14 minute read
The SuperBlock Revolution
Founded 15 years ago, the casual association of condo managers has had a positive effect on building managers and their profession
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BY DUANE KOMINE, RON KOMINE and DAVIE FELIPE
Editor’s note: Prompted by questions from BMH, the three founders of the condominium managers association, known as the SuperBlock, tell the story of how the revolutionary organization came to be, and how in just 15 years it has had such a positive effect on building management in Hawaii. Duane Komine is general manager at Hokua, brother Ron Komine is GM at 1350 Ala Moana and Davie Felipe is GM at Anaha.
How did Duane, Ron and Davie first meet, where were you working at that time, and do you recall your first impression of the other guy?
Duane, who was working at Nauru, and Ron, who was managing Banyan Tree Plaza, were delighted to meet Davie, who was the safety and security director at the Sheraton Moana Surfrider and Princess Kaiulani hotels. Davie had been with Sheraton for over 17 years and was the newly appointed president of the Hawaii Hotel Security Association. We met at an HHSA meeting in 2005. Davie recalls his first impression of the Komines was that “these guys could not be brothers! They were polar opposites, but they were in the same industry and shared the same message.” A few months later, after encouragement from Duane and Ron, Davie accepted a position at Oahu’s first five-star full-service luxury resort condominium, Nauru, as operations manager. Duane was impressed with Davie’s wealth of hotel industry experience, his hospitality demeanor and his infectious integrity.
How has your friendship grown?
Beyond our challenging goals to provide a unique environment and community, as friends and ironically drummers, Duane and Davie both understood one thing together, which was God is in control.
How would you describe the relationship between different condominiums and managers then?
While industry organizations such as IREM, CAI and MRMA are great resources for education and personal development, their structures were not necessarily set up to allow managers the opportunity to sit down and hold a roundtable where each manager could discuss their current building projects, ask for recommendations and share information in a timely manner. In fact, many managers were competitive with each other. Sharing of information was not the norm.
What was the relationship between hospitality and condos at that time?
In 2005, there were few condominiums that provided full-service resort-style hospitality services to residents. Most condominiums focused on the basics of registering residents, maintaining the building structure and providing security. Hokua aimed to bridge that gap by creating the position of Residential Specialists and providing services such as valet, party setup, parcel delivery, bell assists and much more to our residents. The address “1288 Ala Moana” (Hokua) became the benchmark that would change our industry henceforth.
What prompted you to bring all these managers together?
We felt there was a need in the industry to have a forum in place to share information and create camaraderie among managers. Davie, Ron, Duane and Robert Allman brainstormed and decided to form an informal group consisting of veteran managers of comparable buildings where we could bring in speakers and hold a roundtable discussion. It was also a way to bring in community leaders to speak about new project developments and emerging trends such as EV charging stations and emergency management procedures.
What was your initial goal for the group?
The initial goal was to foster more cooperation among managers by holding a monthly brown bag meeting at which managers would discuss current events and issues affecting their buildings. Managers would also be able to invite highly sought-after vendors such as SageWater, National Heat Exchange, Aloha Charge EV, MD Restoration and more to the group to discuss their products and services.
The Advantages of Membership
SuperBlock participants reveal what the group has meant for their buildings and their careers
Mike Baker General Manager, The Collection
I’ve been part of the SuperBlock network for nine years. It’s been invaluable for
Mike Baker networking with the most successful and experienced managers, support teams, vendors in Hawaii. One time I called Roy Bumgarner, manager of The Watermark, and asked for correspondence about their PPA-PV system agreement and house rules items. More recently, I inquired with Duane Komine about drone flights for exterior elevation building investigations. In both cases, the material, advice and contact information given worked out very well from a cost perspective and made sense from an efficiency standpoint. I’ve been contacted by SuperBlock managers to view a PV system I spearheaded, as well as common area décor, security access systems and mechanical equipment. The SuperBlock has had an impact on my career. Knowing you can send an inquiry via email network to the most experienced managers and get professional advice you can count on, direction and answers to your questions is absolutely magnificent. With the SuperBlock, there is always a manager out there who has dealt with any problem, procedure, mechanical failure, exterior issues, house rules, financial planning and other time-consuming aspects of condo management. The networking aspect of the group is simply priceless.
