INSIDE
WATER DAMAGE » MEET A MANAGER: GIOVANNI WOZNIAK » ANNUAL MEETINGS IN LIMBO
DECEMBER 2020 | $5.00
Avoiding a Trashy Holiday
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
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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
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EDITOR’S DESK |
DON CHAPMAN
It Takes All Kinds
Mailed and Distributed on the 10th of Every Month
If there’s one thing I’ve figured out in three years as BMH editor, it’s that there is no such thing as a “typical” building manager. Once a male-dominated bastion, the industry today provides opportunities for both genders to flourish. Backgrounds vary broadly, as a look back at Meet a Manager subjects this year attests. They range from former college football players (Giovanni Wozniak, Randy Ahlo) to cowboys (Ralph Shumway), from excops (Bill Richardson) to bankers (Kathy Lau Best), and from construction (Alex Bresslauer) to hospitality (Mila Salvador) to freight shipping (Chris Calfee). Most come to it as a second or even third career, but a rare few knew from an early age this is what they wanted to do (Sam Kawelo). The only thing that is typical of building managers, in my observation, is a desire to learn, learn and learn some more. That’s why there are all those acronymic designations of achievement—so many that the official food of building management ought to be alphabet soup. That desire to learn inspires us at BMH to provide stories and subjects to enlighten and entertain—in short, to be a vital part of your continuing education. Here’s wishing you a holly, jolly holiday season, whether you’re celebrating Christmas, Hannukah, Kwanzaa or Bodhi Day this month.❖
PUBLISHER Amanda Canada EDITOR Don Chapman EDITORIAL DIRECTOR David Putnam ASSOCIATE EDITORS Brett Alexander-Estes Priscilla Pérez Billig SENIOR ADVERTISING DIRECTOR Barry Redmayne SENIOR ACCOUNT EXECUTIVES Jennifer Dorman David Kanyuck ADVERTISING COORDINATOR Lorraine Cabanero
don@tradepublishing.com
LEAD ART DIRECTOR Ursula A. Silva 845-2474 • STRUCTURS001@HAWAII.RR.COM • SSIHAWAII.COM LICENSE # AC-13555
GUARDRAILS
CONCRETE REPAIR
ALUMINUM SYSTEMS
ART DIRECTOR Jonathan Tanji GRAPHIC ARTIST Dustin Koda CIRCULATION MANAGER Chelse Takahashi
HIGH-RISE SPALL REPAIR HOTELS
LANAI GUARDRAIL
CONDOMINIUMS
DECORATIVE RAILS
TOWNHOMES
PARKING DECK & PT CABLE REPAIRS
PRESS MANAGER Abe Popa PRESS OPERATOR Dean Onishi BINDERY OPERATOR Austin Popa
MATCHING TRELLIS SYSTEMS
HAWAII’S SPALL REPAIR AND RAILING EXPERTS 4 BUILDING MANAGEMENT HAWAII | DECEMBER 2020
Photo collage by Jonathan Tanji
H
AWAIIAN PROPERTIES, LTD. Building Relationships That Last
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contents December 2020 | Volume 36 | No. 12
42 FEATURED
CONCRETE
4 — Editor’s Desk It Takes All Kinds
19 — Dion Ruidas Handy hints for top concrete performance
8 — Grounds for Praise Mixing microclimates at the Beach Villas at Ko Olina
20 — Sarah Light Ala Moana Pacific Center offers a case study of proactive management action against spalls and leaks
10 — Projects When water damage started affecting insurance costs, Waikiki Skytower owners said enough is enough 12 — Avoiding a Very Trashy Holiday BMH queries Oahu companies involved in the trash industry on how the holidays complicate things 16 — Meet A Manager Offered a condo security job by his step-dad’s best friend, Giovanni Wozniak turned it into a building management career 46 — Legal Matters: Jane Sugimura Pandemic complicates condo association annual meetings 47 — All Things Condo: Carole Richelieu Explaining the various meeting types condo associations must or may conduct 48 — Community Corner IREM’s big plans for 2021, water damage webinar, A&B retail bounces back
22 — Alvin Nishikawa The science of concrete spalls
PAINTING 24 — David Dunham Lowering your painting, renovation cost
SOLAR 28 — Deborah Galimba Growing energy needs of building management require a shift in practices 30 — Shawn Moorhead EV charging: an essential amenity 31 — Gail Slawson When was your last energy audit? 32 — Bob Johnston Replacing, repowering legacy PV systems 34 —Fred Brooks Protect your PV system with a maintenance plan
ROOFING 36 — David Pavlicek A common misunderstanding is that your roof warranty will cover any roof problem no matter the cause 38 — Abbey Feinstein Preventing roof leaks in America’s wettest state is the most important part of the job 42 — Ron Lloyd Five reasons to have a roof maintenance program
8 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 Limited, 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 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 Ltd. Single copy rate is $5, with subscriptions available at $35 per year. For information, call (808) 848-0711.
6 BUILDING MANAGEMENT HAWAII | DECEMBER 2020
287 Mokauea Street, Honolulu, Hawaii 96819 (808) 848-0711 | TradePublishing.com
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GROUNDS
for P R A I S E
Mixing Microclimates Landscaping at the Beach Villas at Ko Olina combines dryland and rainforest plants
Property: Beach Villas at Ko Olina Manager: Michael Ako Assistant Resort General Manager: Peter M. Togawa When did the property open? 2008.
Number of units: 247. Acreage/footprint: 7.2 acres. How much space is landscaped? Over 3 acres. Landscaper: Performance Landscapes started in 2002 to help fulfill the need for high-level landscape service providers. They have been with the Beach Villas since 2012.
What is their philosophy of landscaping? The company’s phi-
How does landscaping enhance the living experience? The luxury
losophy includes paying attention to details, working cleanly, treating clients/vendors/staff fairly and continually improving our skills.
Beach Villa resort expectation is for a tropical Hawaiian experience. Dramatic accent plants framed by lush green foliage offer that.
Number of other staff involved in landscaping: Crew leader Nestor
Types of plants used: They include native hau, pohinahina and naupaka shrubs that are hand-pruned to create a pillowy hedge screening the sometimes-busy beach activity while keeping the vista open for evening sunsets over the ocean. Varied colors and textures soften the beautiful quartzite path meandering from the quiet pool to the family pool via bubbling koi ponds.
Rumbao has been working for the company since 2016 and became EPA Pesticide Handler-trained. He leads a base crew of three with floater crew members assisting when larger tasks are on the schedule. He is one of the company’s top crew leaders and scored 96% at the company’s annual training day this year. Fertilizer applications and irrigation inspections are scheduled by specialized landscape industry software. Chemical and irrigation technicians visit the property several times a year to carry out those work orders.
8 BUILDING MANAGEMENT HAWAII | DECEMBER 2020
On-site challenges: While many plants are selected for the arid, windy conditions of West Oahu, many are selected to enhance the lush vegetation normally expected in Hawaiian rainforests. Carefully adjusting the irrigation zones for each microclimate
on the property is critical to keep the plants thriving. The nutrition program includes organics to improve the soil food web.
What advice/lessons can you share with other properties? Join the Landscape Industry Council of Hawaii and sign up for all the training
Left to right: Peter Togawa, assistant resort manager; Nestor Rumbao, crew leader; Jonah Ulu, maintenance supervisor; Michael Ako, general manager; Matt Lyum, founder of Performance Landscapes
opportunities available. Learn new horticulture, irrigation, safety and integrated pest management skills. ❖
*
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
PROJECTS
Waikiki Skytower 2410 Cleghorn Street Manager: John Bouchie, Hawaiiana Management Company Resident Manager: Bernice Shea Board President: Robert Katzman
Stopping the Leaks When water damage started affecting insurance costs, Waikiki Skytower owners said enough is enough
10 BUILDING MANAGEMENT HAWAII | DECEMBER 2020
Project: Replacement of all plumbing pipes in bathroom showers and tubs
When did the building open? 1977.
Number of units: 101. Bernice Shea
What caused this project to be undertaken? Leaks were developing on a regular basis. Our insurance carrier was charging a higher deductible on water-related claims.
Number of units and common areas affected? All 101 units. How did you initially respond? The board hired a consultant to study the issue, create specifications for renovation and place the project out to bid.
How was the management company involved? Hawaiiana Management gathered bids for consultants and obtained a contract attorney. Also obtained bids for bank loans, created loan consent surveys to unit owners. Oversaw payment of all invoices in coordination with Bank of Hawaii.
How involved was the board, and what actions did they take? They met with the consultant monthly and oversaw all change orders.
Did you bring in an outside consultant? Yes, Trinity/ERD.
How/when did you communicate with owners/residents about the issue and then the work? One year before the project began, we had a town hall meeting at the annual meeting. Resident manager Bernice Shea coordinated the daily activity of the renovation in the building.
When did actual work on the project begin and end? Started November 2019, finished May 2020.
Cost: $2,500,000, including consulting fees and attorney fees.
How did you decide on a conAny lessons learned that tractor to do the repairs, and who other buildings could benefit was selected? The project specifica- from? Plan ahead, be mindful of the tions were created by the consultant and placed out to bid. The board selected Hawaii Plumbing Group.
useful life of plumbing lines in the building. Replace pipes before leaks start. â?–
www.tradepublishing.com/building-management-hawaii 11
AVOIDING A VERY TRASHY HOLIDAY BMH queries Oahu companies involved in the trash industry about their business, their clients, the role of technology and how the holidays complicate things
12 BUILDING MANAGEMENT HAWAII | DECEMBER 2020
Far Left: Carl Strouble, second from right, with GOC service department Left: Building a hopper to replace damaged chute at bottom of Waikiki Landmark
GOC Technologies Inc. Carl Strouble, Vice President/ Sales Manager 839-1300 www.goctechnologies.net GOC has been in business 26 years. Services we offer to condos and commercial properties include trash compactor and cardboard baler sales, service and repair. We also do trash and linen chute sales, service, repair, replacement and cleaning, as well as environmentally safe odor-control unit sales, service and repair. We have over 800 customers/clients throughout the Hawaiian Islands, including trash chute replacements in the Salt Lake area for Horizon View Tower and Plaza Landmark and in the Waikiki area with Ala Wai Tower and Waikiki Banyan. Commercial accounts include self-contained compactors with Kapiolani Hospital, Pali Momi Medical, The Queen’s Medical Center and Straub Medical Center; also at Neal Blaisdell Center, Kapiolani Community College, Honolulu CC, Leeward CC and Maui CC, plus cardboard balers at Navy Exchange, Schofield Barracks Exchange, Longs Drugs, Lowe’s, Home Depot, Sam’s Club and Costco. Technology has worked for our industry by improving the reliability and proficiency of the machines, and with proper service intervals make them last longer. A regular maintenance program is ideal and also important in keeping a healthy system functioning, and can foresee potential problems that can cause a complete shutdown and pose a health and fire-safety risk. With the advent of the pandemic, our company experienced a huge surge of business in repairs due to the
big box stores being a main source for shopping and their machines working longer hours. Also with so many people staying home and using the trash system, that put more of an overload on systems, which needed extra care and attention. The upcoming holiday season will put even more of a load on those systems. My strongest suggestion is to inform residents to not put bulky items or unbagged trash into the system, and to have that stuff placed in pick-up areas or have instructions where to safely place items. Once a system gets clogged, it is only a matter of minutes to have it reach multiple floors, and it takes hours to clear, at a great cost— provided someone is available to clear it quickly. And for safety reasons, never attempt to clear a chute by pulling from the bottom of the clog.
