a garage door without a motor — less noise and smaller footprint — but adding one later is always an option.

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The couple love the new open space, which features an island peninsula in the kitchen that seats about eight people and a dining area with a 70-inch TV mounted to the wall. For them, it’s a perfect space to host dinners, entertain friends or just relax while looking out at the marina. Even the couple’s dogs — Lono, a 2-year-old Australian cattle dog, and Isaiah, a 16-year-old Australian shepherd-husky mix — enjoy spending time in this truly indoor-outdoor space.

“It just fits the bill,” Jamie says. “We wanted to create more space and secure the area when we leave or when there’s bad weather. It’s perfect.”

above: A wall separating the kitchen and living area was removed and motor-less garage doors were installed to connect to the lanai for indoor-outdoor living. right: Aluminum doors with glass panels, from the Raynor StyleView Collection, were chosen for their durability and provide a clear view of the marina. below: The colorful oceaninspired kitchen features an island peninsula that can accommodate up to eight people.

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Your Refinance Mortgage Check List With so many people filing for refinancing their mortgage these days, it can take a lot longer than you’d expect to have your refinance go through. However, you can help to speed things up by gathering all of the appropriate documents before starting the refinance process.

That’s why HawaiiUSA has put together a quick checklist of the types of documents you’ll need to make sure your loan application goes as quickly and smoothly as possible.

Proof of Income Most recent month’s consecutive paystubs Most recent 2 years’ W-2s.

Most recent 2 years’ Federal Tax Returns

Outstanding Debt Most recent mortgage statement Most recent statement for any/all loans that will be included in the refinance

Personal Information Social Security number Residential address for the past 2 years State ID, Driver’s license, or US passport

Ready for next steps?

Insured by NCUA

Proof of Assets Bank, investment, and 401k statements for the past 2 months List of all property owned

Proof of Insurance Current homeowners/hurricane insurance policy declaration page

Additional Documents Current benefit letter for Social Security or pension income Most recent 2 years’ 1099s for Social Security or pension income

hawaiiusafcu.com/refi

Condo Remodeling Guide The need to knows of renovating your condo.

BY STEPHANIE KIM

emodeling a condo is no easy feat, as it has its own set of obstacles and limitations that differ from single-family homes. While you’ll have to go through additional hurdles, the results of renovating your condo can be extremely worthwhile. From a new functional kitchen or bathroom to new design elements throughout your place, here’s what you need to know when tackling a condo renovation.

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PLAY BY THE RULES Before getting too far ahead in dreaming up your new space with magazine tears and Pinterest boards, you’ll need to find out the rules and regulations of your building. In fact, it’s the first, most important thing to do, according to J.R. Moorhead of Moorhead & Company Inc., which is known for its work in condo remodeling.

He explains that along with understanding the rules and regulations of your building, it’s critical to know the role that your building’s board has in your renovation. Oftentimes, the board controls what you can do, says Moorhead, pointing out that it’s also good to know how often it meets — sometimes it’s monthly, while others meet only three to four times a year — to help you set up a timeline.

Once you have an idea of what you need to provide the board to receive approval and the rules and regulations you need to follow, you can begin visualizing and researching your renovation. hawaiihomemag.com • AUGUST 2020 • 37

PHOTO: HAWKINS BIGGINS PHOTOGRAPHY, COURTESY OF MOORHEAD & COMPANY INC.

CONDO REMODELING GUIDE

CONDO REMODELING GUIDE

KNOW WHAT’S POSSIBLE To get a better idea of what you can achieve in your home, Moorhead suggests talking to your neighbors or asking your building manager what’s

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been done in past condo remodels. “It’s about asking questions,” says Moorhead.

“If there’s a unit or two for sale, you can see if it’s been renovated.” This lets you see firsthand what can be done in your own place.

There will be many limitations when it comes to remodeling your condo, but that shouldn’t deter you from getting

inventive in your plans. “Finding creative ways to make your current layout function better is key to a great condo renovation,” says Brenton Liu of DTC Hawaii. While you may have to sidestep knocking down walls, bringing in fullsized appliances or installing a tub, there are other ways to make the most of your condo’s layout and building laws.

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Selecting a contractor before you get started can be helpful, as they often can provide tips regarding the remodel, especially if they have had previous experience with that building.

DTC Hawaii, which practices a turnkey, all-in-one approach to renovations, has years of experience in residential construction and remodeling — with logistics being one of its many specialties. “Our field employees know how to protect the common areas and keep them clean. They understand that there are many other homeowners and a building manager we have to accommodate,” he says. “It’s not an easy task to do a condo renovation but, DTC Hawaii has the right tools in place to make it a successful and enjoyable process for you.”

