June-July 2013
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Volume 29
Number 4
DEPARTMENTS
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32 On the Cover: The ground-mounted LG Panels at the Oahu Country Club will offset 477,427 gallons of oil over 25 years. The system was installed by Hawaii Energy Connection. www.buildingmanagementhawaii.com
Solar & More 8 Made In The Shade A new standard for outdoor living offers power and protection from the sun. By Brandon Weaver 10 Solar Options For Condos From leasing to power-purchase agreements, all types of condos can benefit. By John Cheever 12 Beyond PV…The Power Of The Negawatts Using negawatts to boost PV financial returns. By Miles Kubo 13 Solar On The Highrise Honolulu’s tallest buildings offer a unique green opportunity. 14 On The Farm With PV PV proves to be a versatile product for all types of business. 16 The Reality Of Exploring Solar What is the best PV option for you? By Josh Mason 18 Steep-Slope Solar In real time, count the trees, pounds of carbon dioxide and gallons of gas that you’ve saved today. By Mark Stancroff
Special Section
Concrete & Asphalt BIA 22 Fresh Surfaces for Work & Play Renaissance This summer, spruce up your curb appeal and courts. Awards By John Moody 24 Pavement Maintenance 101 Prevent large pavement repair costs with pavement maintenance. By Cole Kaimana Millare 26 Asphalt Alternatives Concrete parking and driveways deliver. By Wayne Kawano 27 Rocky Road How to guarantee a smooth road ahead. By Lance Luke 28 Pavement Preservation Summer is the time to fortify your lot for the season ahead. By Arist de Wolff Painting 30 Top 5 Painting Tips By Pete Seymour 32 Painting & Exterior Finishes Color for island living. By Mark Doyle 36 Lead & Rules Things every building manager should know. By Chuck Hardy EDITORIAL 6 38
Editor’s Note On Site: Renting Delinquent Units Making the best out of a bad situation. By Alex J. Bresslauer BMH
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13-CAR-0280 Bld Ind Managed.indd 4/30/13 10:38 AM - 1 -
(Cyan) (Magenta) (Yellow) (BlacK)
Editorial Director
Aimee Harris 738-4934 aimee@tradepublishing.com Contributors: Alex J. Bresslauer John Cheever Mark Doyle Chuck Hardy Wayne Kawano Miles Kubo Lance Luke Josh Mason Cole Kaimana Millare John Moody Pete Seymour Mark Stancroff Brandon Weaver Arist de Wolff
What a poorly managed AC system really looks like. Carrier’s state-of-the-art equipment and BACnet® automation controls can track after-hours energy consumption in your building to the penny and automate the process of billing tenants. Our webbased i-Vu user interface allows you to adjust set points and time schedules for any zone, on any floor to further maximize your energy savings. In adaptive learning mode, the system automatically adjusts to the ideal comfort level while continuously improving energy efficiency. ®
For single-source peace of mind for the best in HVAC equipment and controls, call Carrier Hawaii, Control Division: 677-6339.
Advertising Sales Team
Jennifer Dorman (808) 738-4990 jennifer@tradepublishing.com Rodney Fleming (808) 738-4939 rodney@tradepublishing.com Charlene Gray (808) 738-4938 charlene@tradepublishing.com
Barry Redmayne (808) 738-4950 barry@tradepublishing.com Production Staff Blanche Pestana, Production Manager Susan Whitney, Art Director Kim Martin, Graphic Designer Web Site Designer Ropati Hebenstreit Published by:
287 Mokauea Street Honolulu, Hawaii 96819 Ph: (808) 848-0711 • Fax: (808) 841-3053 President Carl Hebenstreit Operations Manager Jim Myers Founded by Trade Publishing Company in April 1983, Building Management Hawaii is a statewide trade magazine serving Hawaii’s commercial, industrial, and residential facility management industries.
Locally owned distributor: Carrier Hawaii Kapolei Honolulu Kahului Kailua-Kona CarrierHawaii.com
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Building Management Hawaii (BMH) invites all professional associations and foundations involved in the management of commercial, industrial, and residential properties in Hawaii to submit articles, news releases, photographs, and artwork for publication in a future issue of BMH. Please send submissions via e-mail to bmh@tradepublishing.com or mail to: Trade Publishing Company, 287 Mokauea Street, Honolulu, Hawaii 96819.