Aloha Waste of Honolulu Debbi McQuay, Sales Manager 864-2022 www.alohawasteofhonolulu.com We provide refuse and recycling services to condos and commercial properties, as well as bulky pickup with
our open-top services. We offer free service consultations to be sure you are paying for the correct service level. We are proud to be able to service premier properties such as Park Lane, Anaha, Hokua and Ward Village. Technology allows for greater efficiency and better communication, which results in greater customer satisfaction. Container maintenance should be addressed as soon as possible. For example, if there is a lock bar that is inoperable, there will be more opportunities for illegal dumping or unwanted trespassers to go through your trash. If there is a broken wheel, this makes it difficult for customer maintenance or haulers to move the container, which could lead to injury or property damage. For compactors or bailers, they should be properly maintained according to manufacturers’ specifications to ensure extending the life of the equipment and to maximize manufacturer warranties. Because of the pandemic we adjusted our operations to address the concerns of our customers and drivers, and put in place policies to keep everyone safe. Aloha Waste of Honolulu prides itself on customer service, so we reached out to our customers Debbi McQuay throughout the pandemic who we noticed needed a service adjustment, to dispose of added volume or decrease their service and help reduce cost.
www.tradepublishing.com/building-management-hawaii 13
As for the holidays ‌ yes, we could all use a little joy. One of the biggest impacts customers can have on their waste is to break down their boxes and to bag their food waste well. This will help in keeping the added volume and smell in check. The best way to dispose of Christmas trees is to get a bin specifically for Christmas trees so that it can
be recycled into mulch. Trees must be free of ornaments or tinsel.
West Oahu Aggregate Robb Kobayashi, Sales Manager 847-7780 www.woahawaii.com
14 BUILDING MANAGEMENT HAWAII | DECEMBER 2020
West Oahu Aggregate provides refuse and recycling services for public and private housing, commercial and construction projects, as well as diesel fuel sales and delivery, concrete and asphalt recycling, recycled aggregate and ready-mix concrete sales and delivery and automobile transportation. And, coming soon, WOA sparkling bins cleaning and sanitizing service. Our sister company, Pineridge Farms, is a construction hauling trucking company that also rents out heavy equipment. West Oahu Aggregate is the second-largest hauler on Oahu. We service a large portion of AOAOs and commercial properties all over Oahu, including Moena Kai, Nanea Kai, Mount Terrace, Kahala Nui, Nauru Tower, Koolani, Waiea, 1350 Ala Moana, Bishop Place, Ritz-Carlton Hotel and Resorts, The Allure, Trump International Hotel, Embassy Suites. Also: all Department of Education public schools on Oahu, Kamehameha Schools pre-schools on Oahu, Ala Moana Center, Howard Hughes Corp. Ward Village, Pearlridge Shopping Center, Waikele Shopping Center, Alii Place, Central Pacific Place, Harbor Court, Outrigger Hotels and Resorts, Disney Aulani Resort, Foodland Supermarkets, Shops at Dole Cannery, ABC Stores, Laie Shopping Center, Aikahi Shopping Center, Hawaii Kai Shopping Center and Nuuanu Shopping Center. Technology-wise, all of our refuse vehicles are equipped with wireless tablet technology. Customer routes are uploaded to the tablets daily and work orders are sent in real time. This allows our drivers to communicate safely with our dispatchers and customer services representatives, without the need for hand-held devices. Our new front-end loader refuse trucks are equipped with GPS, scales and 360-degree cameras, all working together to provide our drivers with real-time information and our office with route and account data to more effectively manage accounts. Our tablet technology eliminates the need for outdated paper route sheets and allows our operations team the ability to optimize our customer routes and provide real-time updates. Built-in scales and sensors on our trucks allow
our customer accounts to be properly serviced and ensure competitive rates. As for maintenance of trash equipment, maintenance of equipment is very important, especially trash compactors. When they go down, they can cause a lot of problems, as the trash will back up into the trash chutes if not addressed in time. West Oahu Aggregate has a team of technicians and metal workers that offers a quarterly and semi-annual preventive maintenance program. For us, like the majority of businesses in Hawaii, the pandemic has been a financial challenge. These are crazy and unpredictable times and like everyone, we are doing our best to keep our employees safe, healthy and working. The holidays bring a flood of parcels and bulky items, so our company offers temporary open-top roll-off bins, ranging in sizes from 10 cubic yards up to 40 cubic yards for large accounts. For smaller businesses with limited space, we offer 3-cubic-yard bins. In addition to roll-off containers and small bins, we offer a bulky-item pickup service for our customers. ❖
Driver Anthony Troche and Robb Kobayashi
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www.tradepublishing.com/building-management-hawaii 15
MEET A
MANAGER |
GIOVANNI WOZNIAK
Purposely Helping Peo Offered a condo security job by his step-dad’s best friend, Giovanni Wozniak turned it into a building management career
16 BUILDING MANAGEMENT HAWAII | DECEMBER 2020
ople
Giovanni Wozniak, ARM TITLE: General Manager, The Imperial Plaza
You know the old saying: “It’s not what you know, but who you know.” Giovanni Wozniak is living proof it can be true. In this case, he knew Davie Felipe, because Davie knew Giovanni’s stepdad Peter Beyer. “They were best friends,” says Wozniak. “They worked security together at Kahala Mall and later at the Moana. They were each other’s best man at their weddings.” So when Wozniak, a Kailua native, came home after one season playing football at Grossmont College in San Diego, Felipe offered a job. Something, at least, to do while his friend’s son
figured out what direction he wanted his life to take. “He hired me as a residential specialist at Capitol Place,” Wozniak says. “I liked it right away. It wasn’t just traditional security services. It included hospitality and customer service. It was purposeful work, helping residents with their daily lives.” That was in 2009. Today, Wozniak is general manager of the Imperial Plaza and was named to this year’s IREM international “30 Under 30.” You could say he figured out what to do with his life.
When did The Imperial Plaza open? The property opened in 1991.
board members. We meet monthly for our board meetings and generally keep in contact in between.
Number of units: Residential: 206 units. Commercial: 52 units.
Number of staff: Staffing is comprised of 15 contracted employees and three in-house management positions.
Amenities: Recreation deck on the sixth floor includes pool, two Jacuzzis, two saunas, four BBQ grills, clubhouse for meetings or parties, dog park and a showpiece water feature that flows from the townhouse courtyard through the landscaped recreation deck. Management company: Hawaiiana Management Co.
Do you live on the property? If so, what are the advantages? Yes, I do live on-property. Living on-property is essential for me to be able to anticipate first-hand what is going on and to be able to address any issues that may unexpectedly arise. To be present and to provide security support when needed is also a major advantage to myself and to our team.
Number of board members, and how often do you meet? Seven
Do you offer vacation rentals? The Imperial Plaza’s rental agreement is nothing less than 180 days.
When did you come on board? I accepted the operations manager position in December 2018 and shortly thereafter accepted the general manager position in mid-2019. During this transition I had taken over and closed out an elevator modernization and painting and spalling project for the property. It was a smooth transition as we now prepare for several larger projects which include the cooling tower replacement and sloped glass replacement, both of which will involve helicopter lifts.
Previous building management jobs? I was previously at various luxury condominium projects for the past 11 years, working in a variety of positions prior to joining Imperial Plaza.
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MEET A
MANAGER |
GIOVANNI WOZNIAK
How did you get into the industry? I was at a crossroads between pursuing a college football career on the Mainland or returning home to Hawaii when an opportunity came my way from a highly notable general manager, Davie Felipe. He presented me with an opportunity in an up-and-coming industry of security/hospitality. The offer sparked my curiosity when I learned how much opportunity was available in this industry.
Non-building management jobs: None. Schooling: I was raised in Kailua and attended
Kalaheo High School. I am currently enrolled in online college courses through the University of Hawaii System. I also assist on the IREM Education Committee and try to take advantage of industry seminars and certification programs.
What do you like about building management? Building management is a jack-of-all-trades kind of position. I am constantly challenged as this type of work presents new issues and challenges day-in and day-out. I also enjoy the opportunity to be in this type of leadership position that allows me to make a difference and purposely help people.
Most important qualities for a condominium manager? I really believe having a positive attitude is contagious and effective for a healthy work environment. I have noticed that when people do not have a positive attitude, it affects their work, their performance and creates a barrier to people around them. People are drawn to those with a can-do attitude.
How has the coronavirus changed daily operations? COVID has changed daily operations for us in the condo management industry at so many different levels. First and foremost, it’s always been my priority to keep the residents, employees and business owners and all who work and live here safe. We’ve needed to increase sanitation in all areas and inform all on-property of our game plan, which includes monitoring City and County guidelines, wearing a mask, social distancing and constantly communicating through our mobile app and printed/digital signage. The benefits of industry networks that share their strategies to effectively deal with the coronavirus has been helpful. Although each property is unique in its own ways, we gain a wealth of knowledge from our peers to make adjustments on our daily operations. ❖ 18 BUILDING MANAGEMENT HAWAII | DECEMBER 2020
CONTRIBUTO RS | CONCRETE
Handy Hints for Top Concrete Performance
DION RUIDAS
Protect your investment with practical tips for successful installation and upkeep
Crucial Concrete Steps Kick off a new concrete project by hiring a contractor who can prepare and finish the space properly. Using the highest quality materials in every step of the process is necessary for a positive outcome. The area’s size and function will shape the exact specifications, but there are important considerations when it comes to pulling off a successful concrete pour. • Moisture mitigation—using additives in the concrete mix or post-pour treatments to regulate moisture—is a key strategy that could literally make or break your concrete. Moisture barriers improve the integrity of finished concrete and help ensure your project meets local building code requirements, as well as building codes for epoxy coatings, tile and carpet manufactures. Every pour should include curing, the process of maintaining optimal moisture levels and proper temperature while the mix is hardening. Equally essential is the addition of a sealer, a protective coating that shields concrete from damage and promotes strength and longevity. Finally, if you’re planning
PHOTO COURTESY MASONS CREATIONS MAUI
C
oncrete is a practical building material for indoor and outdoor spaces, useful for a variety of applications, including walls, flooring, steps, lanais, driveways and swimming pools. Perfect for high-traffic areas, concrete is durable, energy-efficient and comparatively low-maintenance. Whether your property is residential, commercial or industrial, a little knowledge of concrete basics can help you get the job done right and safeguard against concrete-related headaches.
should be carefully selected with the environment and planned use in mind. How often you’ll need to reseal will depend on the weather and the amount of foot traffic. For example, a hotel with a high volume of guests may need to reseal every year. In places where frequent rain and sun degrades concrete faster than in dry shaded areas, the reseal rate is generally higher.