PHOTOS: OLIVIER KONING

CONDO REMODELING GUIDE

GET INSPIRED That being said, there’s still a lot you can do with your condo renovation. “You can upgrade appliances, you can upgrade your cabinets, countertop — you can make it a nice spot,” says Moorhead. Areas of primary focus are the kitchen, living room and bathrooms. Here are some changes to consider.

Go small with your appliances.

In compact kitchens, “it’s really about making the best use of space,” shares Moorhead. He recommends sleek built40 • AUGUST 2020 • hawaiihomemag.com

in appliances, from the dishwasher and microwave to cabinet-depth refrigerators, that are well-suited for condos.

If possible, take down or reconfigure that wall in your galley-style kitchen.

Keep in mind that electrical plays a big part in this, but if you are able to do so, it can make a big difference in opening up your space.

Change out the cabinetry and countertops in the kitchen and bathroom. A change in countertop is a top renovation project, with quartz being the most sought-after material.

“Engineered prefabricated quartz surfaces are very popular and come in standard sizes that are very suitable for condo installations,” says Kevin Nip of Selective Stone, which has a wide range of colors and materials to choose from. Right now, whites and gray tones are trendy. Nip shares that for larger-sized kitchens that require islands and peninsulas, you’ll have to calculate measurements to ensure the larger pieces are accessible to the unit due to elevator restrictions and tighter workspaces.

Get rid of outdated items. Finally rid yourself of those dated popcorn ceilings and older appliances and cabinetry.

PHOTOS: HAWKINS BIGGINS PHOTOGRAPHY, COURTESY OF MOORHEAD & COMPANY INC.; COURTESY OF SELECTIVE STONE

CONDO REMODELING GUIDE

CONDO REMODELING GUIDE

Freshen up the bathroom. Consider giving it a face-lift by updating the floors and wall tiles and adding new complementary vanity counters, shares Nip. Install new flooring throughout your home. Changing out the floors of your home can drastically improve not only the design but also functionality of your space.

Luxury vinyl tile, or LVT, is a trendy and appropriate option for condo floor remodels, shares Nip. “It’s lightweight, affordable and comes in a variety of colors that mimic the shades and texture of natural wood. Most installations do not require any setting material or glue and can be installed with a pre-engineered clip system.” He adds that when installing new flooring, “it’s important to check with the building manager or condo association on any specific requirements. Most high-rise buildings require a soundproof underlayment prior to installing any hard surface.”

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C O N D O R U L E S A N D R E G U L AT I O N S

Navigating Renovations in Homeowners Associations

See

More Learn h ow M oorhea Co m p a ny d& this Wa Inc. renovat ed ik iki c h a wa i ihome ondo at mag.c om

How to prepare for a renovation in a condo or master-planned community.

any hawaii residents enjoy living in master-planned communities. Since the early 1970s, neighborhood developments governed by some type of homeowners association have increasingly become the norm.

An HOA provides and enforces a community covenant, or set of bylaws, designed to provide security, maintenance, and foster goodwill among neighbors. This is especially important in neighborhoods with shared community facilities, such as clubhouses, green spaces, pools or parking structures.

HOAs are generally created by

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developers during construction and turned over to newly minted board associations when 75% of the project is sold. Boards are typically composed of owners who live in the community and are elected as volunteers, although nonresident owners and even developers can serve. As of 2019, there were more than 347,000 HOAs in the United States, representing nearly 70 million residents. In Hawaii, there are more than 15,000 condos and HOAs. While there are a number of benefits to living in a planned community, there are also a number of restrictions on how homeowners

can modify their properties. It’s important for homeowners planning to renovate to review their HOA’s rules and regulations on remodels, or run the risk of incurring significant fines. The most common violation is not submitting plans for approval prior to the start of work.

Before launching any type of renovation project, homeowners living within a planned community — especially one made up of condominiums — should review the Governing Documents, also known as CC&Rs (covenants, conditions and restrictions). CC&Rs are legal agreements that buyers consent to when they purchase a property. hawaiihomemag.com • AUGUST 2020 • 43

PHOTO: HAWKINS BIGGINS PHOTOGRAPHY, COURTESY OF MOORHEAD & COMPANY INC.

BY BROOKE LAPORTE

C O N D O R U L E S A N D R E G U L AT I O N S

that a renovation is challenged during or after construction.

Professional contractors are typically familiar with constraints put in place by HOAs and can help ensure that your renovation is done right when it comes to drafts, permits and other requirements. Homeowners should confirm with the association if they need approvals from the city or board before starting. Sometimes, an HOA will require a deposit to cover potential damage that can occur in a common area or obtain written approval from your neighbors. For more extensive projects, a midpoint inspection may be required by the HOA to ensure that requirements are being met.

Once a project is approved and homeowners are ready to begin their renovation, they can focus on logistical arrangements within the neighborhood or building.

PHOTOS: HAWKINS BIGGINS PHOTOGRAPHY, COURTESY OF MOORHEAD & COMPANY INC.