Was there any resistance?
At first there was some resistance about sharing building policies and information considered proprietary, but we found that sharing information was overall more beneficial.
Where was the first meeting and how many people showed up?
The first SuperBlock meeting was held on Feb. 24, 2010, at Hokua by invitation and attended by 10 managers. It was so refreshing and well-received.
How many members do you have now? How often do you meet?
The SuperBlock is currently comprised of 27 comparable condominiums: 1350 Ala Moana, Ae‘o, Allure Waikiki, Anaha, Beach Villas at Ko‘olina, Capitol Place, Discovery Bay, Hawaii Kai Peninsula, Hokua, Imperial Plaza, Kalele Kai, Ke Kilohana, Keauhou Place, Keola Lai, Ko‘olani, Marco Polo, Nauru Tower, One Ala Moana, Pacifica Honolulu, Park Lane Ala Moana, Symphony, The Collection Honolulu, Trump Waikiki, Uraku Tower, Waiea, Waihonua and the Waikele Community Association. The SuperBlock generally meets in person for a lunch meeting every other month, but is on hold until COVID-19 restrictions are lifted.
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PROPERTY MAINTENANCE FOR STORM WATER COMPLIANCE and our island home Front: Duane Komine, Back: (L-R) Ron Komine and Davie Felipe
How has the group evolved, and how is the industry changed because of SuperBlock?
Over the past 10 years, the SuperBlock has grown to incorporate more managers and their teams as new buildings open. With more participants the knowledge base grows. We have also focused on continuing education, career opportunities and ensuring competitive salaries.
We’ve heard multiple members say that they can call any other member any time for help/advice. Do you have any experience with that?
The SuperBlock community acts as an instant resource for managers seeking recommendations or advice in several ways. Managers contact our SuperBlock coordinator, who disperses it to the group. Responses are immediate and the information can benefit all managers. Examples have included polling managers to find out their preferred temperatures for pools and Jacuzzis, requesting building policies concerning drones and cigarettes, and sharing vendor recommendations.
Looking back, what are you most proud of?
Proud isn’t the word we would use, but we were able to play an integral part in establishing an open and free network of sharing best practices in the true sense of aloha. The SuperBlock has strengthened the profession of general managers and residential managers in the industry in Hawaii. As a result, members of other formal industry organizations like IREM, CAI and MRMA have become better informed and have more resources, and in turn become more valuable to their buildings. Condominium hospitality culture has evolved into a “work, live, play” environment while enhancing the community at large.
Plans/hopes for SuperBlock’s future?
Our plans for SuperBlock are to continue sharing information and creating an environment where managers can use each other as resources. We also want to be able to pass this legacy on to the younger generations coming through the ranks. One team, one goal!! ❖
Fernando Bastos General Manager, Keola La’i
I’ve been part of the SuperBlock since 2010. Managing a luxury skyrise condominium is a position Fernando Bastos that requires great responsibility. Some of these associations are worth more than half a billion dollars. In a sense, we are financial asset managers. However, even more important are the residents’ expectations of safety, comfort and overall well-being of the place they live. The greatest advantage to the membership is the networking with other buildings with a similar high profile. The collaborative experience of these managers is extremely valuable to enhance the overall value of the association and the well-being of the residents. I call another SuperBlock member to ask about an issue on a monthly basis. For example, I had a question regarding power-conditioning. Dennis Maher from Trump Waikiki was able to provide the guidance I was seeking. His building was the first to adopt this technology, so I was able to learn from his experience. At the same time, I became known to have expertise on emergency preparedness, sustainability and smart buildings, and had the pleasure of providing guidance on these topics to several other managers. The nature of our work requires constant improvement and learning. The SuperBlock is a perfect venue for helping members to be better professionals. As a result they are in high demand.
Leland Nye General Manager, Allure Waikiki
I joined in the summer of 2014, when I
Leland Nye
became a building manager in Kaakako. There are two huge advantages of SuperBlock membership. First, learning about new companies. Duane always has guest speakers at each meeting to share information about a service or product. I have built great relationships with those vendors and learned so much from them. Second, sharing information between building managers. I have learned so much from fellow managers in the SuperBlock. There have been so many times, but the most helpful was the recommendation of a good wood re-finishing company. The company does not advertise and only does “word-of-mouth” referrals. I have used that same wood refinishing company on three different projects and each has exceeded my expectations. I would have never known about the company if not for the SuperBlock, I also get calls, the most recent questions were regarding the pandemic. The SuperBlock opened my eyes to Allure Waikiki over four years ago. I applied and
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was hired. Allure Waikiki is an amazing building and I am very grateful to be here. I would not have known about the opening if not for the SuperBlock. It has changed my life for the better.