Products and Performance
For best results, primers, curing compounds, sealers and paint should be personalized to fit your property. When planning new concrete, be sure to paint, you’ll need to prepare the con- to ask about the specific materials and crete surface by adding the right primer, brands your contractor plans to use. which helps create a texture that will bond well with the paint. Upkeep and Maintenance • Cracks and curing: Wind and sun To keep your concrete in peak condican lead to rapid moisture loss during tion, wash it down regularly, treat oily curing—a common cause of cracks in stains right away and add new sealing concrete. Beware of the “dry and set” coats as recommended. A piece of method, which can fail to control the power-washing advice: Remember to rate at which water is absorbed from use the correct PSI to avoid accelerated the mix. This shortcut often leads to wear-and-tear. crumbling of the top layer and weakens the concrete. Perks of Tapping a Pro Any type of crack can quickly bePartnering with a licensed contractor come a liability by creating a trip hazard and a concrete professional can help and threatening the concrete’s founda- guarantee your next concrete project tion. If you spot large or small cracks in is designed to fit the unique needs of your concrete, contact a professional your property. ❖ to assess the situation. He or she can tell you if the damage is structural or Dion Ruidas is an outside sales cosmetic, and suggest the best method representative for Miyake-HPM to deal with it, such as resurfacing or Building Supply on Maui. He joined replacement. Miyake Concrete in 2013 and has more • Seal the deal: Water-based and than two decades of building industry solvent-based sealers can be penetratexperience. He specializes in concrete ing or topical, but they’re all made to chemicals, decorative concrete, sealants help slow down concrete wear-and-tear and additives. Reach him at dion. and inhibit staining. The sealer you use ruidas@hpmhawaii.com. Private driveway with stepping stones using Increte Stone Essence stain in Black and Glaze N’Seal Multi-Purpose Sealer
www.tradepublishing.com/building-management-hawaii 19
CONTRIBUTORS | CONCRETE
Preparing Your Building for the Leaky Season
SARAH LIGHT
Ala Moana Pacific Center offers a case study of proactive management action
I
s your building going to be leakfree this rainy season? No building is immune. For example, the Ala Moana Pacific Center (AMPC) has a history of leak issues. The building was facing a large exterior renovation project that included several scopes of work: concrete spalling repair, painting and perimeter window sealant replacement. The 18-story building at 1585 Kapiolani Blvd. primarily had leaks on the mauka and Diamond Head elevations when heavy rains approached Oahu, and needed a lasting solution.
A study performed by NOAA showed that Hawaii experiences an average of 63.7 inches of rainfall over the Islands annually. With that main component, coupled with salt, oxygen and reinforcing steel found embedded in concrete, you have the perfect recipe for spalled concrete. When water, salt and oxygen penetrate bare concrete and encounter the reinforcing steel, corrosion (rust) begins to form on the steel surface. The corrosion causes the steel to swell and the concrete delaminates from the
Before: Corroded rebar (steel)
After: Properly treated rebar
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steel and cracks. With the expansive force on the surrounding concrete, this creates potential fall hazards and structural failure. Water intrusion was also heavily present at the perimeter window sealants at AMPC. The 37-year-old original window sealants had reached their serviceable life and were allowing water to reach the concrete and eventually the reinforcing steel, causing most of the spalled concrete on the building. How can you prevent this? It is best practice to apply an elastomeric wall coating over bare concrete surfaces to protect concrete surfaces
Ala Moana Pacific Center repair in progress
can be challenging navigating the scope of work that is loud and intrusive for tenants and residents. A preferred approach is to determine a timeline that meets the estimated completion date while also accommodating the needs of tenants and residents. With the support of building management at AMPC, an agreed-upon schedule was created that worked for everyone. Proactive communication, informative
notices and schedules, daily project management and exceptional project execution are the key attributes to the success of this project. ❖ Sarah Light is director of business development at Seal Masters of Hawaii, which specializes in exterior renovation and construction management. She joined Seal Masters in 2014. Reach her at sarah@erwhawaii.com.
Experience the Elite Master Plan
from water and salt penetration and __________________ reduce future spalling. Elastomeric Experience the paints create a flexible, airtight and wa1. Comprehensive Elite Master ter-resistant coating over the concrete Assessment Plan surface. The elastomeric wall coating Experience the __________________ being installed at AMPC is not only Elite 2.Master Proactive protecting the concrete structure, but Plan Communication 1. Comprehensive also is providing an updated aesthetic __________________ Assessment appearance for the iconic building. 3. Innovated 1. Comprehensive Wall coatings should be reapplied every 2. Proactive Design Assessment 10-25 years, depending on the type of Communication wall coatings applied. 2. Proactive 4. Exceptional Thinner paint systems (2-4 mils Communication 3. Innovated thick) will generally last up to 10 years Project Execution Design before needing to be repainted. Thicker 3. Innovated coating systems (10-20 mils thick) 5.Design 4.Professional Exceptional top-coated with a 2-mil thick paint Engineered Execution 4. Project Exceptional system will generally last up to 15-20 Project Execution Permitting years before needing to be recoated. By 5. Professional comparison, 8-10 mil thick silicone sys5. Professional Engineered 6. Daily Project tems generally last up to 25 years before Engineered Permitting Management needing to be recoated. It is important Permitting to add that the elastomeric and silicone 6. Daily Project 6. Daily Project 7. No-Hassle systems come with longer warranties. Management Management With the harsh sunlight and buildWarranties up of rain and salt on the perimeter 7. No-Hassle 7. No-Hassle HAWAII’S LEADING window sealants, this causes the sealant Warranties Warranties to deteriorate and delaminate from EXTERIOR RENOVATION Our Services: the window system and allows water COMPANY Our all-inclusive service The Elite Master Plan Concrete Repair Our Services: to enter the building. If the current Waterproofing Our Services: ensures timeliness and attention to detail. We Our all-inclusive service The Elite Master Plan ConcretePainting Repair window systems in a building have Our all-inclusive service Concrete The Elite Master Plan Waterproofing Repair ensure the highest levelsand of quality, safety, and ensures timeliness attention to detail. We Sealant Replacement not passed their serviceable life and Waterproofing Painting ensures attention tosafety, detail. We ensuretimeliness theCall highest levels of to quality, code compliance. usand today receive a and Post Tension Cable Repair Sealant Replacement Painting are structurally safe, window sealants ensure the highestCall levels of quality, safety, and Post code compliance. us today to receive a Tension Cable Repair Construction Management Sealant Replacement comprehensive overview of both the problem and Construction Management should be replaced every 20 years to comprehensive of bothto thereceive problem code compliance.overview Call us today a and PostWindow Tension Cable Repair & Door Window & Door solution. We lookWe forward to working with you Construction Management solution. look forward working with you and prevent water intrusion and inevitably, Replacement comprehensive overview oftoboth the problem Replacement Window & Door Railing Replacement Railing Replacement soon! solution. soon! We look forward to working with you concrete spalling. Replacement Spall repair projects are loud. The Railing Replacement soon! - sealmastershawaii.com - 808.841.7602 - smh@sealmastershawaii.com - C#16148 largest obstacle when performing a - sealmastershawaii.com - 808.841.7602 - smh@sealmastershawaii.com - C#16148 - sealmastershawaii.com - 808.841.7602 - smh@sealmastershawaii.com - C#16148 spall repair project is performing the work on a fully occupied building. It
HAWAII’S LEADING EXTERIOR RENOVATION HAWAII’S LEADING COMPANY EXTERIOR RENOVATION COMPANY
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CONTRIBUTORS | CONCRETE
The Science of Concrete Spalls
ALVIN S. NISHIKAWA
Thermodynamics and the chemical reaction of oxygen, water and chlorides are involved
W
hat is the difference between cement and concrete? While these terms are used interchangeably by many, cement is the powdery substance that is contained in concrete. When mixed with water, the powder forms a cement paste. The addition of sand forms a mortar mix. Finally, the inclusion of gravel or stone creates the concrete mix. There are many ways to modify the cement powder, cement paste and mortar mix to customize the desired
physical properties. Basic standard concrete beam, column or slab is a composite of concrete and reinforcement steel. The concrete resists the compressive forces and the reinforcing steel resists tensile forces. The reinforcement steel can be replaced or subsidized with other systems that address the tensile forces, such as postand pre-tensioning cables. A licensed structural engineer designs the concrete elements to achieve the required balance between the compressive and tensile forces. Excess reinforcement
22 BUILDING MANAGEMENT HAWAII | DECEMBER 2020
steel can result in sudden failure. Not enough reinforcement steel will result in an inefficient design and early ductile failure. One of the structural engineer’s responsibilities is to properly design the concrete element, keeping the proper balance between these two forces in mind. The ductile failure mode, which is basically the stretching/elongation of the steel reinforcing, will be noticeable and is not a sudden failure, allowing time for repair or evacuation. Concrete is a porous material. It may appear solid and impermeable at first glance, but is filled with pores and inter-connecting paths. Keep in mind that when properly mixed, placed and cured, concrete permeability is practically of no consequence as it relates to water. However, excess water, improper compaction and improper curing of the concrete mix will affect its permeability. Over time, porous concrete will allow moisture to infiltrate. This moisture can have an adverse effect on the cement paste, aggregates and reinforcement steel. Everyone has seen it: A chunk of concrete that has become dislodged from the building, leaving a void, or spalled condition. Prior to becoming a spall, the piece of concrete was in a “delaminated� state. In other words, it had become separated, or cracked away, from the adjacent concrete. These locations can sometimes be difficult, if not impossible to accurately identify. The chunk of concrete initially remains in place, but it is only a matter of time before it becomes dislodged, leaving a void. The most common cause of concrete delamination is corroding reinforcement steel. As the embedded and confined steel reinforcement corrodes, it rusts and expands in volume. This
expansion causes internal forces to develop within the concrete matrix until it cracks, relieving the strain. As the steel continues to corrode, as it will, the crack in the concrete widens until there is no longer anything holding the chunk of concrete in place and it becomes dislodged. What causes the steel reinforcement to initially corrode? The bad news is that corrosion is inevitable and, for all practical purposes, cannot be stopped. The good news is that the rate of corrosion, or how fast corrosion occurs, can be properly addressed in the repair protocol. It should be noted that improper repair techniques, procedures and/or materials could cause corrosion acceleration. This, of course, should be avoided. Corrosion is a complicated phenomenon that requires a knowledge of thermodynamics and chemistry. Note that there are other conditions that can support the corrosion process, such as carbonation of the concrete, galvanic issues if in contact with other types of metal, loss of alkalinity, pH values, stray currents, etc.