These documents outline all the rules governing your condo or HOA, including what can be altered within your home, and what part of your home is considered a “common element” shared by the community.

Common elements are parts of the project that are maintained by the homeowners association, such as windows, balconies and landscaping.

These can only be altered through board consent.

It’s important to submit a request for any remodel or alteration in writing to your association prior to starting any work. The work that you want done might clash with the exterior design of the rest of the community or might involve modifications to load-bearing walls.

It is best to have the details of any communications that you’ve had about the design or the governing documents in writing in the event

44 • AUGUST 2020 • hawaiihomemag.com

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Construction workers will likely require parking, storage and a clear path to move materials. For highrises, security staff and management should be notified of any workers coming to and from your unit, and if there will be any interruption to your building’s utility systems, such as water for certain aspects of a kitchen or bath remodel.

Lastly, neighbors should be notified of any planned work within your home, and be thanked for their patience when construction is complete. Renovation projects can be a challenge, but taking care to understand an HOA’s rules and regulations prior to starting can save homeowners a lot of time and trouble and help keep the peace within a community.

This article was originally published on Foundations. Visit hawaiihomemag.com/foundations for more digital-exclusive articles that bring local homeowners and homebuyers essential information they’ll need to make their home dreams a reality. hawaiihomemag.com • AUGUST 2020 • 45

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Ask the Expert: Landscaping Steve Dewald of Steve’s Gardening Service lays out the importance of hiring a professional.

hen you want a beautiful lawn, you may be tempted to do it yourself, but hiring a professional landscaper will ensure that every intricate detail is handled with care. Steve Dewald of Steve’s Gardening Service has seen how DIY has taken a wrong turn for many.

“What looks like a little problem initially can cause major issues … just taking a few shortcuts can cost homeowners money in the long run,” he says. Dewald shares more of his expertise on the matter, below.

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Q:

What are common mistakes from DIY landscaping?

Q: What’s your advice?

A: Hire a licensed contractor. Meet with all your contractors in person because not everyone is going to be the

right fit. Get references and call those people to make sure the contractors did what they said they’d do. I think it’s really important to call the licensing bureau and make sure the contractor’s licensing is in good standing and they have proper insurance. A lot of people, especially for landscaping, don’t think of those things.

Q: Why is it important to hire a

professional, licensed contractor?

A: It’s the warranty. If your contractor makes a mistake, then he is liable for it. A lot of folks think they can’t afford it all; but we’ve done consulting work. We can help with the irrigation. Bring in a professional that can guide you or you can do part of the work and have someone else come in. By hiring a professional, you bring in expertise. Plants are placed

in the right environment, proper grass choice, hardscaping and design work — the contractor can bring in the knowledge of that.

Q: What does Steve’s Gardening Service provide?

A: Steve’s Gardening Service does everything. We’re a full designbuild firm. We do concrete work, decorative concrete, hardscaping and bouldering, outdoor lighting, irrigation and drainage, planting and water features, and clearing and farm fencing.

Steve’s Gardening Service 676-9166 stevegardening@aol.com landscapecontractorhawaii.com License #C-21108 hawaiihomemag.com • AUGUST 2020 • 47

PHOTO: DAVID CROXFORD

A: Planting too close to structures or walls, particularly when people buy a cute tree without knowing what it will turn into. What happens later is it will crack the retaining wall, sidewalk, a pipe or the foundation of the house; so make sure you plant in appropriate places and know what it will mature into. A lot of people fail to think about drainage and that’s a big one we run into every time. They don’t grid the yard properly or they have a retaining wall built and they don’t have the excess soil removed so when the first big rain comes, the yard and house floods.

The other one would be improperly installing an irrigation system. People will do the DIY thing and fail to put in a backflow preventer, which keeps your domestic water from cross-contaminating, or the pipes aren’t the right size.

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S M A L L- S PA C E A P P L I A N C E S

Compact devices for your limited square footage.

BY STEPHANIE KIM

ith smaller homes and condos continuing to rise in popularity, there’s been a growing demand for products to meet the needs of these small-scale digs. Many companies have switched gears to produce high-performing, compact appliances. So whether you are downsizing or living minimally, here are our recommendations for some of the best-fitting devices from top brands that are perfect for your home.