Valorie Lambert General Manager, Nauru Tower
I’ve been a part of the SuperBlock for almost a year, and quickly learned that the greatest advan
Valorie Lambert tage of membership is the brain trust that is the SuperBlock. Managing a luxury high-rise has many situations and issues not shared by other properties, so even with almost 20 years in the AOAO management field it is nice to be able to brainstorm with another general manager. I have reached out for referrals when looking for the best contractor or to find out how other properties are handling the COVID-19 virus and any common area shutdowns, as well as what others are paying employees, sharing info on preparing for a big event like a marathon or a protest march that is happening in the vicinity of our tower. Most of all, you have an immediate friend/peer who understands the uniqueness of managing a tower in the SuperBlock who is just a call, email, visit or lunch away. And I’ve gotten calls, too, related to vendor questions and COVID-19 shutdowns.
This has been a positive, and definitely is a resume enhancer.
Michael Ako General Manager, Beach Villas at Ko Olina
I’d heard about the SuperBlock and was
Michael Ako
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happy when Duane Komine invited me to join two years ago. I appreciate networking with other condo managers and vendors and having a great exchange of information. I’ve called Duane to discuss the range in maintenance fees per square foot in luxury condos, Davie Felipe at Anaha to discuss COVID-19 protocols and the opening/closing of common area facilities, Bryan Liu at Waiea to discuss staffing levels and pay scale ranges. I have also toured the above condos and many more like Park Lane, One Ala Moana, Koolani, Waihonua, Nauru, Hawaiiki, A‘eo and Kalele Kai in order to get first-hand knowledge of their facilities, amenities, layout, building equipment, services and staffing. In 2019, Bill Richardson, who was then GM at One Ala Moana, brought over eight key staff members to the Beach Villas to tour our site and spend half a day with our department managers to see how we manage our areas of responsibility. Other GMs will email or call to discuss ideas, challenges, staffing and reference checks, proven and tested contractors, etc. Beach Villas at Ko Olina is my first and only condo. SuperBlock meetings and networking has been beneficial to me as a resource and to hear other luxury condo GMs speak about their projects and challenges that are occurring in town. The meetings have brought further meaning and pride to my eight-year career as a condo GM after having been a hotel GM for eight years and private club manager for 10 years.
Al Neyland General Manager, Pacifica Honolulu
I’ve been part of the SuperBlock for three years. The best aspect of membership is the camaraderie. Also, the group provides a wealth Al Neyland of knowledge from years of experience in the industry and each member is willing to share. There is no competition between members; success is measured by the accomplishments of the group.
Over the years, I have discussed multiple issues with many different members. From personnel-related issues to high-end building components, you can always rely on the members to provide sound advice. With the current fluid COVID-19 environment, we often share best practices on keeping our residents and building as safe as possible. When surrounded by well-informed, industry-experienced, educated individuals who are superb leaders, it drives you to “deliver every day” in a professional way.
Benjamin Oates Jr. General Manager, Ke Kilohana
I’ve been part of the SuperBlock since October 2014, thanks to Benjamin Oates Robert Allman. I really appreciate networking with fellow building managers who have a lot of different experiences in the building management industry. Kawika Keala (personnel matters) and Ron Komine (City & County matters and building code requirements ) had been my regular go-to building managers for years even prior to my joining the SuperBlock. After being hired to open Ke Kilohana, I reached out to many managers concerning amenities, trash compactors, employee starting wages and their previous openings. Some of them allowed me to even tour their buildings. Managers contacted include Davie Felipe, Ray DeSmet, Kathy Lau Best, Jose Dominquez, Ron Komine, Fernando Bastos, Jacob Roller, Al Neyland and Gerald Nakashima. Recently, I’ve been happy to take calls regarding COVID-19 shutdown procedures, temporary rules related to COVID-19 and re-openings of amenities. ❖
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