The most common mechanism of concrete corrosion involves three basic elements: oxygen, water and chlorides (salt, acids, chlorine, etc.). These elements form a basic battery and is referred to as an electro-chemical corrosion process, which forms a cathode and an anode. The rust forms at the anode location on the steel. The elimination of any one of these three basic elements at the steel level (oxygen, water, chlorides) will stop this corrosion process. For this reason, delaminated/spalled conditions do not occur in the length of a pier’s/wharf’s pile that is constantly submerged. When constantly submerged in sea water, there is a lack of oxygen, thus the electro-chemical corrosion process cannot be sustained—whereas the length of pile between low and high tides, as well as the splash zone, are exposed to the air. The introduction of oxygen completes the trio of oxygen, water and chlorides, and the electro-chemical corrosion process becomes a consideration. It is important to utilize proper repair procedures and materials to slow the corrosion process of the embedded
steel reinforcement. There may be other factors to take into consideration when designing a repair specification not discussed in this brief article. Knowledgeable contractors should be aware of these procedures, materials and other factors. Most licensed contractors will follow the “Concrete Repair Manual” that is published jointly by the American Concrete Institute (ACI) and the International Concrete Repair Institute (ICRI). If there are any concerns, it is prudent that the building owner/manager consult with an engineering firm. The firm should be intimately familiar with concrete repair methodologies and materials. ❖ Alvin S. Nishikawa has been with American Coating Co. for over 32 years. He holds bachelor’s and master’s degrees in engineering from Purdue University. Prior to joining ACC, he worked at Wiss, Janney, Elstner (WJE) Associates in the Northbrook, Ill., and Honolulu offices. Reach him at anishikawa@ americoat.org.
Haggith's Structural Scan & Inspections,
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CONTRIBUTORS | PAINTING
Lowering Your Painting, Renovation Cost
DAVID DUNHAM
Six steps to help control expenses at your building
Complete Building Restoration
Since 1979 Ph 848-7000 • Fax 842-0800 • colordynamics.net
General Contracting • Concrete Restoration • Painting • Waterproofing
2033 Nu‘uanu
2121 Alawai
Discovery Bay in Background
24 BUILDING MANAGEMENT HAWAII | DECEMBER 2020
One Archer BC #11207
W
hen it’s time to paint or renovate your building, everyone is looking for the best solution at the lowest cost. In fact, in today’s challenging economy I’m frequently asked, “How can I lower my project cost?” I’d like to share with you some ideas on how to do so, both in the short- and long-term. Keep in mind that paying more or less up front does not necessarily translate directly to your longterm cost savings. First, you need to identify the root cause of your building problems and the severity of each issue. • Distinguish between the symptom (e.g., spalling) versus its root cause (e.g., water or salt intrusion). • Some typical causes include water ingress, movement or seismic activity, impact/wearing, aggressive chemicals, inadequate design, poor field installation, inappropriate material(s), corrosion and carbonation. • Determine if each particular issue is at an early or advanced stage of deterioration. Second, differentiate between critical and less-critical areas within your building. • Critical: Weather-exposed areas, living spaces, etc. • Less critical: Stairwell, parking structure, etc. Third, prioritize the renovation issues by their sense of urgency. • High: Must do immediately (e.g., lanai with rusted rebar safety hazard). • Medium: Should do within next one to two years (e.g., paint fading; not aesthetically pleasing but not hazardous). • Low: Should do within next three to five years (e.g., parking area might be delayed).
Fourth, tailor your material selection to your building’s specific needs. • Up to 25% of a project’s cost is typically in materials. • Simplify your specifications— avoid over-specifying and paying for more than you really need (poured in-place concrete common). • Seek the advice of local experts. Secure recommended products and their cost from both multiple vendors and contractors. • Provide vendor/contractor with your key requirements upfront. • Share important facts: Identified problems and causes; critical and non-critical building areas; project
From start to finish, our goal is for complete satisfaction.
priorities. • Identify timeframe you want to protect building for. • Identify any significant considerations such as importance or non-importance of green products and importance or non-importance of odor control. Fifth, ask critical questions. • What’s the track record in Hawaii for recommended product(s)? • Does the recommended product require more or less time, expertise and money to apply? • Is there a warranty? • For what period? • What does it provide for?
• Who is backing it? • For higher-performance products, do the extra benefits justify the added cost for my building? Sixth, select your contractor using proven criteria: • Value delivered relative to project cost. • Capabilities and portfolio match your project. • References confirm performance record. • Adequate insurance and surety bond. • Licensed to do specific work required. • Warranties provided. • Job plan submitted for your specific project. ❖ David Dunham founded Kawika’s Painting in 1983. His licensed company specializes in painting, concrete repair, waterproofing, fluid applied roofing and resinous flooring. Reach him at 848-0003 or david@kawikaspainting.com.
Quality, Service, Commitment, and Pride.
Raymond’s Painting Co., Inc. 904 Hikina Lane Honolulu, HI 96817
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CONTRIBUTORS | SOLAR
CAM/HOA Electric Cost Pivots
DEBORAH GALIMBA
Growing energy needs of building management require shift in practices
C
onventional Community Area Management (CAM) and residential buildings via Homeowner Association (HOA) electric cost distributions are misaligned with today’s growing smart building electrical needs. Building owners and property management teams are confronted with maintaining equitable tenant distribution due to fluctuating occupancy electric loads, unexpected vacancies and increasing utility costs. Understanding the basic fee structures for commercial buildings via CAM and residential buildings via HOA are key to developing new electric cost pivots. In most budgets, electric costs are bundled into a single CAM/HOA line item and represented as an estimated fee. These popular single fee structures represent annual budget forecasts, comprised of all non-tenant operation and maintenance estimated costs. Current practice for commercial and residential electric cost distribution monetizes via the traditional common element or tenant square footage method. These methods are problematic when validating and monetizing energy and emission-related savings. As a best practice, prior to investing in any energy efficiency, conservation, or on-site kWh generation (e.g., renewable solar PV) every real estate space should obtain an annual electric base load profile. This is not the monthly
ing in energy projects. Proactively determining an electric base load profile is the first step for uncovering positive and negative affordability barriers. After performing a base load profile review for anomalies, the next step toward affordability and compliance is crafting a tactical multi-year strategic energy plan. The base load profile, coupled with the energy plan, organically develops budget forecasts necessary to prospect small, medium and large electric or emisPiechart showing the typical sion reduction projects. CAM/HOA breakdown For example, the base load profile might quickly utility electric bill, or total kWh accuuncover a simple electric load shift, mulation over the past 12 months. The potentially resulting in significant kWh base load profile represents a snapshot and/or kV demand reduction. These of the actual electric load center data. reductions can monetize into monthly The “base load” term is commonly utility electric cost savings, resulting used in the utility sector, described as in an electric budget line item surplus the minimum level of demand on an available to pivot into funding additionelectric grid over a span of time. Creal capital projects. Actively investing in ating a base load electric profile is a electric base load visibility augmented critical data point to determine CAM/ with a tactical energy plan can lead HOA electric demand positive and to self-sufficient energy and emission negative cost impacts. Let’s explore three specific pivot areas reduction projects that contribute to CAM/HOA electric cost affordability. where electric base load awareness can proactively overcome CAM/HOA affordability barriers to reduce electric costs, influence end-user energy efficiency and conservation, and comply with state energy emission reduction goals.
Overcoming affordability barriers Building owners and property managers are restricted by CAM/HOA capital budget barriers when invest-
28 BUILDING MANAGEMENT HAWAII | DECEMBER 2020
Influencing efficiency and conservation Visibility of occupant consumption is the key to lower costs. Any CAM/HOA billing structure overlooking regular visibility of electric utility costs, is inadvertently encouraging an end-user electric entitlement culture. This culture is not limited to electricity as entitlement
can span into other core utility services, including water, gas, rubbish and communication, among others. This commonplace culture is fueled by various services bundled as a single CAM/HOA monthly line-item fee. End-users may inadvertently take advantage of this entitlement because they simply do not know the impact of the actions taken or not taken. Empowering end-users with electric base load transparency influences incremental behavioral changes towards efficiency and conservation. These actions can spontaneously occur in the form of Energy Star appliance upgrades, efficient lightbulb conversions and turning off lights. Unknown end-user actions consequently enable the financial equality gap residing in CAM/HOA electric cost distribution. Entertaining new non-conventional CAM/HOA electric cost distribution concepts, like the benefit principal, could incentivize actual end-user taken or not taken actions and accelerate cost conservation efforts. One of the quickest on-ramp pivots to electric efficiency and conservation is energy
manager outreach to provide co-benefit transparency to occupants. Providing electric base load profiles together with new incentivized concepts can encourage tenant retention, decrease vacancies, reduce tenant turnover, uncover electric surplus funding, lower operation and maintenance costs and stimulate revenue growth.
Compliance with state energy agenda Hawaii has a bold energy agenda to achieve 100% carbon-neutral energy by 2045 with an important aim to facilitate processes for developing local renewable energy. Currently, 82% of Hawaii’s energy generation is derived from non-renewable fossil fuels, more than any other state. A collective approach to effectively ending the state’s historical dependance on carbon-intensive energy requires immediate real estate market participation. All Island communities have access to local, state and federal financial and policy incentive programs to encourage renewable adoption. Lighting, solar and hot water capital projects offer
finance or loan payment options that may require an energy audit to match property energy needs. Also, maintaining active electric base load profiles can demonstrate value when pivoting to evolving state energy and emission roadmaps. Traditional energy supply norms are no longer relevant to the 21st century’s growing energy needs of building management communities. End-user demand, smart devices and state emission commitments continue to drive shifts in owner capital investments and tenant affordability. Now is the time to develop electric base load profiles and pivot property management into a monetizing best practice CAM/HOA electric cost energy management future. ❖ Deborah Galimba, the founder of X UTILITY consulting, serves the renewable industry as a utility interconnection expert with over 26 years of regulated utility and thirdparty experience. Reach her at debgalimba@xutility.com or (559) 908-4148.