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BOSCH

Bosch carries a suite of small-space appliances designed to be high-quality products that fit compact areas. Many are even linked through Home Connect, which allows you to monitor and control it with an app, and can be incorporated together for the ultimate put-together combo. There’s the 500 Series 24-inch Gas Cooktop, with a stainless steel design for easy clean up and four powerful burners; the 500 Series 24-inch Speed Oven — known to have “the cooking qualities of a conventional single wall oven with the speed of a microwave”; the 800 Series 18-inch Dishwasher, which offers a custom panel option to match your cabinetry, quiet operation, adjustable racks and leak protection; and the 24-inch Built-in Coffee Machine that lets you start your cup of joe right when you wake up. For laundering purposes, the 800 Series 24-inch Washer and Dryer is compact and can be stacked or placed side by side. hawaiihomemag.com • AUGUST 2020 • 49

PHOTO: COURTESY OF BOSCH

Small-Space Appliances with Big Potential

S M A L L- S PA C E A P P L I A N C E S

MIELE

PHOTO: COURTESY OF MIELE

Time and time again Miele’s W1 Washing Machine and T1 Dryer have washed to the top of our recommendations and others’, too. It has a Good Housekeeping Seal and numerous awards, and rightfully so.

“The compact size of the washer and dryer doesn’t sacrifice capacity or energy efficiency,” says Daniel Arita of American Carpet One Floor & Home, which carries the Miele brand.

He shares that the Miele washer’s footprint, for instance, is 23½ inches while normal washers are 30 inches.

The washer features three processes — TwinDos, CapsDosing and QuickIntenseWash — that optimize cleaning precision, and the dryer has ventless, heat-pump and PerfectDry technology. Both also link to Miele’s app to allow for complete control from your phone.

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The slim 15.3-cubic foot French Door Refrigerator takes up minimal space in your kitchen. It is a four-door bottommount fridge with a stainlesssteel finish; product features include adjustable temperedglass shelves, clear and fully encapsulated storage door bins, LED lighting, and Quick Cool and Quick Freeze functions.

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PHOTO: COURTESY OF GE APPLIANCES

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HAIER

Bosch, Haier and GE Appliances products are available for purchase at numerous locations, including Ferguson Bath, Kitchen & Lighting Gallery and Servco Home & Appliance Distribution, and utilized by various designers and builders, such as DTC Hawaii. Miele appliances are found locally at American Carpet One Floor & Home and elsewhere.

54 • AUGUST 2020 • hawaiihomemag.com

PHOTO: COURTESY OF GE APPLIANCES

The 24-inch 2.9-cubic foot Gas Free-Standing Range with Convection and Modular Backguard has an edge-to-edge cooktop and heavy-duty cast-iron grates. It features a fan convection to distribute heat evenly and closed-oven broiling. A storage drawer at the bottom allows for more space to store cookware.

The modular backguard allows you to style it to your desired look.

How should I finance my home renovation?

What home improvement projects will bring in the best return on investment? What are some tips for first-time Hawaii homebuyers?

Foundations will show you how to invest your time and resources wisely and add value to your home on a budget. Whether it’s picking the best financing option to pay for a renovation, figuring out what a home equity line of credit can do for your home at a variety of price points, or even learning how your home can legally earn you money, every bit of information lays the financial foundations for making your dream home projects a reality.

Let us help us you make your dream home a reality

HawaiiHomeMag.com/Foundations

I N D U S T R Y WAT C H

Simple Ways to Make the Most of a Small Space Little changes can make a big impact in form and function.

BY CRIS JOHNSON

t has been five months since the initial stay-at-home mandate was announced and many of us are going through a slow transition back to the lives we once remembered. With kids home for the summer, working away from the office, and travel put on the back burner, many of us are still spending a lot of time at home.

Regardless of the size of your home, sharing rooms with more people than usual can make any space seem smaller. Many of us are sharing square footage with home-school

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© 2009 OrganizedLiving Cincinnati, OH 45241

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If you are planning to remodel the kitchen, consider adding a peninsula, which can be used for additional seating, as an informal eating space, and as an extra desk. One of the biggest impacts we made when we did our small remodel was the placement of multiple outlets and USB ports at the peninsula. It came in handy when we had several family

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For more ideas, connect with NKBA professionals at nkba.org.

Cris Johnson is president of the National Kitchen & Bath Association Aloha Chapter.

PHOTO: GETTY IMAGES

members using it as a workspace at the same time. Also, invest in comfortable chairs and stools. It will make a huge difference, especially when you use them every day.

Shelves are an underrated add-on that can provide abundant storage anywhere in the house. With baskets or containers, you can keep items handy but still neat and out of the way when not in use. Adding photos, plants, and personal items creates an inviting area.

Items that are multifunctional are ideal. A storage ottoman can be used to house extra blankets and pillows for movie nights with the family or to store workbooks and schoolbooks when not in use. Plus, it serves as additional seating while not taking up much room.

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PHOTO: COURTESY OF KICHLER

improve the air circulation and look of your living spaces by upgrading your ceiling fan. We recommend finding products that are really up there in energy efficiency, style and savings. The best selections are both fashionable and functional, such as the Kichler Seaside Large Room Fan from Ferguson Bath, Kitchen & Lighting Gallery that measures 54 inches and showcases a satin black finish.

58 • AUGUST 2020 • hawaiihomemag.com

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