Hawaii’s Premiere HVAC Contractor Since 1995 LIC #C-19800
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CONTACT US 98-055 Kamehameha Hwy C-6 | Aiea, Hawaii 96701 Phone: 808.831.5050 service@elite-mechanical.com | elite-mechanical.com
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CONTRIBUTORS | SOLAR
EV Charging: An Essential Amenity
SHAWN MOORHEAD
Adding stations now can enhance your community’s appeal
A
ny seasoned veteran of the residential or commercial property management industry will tell you there’s a direct correlation between property value and the type of amenities being offered to residents and guests. Adding a pool, fitness center, dog park or barbecue area not only increases the resell price of individual units within residential or commercial multi-unit dwellings (MUDs), these offerings are what make a property unique and more attractive to potential residents and tenants. As the rate of electric vehicle adoption across Hawaii continues to increase, more properties are looking to the future with EV charging as a way to differentiate their community, attract new residents and tenants and increase property value. Many community associations and governing boards, resident managers and property developers are hesitant to deploy electric vehicle charging stations, their main concern being whether EVs will be so prevalent in the future that every community will need to have a charger in the parking environment. Well, data confirms that electric vehicles are the future in the transportation industry, so much so that California’s governor recently announced an executive order requiring sales of all new passenger vehicles to be zero-emission by 2035. Furthermore, General Motors just released the all-electric version of the Hummer, and the automaker promises 22 new electric vehicle models will be available by 2023. More relevant to the Hawaiian market, Hawaiian Electric Company predicts that Oahu alone will be home to over 430,000 EVs by 2045. In May, the
City and County of Honolulu passed Bill 25, requiring all new developments to either install a specific number of EV chargers in parking stalls or provide the electrical infrastructure for future charging stations. All of this data points to a rising tide of electric vehicle adoption, which directly increases the need for accessible charging stations. Since 80% of EV charging has been shown to take place in the home environment, in the near future every community will have at least one shared charging station and perhaps even a private charger located in each assigned parking stall. Some high-end properties and new developments are already installing “EV Ready” electrical systems, which supply the required electrical components for any stall in the parking environment to host a charger. When a tenant or resident is ready, they purchase the charging equipment and connect to the property’s common infrastructure. With an array of return of investment methods on offer, properties only need to shoulder the upfront burden of deploying chargers, after which the system pays itself off and could become a revenue-generating asset to fund other projects. To get ahead of the broader electrification of transportation movement, properties need to act quickly and take advantage of tax credits and other subsidies such as Hawaii Energy’s EVSE Rebate Program offering $4,500 for the deployment of a dual-charging station. It’s also important for communities to evaluate different types of EV charging companies in order to find the one that best fits their needs (and their budget). In Hawaii, much of the building stock wasn’t designed with EV charging
30 BUILDING MANAGEMENT HAWAII | DECEMBER 2020
power capacity in the garage, which can drive up the cost of installing a charging station. However, some charging companies were specifically created for the MUD environment to overcome limited power capacity scenarios. These technologies and services can help to reduce installation cost, while also bringing a turnkey solution that requires zero management from the property. Like it or not, electric vehicles are here to stay, and their increasing adoption has made EV charging an essential amenity for every property. The good news is, compared to the $50,000-plus installation cost of a pool, deploying EV chargers is a simple and affordable way to upgrade your community. ❖ Shawn Moorhead is vice president of market and business development at EverCharge Hawaii and has over 10 years of experience in the renewable energy sector. His experience includes serving as executive director at the Foundation on Economic Trends in Washington, D.C., where he supervised the composition of various plans outlining the financial opportunity of transitioning to a renewable energybased economy. Reach him at shawn@ everchargehawaii.net.
CONTRIBUTO RS | SOLAR
When Was Your Last Energy Audit?
GAIL SLAWSON
The payoff can include solar PV, EV charging and COVID-19 improvements
E
nergy costs keep going up and we all know we should be doing something about it. Often the tough part is knowing where to start and having the time to get started. The other big question is, “How are we going to pay for it?” Let’s take a look at everything from energy audits to COVID-19 improvements and how to get it all done with no upfront costs with programs like Power Purchase Agreements (PPAs) and Efficiency as a Service (EaaS). Let’s be real: You don’t really have time to take on another project with all that is going on. The last thing you want to be doing is analyzing your energy usage and coming up with a plan to lower it. That’s where energy audits come in. There are firms that specialize in energy efficiency and energy audits. The first thing they will do is analyze your electric bill and all the electrical components in your building: lighting, elevators, air conditioning, appliances, motors, pumps, etc. Recommendations of a typical energy audit might include: • Replace fluorescent and halogen lights with LED lights. • Install time-of-day and/or occupancy sensors so that lights and other devices only come on when needed. • Replace appliances with Energy Star appliances. • Tune up or replace aging motors and pumps. • Install power conditioners for heavy load equipment (e.g., elevators). • Install energy-monitoring and management technology so you can see exactly what is gobbling up all the electricity in your building. • Install a solar photovoltaic (PV) system. • Clean, repair or upgrade your existing PV system. Typically the company that conducts the energy audit can also execute on the recommendations either directly, or by coordinating the work of others.
Let’s Talk Solar What’s stopping your community from going solar? Could it be the high upfront costs, inability to take advantage of tax credits, not enough roof space or not understanding the financing options available to you? Let’s start with the basics. A solar PV system typically includes state-of-the-art solar panels with 25-year warranties, inverters that convert DC electricity from the sun to AC electricity, system monitoring and sometimes battery storage. Installing a solar PV system has two huge benefits: It low-
ers your monthly electricity bill and reduces your carbon footprint. Acquiring, transporting and burning fossil fuels to power our lives is costly and pollutes our precious environment. Switching to a renewable energy powered by the sun ensures a sustainable and bright future for our children and grandchildren.
All About Your PPA So how do you take advantage of the benefits of solar when upfront costs are so high and you might not be able to take advantage of tax credits? The answer is with a Power Purchase Agreement. A PPA is a service agreement between you See Energy Audit on page 44
OceanHead Solar & Electric
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CONTRIBUTORS | SOLAR
Replacing, Repowering Legacy PV Systems
BOB JOHNSTON
Greater energy efficiency, more savings can lighten burden of switching to latest technical standards
H
awaii has been at the forefront of solar photovoltaic installations for both residential and commercial applications for many years, and continues to increase grid penetration. Economics, public policy and environmental issues are strong motivations for continued growth of renewable energy systems statewide. This growth presents opportunities and challenges. Systems that were installed 20 to 25 years ago are nearing their useful life and losing their
efficiency. After seven to 10 years, commercial facilities have used their investment tax credits, accelerated depreciation benefits and written off the value of their systems. The result is that many system operators are choosing to remove and replace their existing systems with the latest technology which provides more efficiency and meets current utility standards. Another strong motivation to repower is the ability to take advantage again of state and federal tax benefits
and accelerated depreciation, thereby reducing the overall cost of installation. The solar PV industry has made significant and consistent advances in technology and efficiency while Hawaiian Electric Company has learned to manage the ever-increasing addition of distributive power. Solar modules are much more efficient, inverters meet the latest technical standards and advanced monitoring allows both the system operator and the utility to see and understand the system’s load profile in the most granular way. There are some challenges to repowering systems, such as disposal of the old material. Currently there are no recycling facilities for used PV panels in Hawaii, but a couple of alternatives are available. Solar panels may still have some residual life and can be resold at a deep discount perhaps for off-grid uses. However, the primary method of disposal is shipping to accredited facilities on the Mainland. Typically, this requires containerization and the cost of freight, so it can be expensive. As more systems age and need replacing, disposal will become a major problem for Hawaii. Until a recycling facility is available, the burden of disposal will continue to be a challenge and an expensive cost of repowering. Another issue that may arise is the interconnection agreement with Hawaiian Electric. The original system was probably installed under a Net Energy Metering (NEM) agreement that allows excess power to be stored and then returned to the system owner when needed (typically at night). If the new system is the same size or smaller See PV Systems on page 35
32 BUILDING MANAGEMENT HAWAII | DECEMBER 2020
CONTRIBUTORS | SOLAR
The Importance of Check-ups
FRED BROOKS
Protect your PV system with a maintenance plan
T
he first step of purchasing your building’s photovoltaic system was an important and not a cheap decision to make. Now what? Do you leave it and not worry about it, or do you build a maintenance plan like you would when you purchase a new vehicle or any new equipment? If you want it to perform and operate at its best, you follow the recommended maintenance program from the manufacturer. Photovoltaic (PV) system equipment comes with a manual that states you should do regular maintenance on your system. This is in all the installation manuals. When should you do your first maintenance? It is highly recommended the first maintenance checks should be scheduled within three months of the system being put into operation. You are probably wondering why you should spend the extra money on a cleaning and inspection even though the PV system was just installed, and you just spent all this money. One item that is always recommended is to have another company that was not the install company do the cleaning and inspection, as this works like a checks-and-balance system for the system owner. This initial cleaning and inspection of the system gives you several things: • Baseline performance for tracking. • You can gauge how much dirt and debris will be accumulating on the panels from the three months after starting up and however long it took to build the system, which can add months to the timeline. • The baseline can identify any issues that slowly showed up after initial start-up and time has been allowed to
let items appear such as hanging wires or damaged piping that fell over time. • If an item is found at this early time, you have the best chance of warranty replacement. • If an item is found that is a workmanship item, your installer should do the work under workmanship warranty. • You now have the base record for any trend analysis. The importance of the baseline for trend analysis in the photovoltaic industry has become more prevalent over the years. One of the biggest items with year-over-year trend analysis has come with the thermal imaging of photovoltaic systems. Example: The initial inspection finds no anomalies, but the next year you find one, and this helps to show you are doing your maintenance and this issue has occurred over time on the product.
34 BUILDING MANAGEMENT HAWAII | DECEMBER 2020
A true system cleaning and inspection should include, but not be limited to: • Verifying the system monitoring is set up and operating properly; seeing if there are any issues (monitoring is one of the most important aspects of your photovoltaic maintenance and is key in your maintenance plan). • Visual inspection of the panels, racking, conduit and associated equipment with the system. • Visually inspect the attachments on the system. • Test strings and fuses if it is a string inverter system. • Clean and inspect the inverter if there is a central or string inverter in accordance with the manufacturer’s recommendation. Get any data off the unit while doing the work. • Clean the photovoltaic modules. • Perform a thermal imaging scan
of the installed photovoltaic system and associated equipment performed by a certified thermographer (including the combiner box with the fuses). • Have a complete written report with the work described and photo documentation, especially the thermal imaging portion; this relates the baseline work. Each item should have documented reports for your record keeping. Purchasing a photovoltaic system is a big investment; protect your solar investment with a proper
maintenance program. Developing a maintenance plan and adhering to it keeps your solar investment at its peak performance and can prevent a small issue turning into a more costly item. ❖ Fred Brooks, of Pacific Panel Cleaners LLC, has been working in the photovoltaic industry since 2006 and started the first solar cleaning and maintenance company in Hawaii in 2009. Reach him at 772-4705 or fred@ pacificpanelcleaners.com.
Minimum Recommended Maintenance Schedule Time Frame
Annual
Semi-annual Monthly
Work to be done Full system cleaning and inspection and thermal imaging; testing of fuses and strings if applicable Full system visual inspection System monitoring report
PV Systems Continued from page 32
there is no need to amend or change the interconnection agreement. If, however, the system is larger due to increases in usage, a new interconnection agreement may be necessary. Owners should avoid losing their original NEM. If they want or need to add system size, they can apply for NEM Plus. For example, if the original NEM was for 75kW and the new system is 100kW, they can keep their original NEM and apply for the additional 25kW under the NEM Plus program. It is best to have the solar contractor notify Hawaiian Electric of the change of equipment. ❖ Bob Johnston is president and CEO of Hawaii Pacific Solar, which specializes in commercial and industrial gridconnected, micro-grid and hybrid photovoltaic systems and provides a range of services for residential solar and storage systems. Reach him at info@ hawaiipacificsolar.com.
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www.tradepublishing.com/building-management-hawaii 35
CONTRIBUTORS | ROOFING
Roof Maintenance Misconceptions
DAVID PAVLICEK
A common misunderstanding is that your warranty will cover any problem no matter the cause
A
s a roofer, the most common question I’m asked is, “Can I repair this, or do I need to re-roof?” My answer is always the same: The roof system and all its components need to be assessed to determine the remaining life of the roof. What’s critical is the amount of moisture that has entered the system and the effect this will have on the roof deck and its structure. After being in the roofing industry for over 40 years, I’ve seen the life cycles of all types of roof systems and what works to extend the life of your roof no matter where you are in the life cycle. I’ve also seen what doesn’t work. Here are a few common misconceptions about roof maintenance:
Misconception 1: I’m covered, I have a roof warranty in place.
Truth: A roof warranty is your manufacturer’s assurance that the roof system you installed will last for the time period identified under normal conditions with regular maintenance. It is a common misunderstanding that your roof warranty will cover any roofing problem no matter the cause. The reality is that most manufacturers specify in their warranties that regular maintenance is required, and negligence to do so may void your warranty. Reading and understanding your warranty is critical. Warranties are written to protect the manufacturer. Misconception 2: Nothing can happen to my roof, it’s not moving—it just sits there.
Truth: While a roof is not actively “moving” like an elevator or HVAC system, it is the first point of impact by the
elements. Hawaii’s climate is harsh on roofing systems—constant UV impact and heat causes the expansion and contraction of the building envelope, which in turn impacts the roofing system. Also, what your roof looked like a year ago is likely not what your roof looks like today. Data is perishable. Roofs are accessed by all types of contractors maintaining their equipment on the roof, and unintended damage to the roof often occurs. Depending on the immediate surroundings, foliage or other debris can quickly pile up, potentially clogging and backing up the water exit points on the rooftop, leading to overflow and leaks.
Misconception 3: My maintenance staff can take care of my roof. Truth: Today’s roofing systems have come a long way. They are complex, utilizing an array of materials like rubbers, modified asphalts, plastics, wood, asphalt and aluminum, metals and other types of synthetic materials. Most building maintenance personnel are not trained to understand the complexity of today’s roof systems. Utilizing incompatible materials often does more harm than good. Keep in mind that an improper repair can also risk voiding the manufacturer’s warranty. Trying to “save” more with in-house repairs can often end up costing the owner more if the repair doesn’t work, the repair has to be undone and fixed properly or the repair was made using wrong materials and voided the manufacturer’s warranty. Misconception 4: Roof maintenance programs are expensive. Truth: Depending on your roof’s existing condition, typically a maintenance
36 BUILDING MANAGEMENT HAWAII | DECEMBER 2020
Top: Weeds can take root and damage the roof membranes. Middle: Interior gutters full of debris and trash lead to clogged water exit points during rains. Bottom: Roof drains unmaintained can lead to plant growth clogging the drains. See Roof Maintenance on page 40
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CONTRIBUTORS | ROOFING
Flashing Considerations for Solar Roofing
ABBEY FEINSTEIN
Preventing roof leaks in America’s wettest state is the most important part of the job
I
f there is one place where solar roofing can make a significant difference in a homeowner’s monthly energy bill, it’s in Hawaii. At an average cost of $0.29 per kilowatt-hour (kWh), Hawaii has the highest electricity prices in the nation. Most of us pay around $279 per month on our power bill, which makes solar roofing highly attractive for residential and commercial property owners. Hawaii is also the wettest state in the nation, receiving an average yearly rainfall of 57.2 inches. Hilo, the wettest city in America, receives nearly double the rainfall of Maple Valley, Wash., the second-wettest city in America. This makes flashing for solar roofing systems extremely important, as installing them often requires penetrations into an existing roof system. Here is some advice to ensure that solar rooftop system installations are as watertight as possible:
Assessing the Roof System You’ll need to assess whether the roof is sturdy enough to support a mounted solar system. With some variation, solar panels can weigh around 40 pounds (about 2.28 pounds per square foot) each. An average residential solar panel installation may include as many as 20-30 solar panels (possibly more in the case of commercial installations). A well-built, steep-slope roof system (greater than 3:12) will include a roof truss, wood frame, decking, insulation, ventilation (soffits or a ridge vent), waterproof underlayment and shingles or tiles. If any one of those items are damaged or missing, it will create a weak base for a solar system. Flashing for penetrations and drip edge for eaves and rakes will also need to be added,
A roof-integrated solar system, such as CertainTeed Apollo Tile II, replaces large areas of concrete tile with solar tiles, which in some cases is more economical than installing panels on top of existing tile.
since those are where most leaks occur. A roof-integrated solar system will weigh less and require fewer penetrations, but installing a new solar system on a damaged roof is a recipe for water intrusion. A low-slope roof system (3:12 or less) will include three main components: the structural deck, the thermal insulation and the membrane. Other critical parts of a low-slope roof include the flashing and air/vapor retarders (which may not be present in all roofing systems). Since low-slope roofs are flat, more consideration will need to be given to live loads (changing gravitational forces caused by occupants or environmental factors such as rain and snow) as well as dead loads (unchanging gravitational forces caused by installed building materials). As such, choosing where to put a solar system on a low-slope roof is very important, as you’ll also need to consider roof drainage, dirt buildup, roof traffic/access and safety issues, in
38 BUILDING MANAGEMENT HAWAII | DECEMBER 2020
addition to weight. There are ballasted solar systems that use weight to secure solar panels to the deck, but they can block drainage, compress insulation and create water ponding, which can erode the roof system over time. They can also become a structural problem if the load doesn’t support them. A better solution is often a solar system that is mechanically attached to the structural deck or beams with proper flashing applied. A seamless, durable, liquid-applied polyurethane bitumen waterproofing resin will fully waterproof irregular flashings and penetrations and eliminate the need for pitch pockets (which require annual maintenance for long-term performance) on low-slope penetration details. This will provide a stronger attachment and watertight protection for mechanical attachments.
Pay Attention to Warning Signs In any potential solar roof system installation, you’ll want to look for signs
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Roof Maintenance Continued from page 36
A seamless, durable liquid-applied polyurethane bitumen waterproofing resin like CertainTeed’s SmartFlash ONE will form full closure to irregular flashings and penetrations on steep and low-slope solar system installations.
that significant roof repair or replacement is necessary. Not doing so could lead to roof system failure or even a cave-in later. Some universal things to look out for include: • Age-related damage. If upon visual inspection you notice excessive roofing granules in the gutters, loose nail heads, bare/broken/bridge shingles, excessive water pooling or large rips/tears in roofing materials or seams, it’s probably time for a new roof before a new solar system. • Punctures or cracks in the roof. These can occur over time from things like fallen tree branches. If the roof system is weak in certain places, light foot traffic as a part of maintenance will cause cracks or punctures. • Standing water/water damage. Water damage is the single greatest threat to a roof system. A roof that is properly sloped and sufficiently flashed should be able to effectively move water away from its surface. Water intrusion on the roof surface can lead to deterioration that extends into the rafters. You’ll want to do a thorough examination above and under the roof to rule it out. • Damage to the roof structure. While water can do significant damage to the structural integrity of a roof, supports can occasionally shift due to tectonic forces, seismic activity or foundational issues. Warped decking or sagging areas of a roof are signs of a weak support structure.
Proper Flashing is Key Once you’ve determined that the roof system is safe for a solar system, the next thing you’ll want to worry about is flashing. Flashing is perhaps the most time-consuming aspect of a solar installation and the most common area where errors are made. You need to be very intentional about keeping water away from any holes made in the
process of installing a solar system. The flashing should follow the instructions of the roof manufacturer. Here are some best practices to keep your flashings secure and the roof system watertight: • Drilling a pilot hole not only ensures that the lag bolt won’t split the rafter, but also allows you to ensure the lag will be located within the rafter. Make sure to backfill any errant holes with sealant. • Work carefully and slowly when prying up old (i.e., brittle), cold or sealed shingles so that they don’t tear where the flashing is to be installed. • Thoroughly flash all attachment points. Different low-slope roof coverings will have different flashing requirements, so follow the manufacturer’s instructions. • Remove shingle nails that interfere with flashing. If you don’t, you won’t be able to get the flashing far enough up to cover that butt joint. It’s necessary to either remove the nails or cut a “V” notch in the flashing where the nails are. If the nails are removed, you need to backfill the nail holes with roofing grade sealant to avoid leaks later on. • Seal the shingles back down to the flashing. Applying a quarter-sized dab of roofing-grade sealant will help ensure that shingles stick to the flashing. This will reduce the likelihood of a shingle blowing off in a wind event. ❖ Abby Feinstein is responsible for aligning CertainTeed’s low-slope product portfolio with market values and business strategy. She holds a bachelor’s in Industrial Design from University of the Arts. Contact www. certainteed.com/contact-us for more information. For building professionals, call (800) 233-8990. For consumers, call (800) 782-8777.
40 BUILDING MANAGEMENT HAWAII | DECEMBER 2020
program would cost as little as 1% of its replacement value annually. Roofing is a major capital expenditure. Ask any of the major roof manufacturers, and they would agree the best thing you can do to maximize the long-term performance of your roof would be establishing a maintenance program for regular inspections. Investing a minimal amount to be proactive is absolutely worth it to protect your investment. Keeping an eye on critical areas like flashings and penetrations, upkeeping maintenance and keeping water exit points clear are key to mitigating premature roof failures and emergency leak situations. Most roof systems in Hawaii succumb to premature roof failure because of the environmental stresses and the lack of regular maintenance.
What doesn’t work: • Waiting until it leaks to look at the roof. • Out of sight, out of mind mentality.
What works: • Regular inspections and maintenance. • Identifying and addressing minor issues immediately. • Documenting regular maintenance for future warranty claims. • Make repairs immediately and correctly. Cheap repairs are a waste of time and money.
Why maintain an old roof: • Buy some time to build up reserve funds toward re-roofing. • Prevent damages to operations below with proactive assessments.
Why maintain a new roof: • Prevent voiding your roof warranty due to negligence of regular maintenance. • Identify and address minor issues early before they become costly and damaging. • Maximize the performance and longevity of your roof system. ❖ David Pavlicek is director of the service and repairs division at Commercial Roofing & Waterproofing Hawaii. He brings over 40 years of industry experience to the company. Commercial Roofing & Waterproofing is one of the largest commercial roofing companies in Hawaii. Reach him at 225-6772 or davidp@commercialroofinginc.com.
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CONTRIBUTORS | ROOFING
Five Reasons to Have a Roof Maintenance Program
RON LLOYD
Benefits range from saving money to improving curb appeal
M
any know that Hawaii is America’s rainiest state, with Hilo as the wettest city in the U.S.. What does that mean for your building? Lots of moisture. And moisture is your building’s and roof’s biggest enemy. When water penetrates your roof in any capacity, it compromises the integrity of your roof and could cause it to fail over time. A wet roof also increases energy losses up to 70% because wet insulation loses its thermal resistance. That means it’s more difficult and more expensive to keep your building cool, and warm when needed. How do you help prevent that from happening? By finding a reputable roofing contractor who provides a roof maintenance program. • Roof maintenance will find small issues before they become big issues. Your roof may look great, but it could be hiding degradation that can’t be seen. Homeowners often don’t realize that there is damage to their roof until it begins to leak, and by then the problem is often much larger than it appears. Water can infiltrate your attic and damage insulation, wood framing and structural steel even before mold appears or ceilings and walls start leaking. The tricky thing about roof leaks is that the combination of water and gravity can make them appear far from where they originate on the roof itself. Performing regular inspections and maintenance can locate problems that have not yet begun to appear inside your house or building. • Roof maintenance makes future roof replacement faster and less
expensive. When it comes to your roof, planning ahead will serve you well. When you eventually have to have your roof replaced, the frequent maintenance will make the job easier for the roofing company to complete, reducing time spent on installation and disruption to your schedule. • Roof maintenance helps maintain curb appeal. You want your property to look good, both inside and out, so that it retains its value. Many folks forget about caring for their roof because they assume that the roof will remain looking the same. Over time, weather can cause clogged gutters that can result in poor drainage and damage to landscaping, as well as ruining the gutters. Roof algae can also form on your roof, thus prematurely aging the roof and causing unattractive black streaks. Most of these problems can be fixed by simple maintenance such as roof cleaning or debris removal. • Roof maintenance is good for the environment. Although there are recycling facilities for roofing materials, the majority of old roofs still end up in landfills. Protecting the current roof covering, as well as the insulation beneath it, is better for your wallet and the environment. Roof maintenance means that you can replace a rubber gasket, flashings or a few damaged shingles instead of an entire roof. Maintenance of your roof also means that the insulation material under your roof covering, and in your attic, stays dry. Wet insulation reduces its effectiveness and can also cause mold to grow. Maintaining your insulation material may lengthen the life of its use, even if your entire
42 BUILDING MANAGEMENT HAWAII | DECEMBER 2020
roof needs to be replaced. Maintaining your current roof can help protect existing insulation and wood carpentry, preventing it from having to be replaced when the new roof is being installed. This will be an immediate cost savings and reduction in application time. • Roof maintenance saves you money. You significantly reduce the chances of a roof leak which can cost you money related to damage, not to mention that given the immediate need of addressing the situation, you can end up paying a premium for emergency repairs. By frequently checking common weaknesses and identifying problems early on, you can prevent damage to your roof. In fact, a roof maintenance program can save you up to 50% over the life of a 30-year roof compared to replacing it every 15-20 years. Give yourself peace of mind by signing up for a roof maintenance program with a reputable roofing contractor. You will be protecting your home or building and the people and contents within its structure. Don’t let dealing with roof issues be frustrating and time-consuming. Stay ahead of roof problems with a preventative roof maintenance plan. ❖ Ron Lloyd, founder and owner of Kokua Roofing Services in Kailua-Kona, has been in the roofing industry for over 40 years, including 30 in Hawaii. He is a member of the Roofing Contractors Association of Hawaii and currently serves as a board member to the Western States Roofing Contractors Association. Reach him at ron@kokuaroofing.com.
Add Muscle With an EaaS
stall. And, yes, the cost of the structure will be paid for by the solar developer under a PPA agreement.
Energy Audit Continued from page 31
and a solar energy developer. The developer pays for and installs the solar PV system on your property, and you agree to purchase the energy produced by the system at a significantly lower rate than you pay the local utility company. What if you have an old roof that needs replacing? Get this: Under a PPA agreement, a solar developer will often replace your roof with no upfront costs. What if you don’t have enough roof space for solar? Take a look at your parking and other common areas that could benefit from shading. Tastefully designed structures to support solar panels can be erected almost anywhere on your property. Tenants will love, and even pay more for a covered parking
Tax Credits Now what about those tax credits? If your building is owned by a profit-generating and/or taxable entity, then by all means purchase a solar system and enjoy the tax credits. Owning your own PV system is the best investment and will save you the most money in the long run, but you will have upfront costs. The federal tax credits in 2020 are 26%—they go down to 22% in 2021. And in 2022 they are scheduled to go down to 10% for commercial buildings and 0% for residential buildings. State tax credits remain the same at “up to 35%.” If you qualify for the tax credits, do it now before they’re gone.
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What the heck is an Efficiency as a Service (EaaS) and why should you care? Remember all those energy audit recommendations? This is how you pay for all of them. EaaS is like a PPA on steroids. No upfront costs and no loans. It’s a service agreement that aims to help you reduce your energy usage, and pay for critical energy-related improvements. The EaaS model delivers commercial building owners and property managers an immediate net operating income (NOI) and cash flow boost enabled by future energy savings and reduced operating expenses. This model reduces the risk of ownership because service providers own and monitor equipment to deliver optimized performance. The risks of owning equipment shift from commercial building customers to service providers. Here is a short list of the energy-related improvements that can be included in an EaaS service agreement: • LED Lighting. • Sensors and controls. • Solar PV. • Energy storage. • Power conditioning. • Electric vehicle (EV) charging stations. • COVID-19 improvements.
Yes, COVID-19 Improvements These include specialized UVC light devices that kill airborne pathogens that can transmit illnesses such as COVID-19 and the flu. These devices are installed in places like air-conditioning ducts and above drop ceilings of elevators and ceilings of other common areas. And, yes, these improvements can be included under an EaaS service agreement. Chances are you have done some energy improvements, but perhaps you’d like to do more. Talk to a company that specializes in energy efficiency to see what improvements make sense for your building. ❖ Gail Slawson-Eich is the CEO of OceanHead Solar & Electric, an electrical contracting company specializing in solar and energy efficiency. She has worked in the technology and construction industry in Hawaii for over 20 years. Reach her at 735-5745 or Gail@OceanHeadSolar.com.
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LEGAL
MATTERS |
JANE SUGIMURA
Annual Meetings: To Meet or Not? Pandemic stay-at-home orders present AOAOs with a challenge to fulfill the state mandate to annually meet in person. Two legislators want to change that next session
O
ne of the consequences of the COVID-19 pandemic is that if a condominium association did not hold its annual meeting prior to March 16, 2020, those AOAOs have been in limbo as a result of Gov. Ige’s emergency proclamation that called for a “stay-at-home” order. The governor’s emergency order—coupled with the county mayors’ separate emergency orders—precluded many associations from having their annual meetings due to concerns about maintaining social distancing and limiting attendance to five or 10 people at gatherings that typically draw more than 20. (Hawaii Revised Statutes § 514B-121-a provides that “[A] meeting of the association shall be held at least once each year.” Many association by-laws include similar language. Hawaii Revised Statutes § 514B-125-d allows for board of director meetings to be held remotely, but there is no comparable statutory language that would allow association annual meetings to be held remotely.) Why should any condo owner be concerned? Annual meetings provide a forum for the board of directors to report back to the owners what has transpired since the last annual meeting and to provide a preview of what will occur in the coming year. Also, board elections occur only at annual meetings. For condo owners who may be frustrated by the current board’s actions—or inaction—the annual meeting provides them with an opportunity to voice their opinions or allow them to run for the board by requiring an election to replace at least
three or more board members. (Generally, board members serve staggered terms—i.e., the board member getting the highest number of votes may be assigned a longer term than a board member getting fewer votes based on language in the association’s by-laws—so as to minimize disruption by replacing the entire board at each annual meeting. Also, if any board members were appointed to fill a vacancy since the last annual meeting, they are required to stand for election at the next annual meeting.) Recently, Honolulu Mayor Kirk Caldwell clarified that his emergency order limiting “social gatherings” to five persons does not apply to condominium or association annual meetings because those gatherings are deemed to be “business meetings” and not “social gatherings.” So if your condo association is on Oahu and has relatively few units, it may be able to hold an annual meeting by practicing social distancing and wearing face coverings. Condo associations that typically have more than 25 attendees at their annual meetings, however, may not want to assume the risk of proceeding with an annual meeting with that many attendees since their ability to slow the spread of the virus would be more challenging. What some condo associations are doing to address that concern is to amend their by-laws to allow their association to conduct their annual meetings remotely. The association’s by-laws can be amended by the vote or written consent of at least 67% of all unit owners, and this can be done by asking the association’s legal counsel to prepare the resolution to amend the
46 BUILDING MANAGEMENT HAWAII | DECEMBER 2020
by-laws and then instructing the association’s managing agent to send the resolution and ballot to all owners. If you don’t want to go through the hassle of amending your by-laws— and getting 67% of your owners to vote for that change and return their ballots—you can wait for the Hawaii State Legislature to convene on Jan. 20, 2021. House Speaker Scott Saiki will be introducing legislation to amend Hawaii Revised Statute § 514B-121 to allow associations to conduct their annual meetings remotely. Sen. Sharon Moriwaki will be working with Speaker Saiki and will introduce the Senate companion bill. If there is no opposition or disagreement in the House and Senate, the bill could go to the governor for approval before the end of the legislative session in May. ❖ Jane Sugimura is a Honolulu attorney specializing in condo law. Reach her at ysugimura@paclawteam.com.
ALL THINGS
CONDO |
CAROLE RICHELIEU
What Meeting Is This and Why Am I Here? Explaining the various meeting types condo associations must or may conduct
U
Hilton Blackwell/Flickr
nder Hawaii’s condominium law, condo associations are either required to have or may have certain meetings. Condominium meetings can be an association meeting, an association special meeting or a board meeting—which may include an executive session.
Association Meetings An association meeting must be held at least once a year, but the governing documents may dictate how many meetings per year and meeting specifics such as date. Notice of this type of meeting must state the meeting date, time and place, and agenda items, including the general nature and rationale of any proposed amendments to the declaration or bylaws and any proposals to remove a board member. Any unit owner can propose amendments or board member removal at the meeting. Only owners may attend. Agenda items typically include board elections and a tax rollover motion. The notice must be hand-delivered or sent by USPS mail or electronic mail (owner’s option) not less than 14 days in advance of the meeting. Barring a natural disaster, the meeting must be held in Hawaii. The meeting must be conducted in accordance with “Robert’s Rules of Order Newly Revised” (12th edition). If the declaration or bylaws allow, the meeting may be conducted by any means that allows owner participation in any deliberation or discussion.
Special Association Meetings These meetings may be called by
the board president, board majority or petition to the board secretary or managing agent signed by not less than 25% of the unit owners. The statute sets forth the various notice, site and minutes requirements.
Board Meetings A board meeting must be held at least once a year, but the governing documents may dictate how many meetings per year and meeting specifics. Notice of this type of meeting must be posted in prominent locations within the project 72 hours prior to the meeting and include a list of business items expected to be on the agenda. Whenever board members meet to handle the business of the association, it is a board meeting. Such meetings must be open to all association members who are permitted to participate in any deliberation or discussion pursuant to board rules, but it is not a members’ meeting. In addition, by majority vote and after announcing the general nature of business, the board may adjourn a meeting and reconvene
in executive session but only to discuss and vote on matters concerning personnel and association litigation, and necessary to protect the association’s attorney-client privilege and interest while negotiating contracts, leases and other commercial contracts. The meeting must be conducted in accordance with “Robert’s Rules of Order Newly Revised” (12th edition). Unless the declaration or bylaws say otherwise, the board may permit any meeting to be conducted by any means of communication through which all directors participating may simultaneously hear each other and, if permitted by the board, any owner may likewise participate at their own cost. In board meetings, directors cannot vote by proxy or on any issue in which a director has a conflict of interest as defined by the statute. ❖ Carole R. Richelieu is senior condominium specialist in the Department of Commerce and Consumer Affairs’ Real Estate Branch. Contact her office at 586-2643 or go to www.hawaii.gov/hirec.
www.tradepublishing.com/building-management-hawaii 47
COMMUNITY
CORNER IREM Thinking Big in 2021 Editor’s note: A year ago, incoming IREM Hawaii president Kristi Hirota-Schmidt graced our cover, and the story inside detailed her lofty plans for the next two years. Then COVID-19 hit and changed everything. So BMH asked her for an update. 2020 has been a challenging year filled with constant changes, adaptation and uncertainty. We started out the first quarter with a number of events, such as our Network Into the New Year at Bar 35, the IREM and CCIM Annual Forecast, and Vendor Appreciation at One Ala Moana. We participated in the Hawaii Buildings, Facilities & Property Management Expo, held a seminar luncheon with John Komeiji and arranged a lively, laughter-filled Expo After-Party at Chingu. Then, the statewide lockdown due to COVID-19 went into effect. All upcoming events needed to be rescheduled and our board started meeting every two weeks to assess the current situation in hopes we’d return to some sort of normalcy so we could merely make the necessary adjustments to continue with our previously scheduled events. Unfortunately, that normalcy never occurred, so our board of directors and Executive Director Lauren Kagimoto worked hard to provide our membership
Left to right: Michelle Wong, John Komeiji, Jacob Roller, Kristi Hirota-Schmidt, Brad McClaflin and Marni Ramirez with the necessary support, education and resources to help navigate through this pandemic. We started a free bi-weekly webinar series called “Covid 19: A Call To ARMs.” Each webinar included two to three Accredited Residential Managers (ARMs) providing timely, pertinent information and resources relating to building safe practices and managing one’s property during the pandemic. The webinar has continued to grow its audience to include Mainland and international viewers. We launched WhatsApp, a multiplatform messaging app, that is used regularly by our ARMs to seek and share information in a timely manner, which has proven to be especially helpful and beneficial during the pandemic. We’ve held webinars that featured Lt. Gov. Josh Green and Corey Campbell and proceeded with our annual Scholarship Golf Tournament at Hoakalei Country Club with the necessary changes made to comply with state regulations and Hoakalei course rules in order to provide a safe yet enjoyable day of golf. We also changed our Awards and Installation Gala to a virtual event. We expanded to Maui, and scheduled on island our first ARM certification course, The ARM Track, which is necessary to obtain the prestigious ARM certification. We were very excited to be able to offer this course for the first time, but due to the pandemic we needed to combine our Oahu and Maui classes and changed from in-person to a virtual classroom. IREM International also produced free resources, such as 10- to 15-minute podcasts, on-demand courses, a pandemic guide and business templates and signs to provide the most relevant information and resources to address COVID-19 challenges.
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While there is still much uncertainty as to the impact of COVID-19 in 2021, our board has put together a schedule for next year with a variety of events and educational offerings. We will continue to remain flexible in order to meet the needs of our members and sponsors while adhering to federal, state and local guidelines. As we look toward 2021, we can be grateful that IREM remains in a healthy financial state, our membership and sponsors have remained at status quo and 19 members have obtained their certification—17 new ARMs and two CPMs (Certified Property Managers). IREM’s board continues to operate the organization with resilience and versatility to ensure we continue to provide support, education and resources to our membership and expand business opportunities for our sponsors. We wish everyone a safe, happy holiday season and look forward to a better, brighter and more successful year in 2021. ❖ For more information: iremhawaii.org.
48 BUILDING MANAGEMENT HAWAII | DECEMBER 2020
A&B Retail Side Bouncing Back Slowly but surely, signs are appearing that Hawaii’s pandemic-wracked economy is trying to bounce back. One of the recent positive indicators is a financial report from Alexander & Baldwin, the state’s second-largest retail property owner. Issued in late October, the report said 95% of A&B tenants were open, compared with 93% in July, 75% in June and just 62% in April. A&B earnings in the third quarter were $3.2 million, a big boost from its loss of
$4.7 million in the second quarter, largely attributable to tenants falling behind on rental payments. The report said A&B had collected 81% of tenants’ rent in the third quarter, an improvement from the second quarter’s 74%. It also said Honolulu-based A&B had adjusted rents on nearly 300 tenant leases, including 199 rent deferrals. A&B owns more than a dozen shopping centers statewide, often with a supermarket as an anchor tenant. They include
Pearl Highlands Center, Kaneohe Bay Shopping Center, Aikahi Park Shopping Center, Kunia Shopping Center, Waipio Shopping Center, Kahului Shopping Center, Manoa Marketplace, Waianae Mall and the majority of Kailua commercial space, as well as two commercial properties that focus on tourism, the Shops at Kukuiula on Kauai and Queen’s Shops on the Big Island. In total, A&B owns about 4 million square feet of commercial space across Hawaii. ❖
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COMMUNITY
CORNER
When Water Damage Happens ncrete Restoration Systems Community Council of Maui and Atlas Insurance present an informative webinar on handling remediation and insurance claims
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The vital role of a property manager becomes even more important when water damage occurs in their building.
he repair of indoor and outdoor concrete flatwork.
Likewise, AOAO boards need to be involved from Day One. Those were two key takeaways from a weExterior Flatwork Repair Materials binar, “Anatomy of a Water Damage Claim,” co-sponsored by the Community Council of Maui and Atlas Insurance on Oct. 28. Presenters, who would normally have been speaking in-person at CCM’s annual trade show that was canceled this year Structural Repair Mortars because of COVID-related limits on public gatherings, included CCM president Lisa Cano; Della Nakamoto, an Atlas account executive; Anthony Nelson of Premiere Remediation; Keane Muranaka, Atlas assisConstruction Grouts tantand VP-claims consulting; Mike Patrouch Accessory Products of John Mullen and Co. and Brendan
Keenan, Atlas business development manager-AOAO. “There are so many ways a claim can go sideways,” Cano said. Nakamoto agreed: “Lawsuits can result when a claim is not handled properly.” Whether it’s an individual unit owner that has sustained water damage, the resident manager or an AOAO representative, the first call should be to a remediation company, immediately. “Don’t delay, call today,” Nelson said, adding that the remediation company’s first job should be to “identify the source” of the leak and stop it before further damage can occur. After calling the remediation company, next steps for board and manager are to
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collect information about the cause, including documenting with lots of photos; complete an incident report; provide copies of the report to all affected units; and notify the insurance company. Building managers also need to know their water, Nelson said. “Category one is clean, you can drink it and nothing bad will happen to you. Category two is gray, you can drink it but you’ll probably end up in the hospital. Category three is dirty water, it could kill you if you drink it, lots of pathogens.”
Della Nakamoto
Anthony Nelson
The difference can affect a claims case. “And a category one can become a category three very quickly,” Nelson said.
Keane Muranaka
AOAO board members in particular must be aware of their legal duties in dealing with water damage and the insurance claims process that follows, Nakamoto said. And as “board members come and go,” Keanan said, “it’s important to remain consistent in their policies.”
Mike Patrouch
Patrouch discussed the difference in an AOAO’s master policy that covers “as-built” components and an individual owner’s HO6 policy that Brandon Keenan covers upgrades as well as loss-of-use to cover the cost of a hotel if the owners must be out of their unit for days or weeks. Matsumoto said he’s seen unit owners without an HO6 policy face bills of up to $50,000. Also, renters need their own renter’s insurance policy because their personal items are not covered by the building’s or the owner’s policies. ❖
LEAK REMEDIATION AND CONCRETE RESTORATION You’ll find RCM’s Restoration Specialists making repairs on all types of buildings in all kinds of places. On the rooftops of commercial highrise offices, in parking garages below sea level and every place in-between, RCM has established a successful track record with leading design professionals and building managers.
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Phone: 545-2177 | Fax: 538-1914 866 Iwilei Road, Bay 219, Honolulu, HI 96817 LIC.NO. ABC 13668