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Editor’s Note You are lookin’ at an award-winning magazine! BMH magazine won top honors for trade publication excellence in the Hawaii Publishers Association’s 28th annual Pai Awards competition, which recognizes outstanding achievement in print journalism in the state. At an awards ceremony held in May at the Hilton Hawaiian Village to recognize top journalism produced during 2012, BMH magazine took first place in the category of Best Trade Magazine. This award recognizes excellence in a magazine published specifically for one type of trade or industry. The judges, an independent panel of professional journalists and publishing experts based on the U.S. Mainland, commented specifically on the August/September 2012 issue, “My favorite part of this magazine is the cover. The designer wisely chose to keep it understated yet bold. The interior pages are also cleanly designed, and the use of just a few fonts keeps things elegant. I like the consistency of typography throughout the publication.” Kim Martin, Trade Publishing Company’s graphic designer, has a lot to do with that “clean design.” He’s been cranking out BMH magazines for the past 11 years, and has helped turn the publication into a contender. We, of course, congratulate all of the winners, including our sister publications Building Industry and Maui Wedding Planner. We hope that you’ll find this summer June/July issue to be a winner, too– especially if you’re considering going solar. From downtown high-rises to medicinal farms, we’ve got you covered with seven articles by PV professionals to help you determine which energy system is right for your property. We even have an article on negawatts! Nega … what? What are those? Turn to page 12 to learn more. Thanks for reading!
aimee@tradepublishing.com
Phone: 808-591-9882 Fax: 808-591-9872 info@ekopainting.com FREE ESTIMATE 6
June - July 2013
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Kim Martin at his designer’s desk with the plaque for Best Trade Magazine from the Hawaii Publishers Association. www.buildingmanagementhawaii.com
Solar & More
Made In The Shade A new standard for outdoor living offers power and protection from the sun. By Brandon Weaver
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awaii offers some of the best weather on the planet, but sometimes a break from the sun is necessary and shade is what you seek. Over the past few years, EcoShade has been changing the shade structure industry in Hawaii, exclusively offering marine-grade aluminum structures, topped with either photovoltaic panels or remote controlled opening/closing louvers. Both options are eco-friendly, costeffective and harness the power of the sun. PV produces solar energy and is an appealing alternative to traditional rooftop solar, while the louvers are powered by solar energy and allow for versatility in weather control. Most projects EcoShade undertakes in Hawaii are built almost entirely with marine-grade aluminum. Specifically designed for
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coastal areas and marine conditions, the aluminum receives further corrosive protection from a UVresistant powder coat finish. EcoShade Solar Roofs and Solar Structures provide an attractive and
The EcoShade Louvered Roof provides a range of benefits that traditional roofing methods simply cannot match. practical option for solar production. In addition to solar carports and parking structures, outdoor recreational structures that use PV panels as the roof covering can be
built to offer varying degrees of shade and shelter, with the added bonus of solar energy production. Tax credits can be applied to the entire system including the structure, making this the only shade/shelter roofing option that pays for itself. In addition to many residential solar structures, EcoShade can be used in the commercial solar arena. It has installed structural installations at Trump International Hotel, PF Chang’s, McDonalds of Waikele and numerous other high-profile sites across Oahu. The recent completion of a solar structure on top of the Liliha Center demonstrates an alternative for increasing solar production. By building a low structure over machinery, air conditioning units or piping, rooftop space could be maximized and more panels installed.
www.buildingmanagementhawaii.com
Solar & More
An industry-leading, 35-year limited structural warranty makes EcoShade roofs a lasting investment that require little maintenance.
While it does not produce solar energy, the EcoShade Louvered Roof system uses a small 5W solar panel as its source of energy to open and close the louvers, thereby avoiding hardwiring and electricity costs. At the touch of a button or flick of a switch, each louver blade pivots to any desired position within a 160-degree rotation, transforming a solid, waterproof covering into a lightfiltering trellis. This allows everyone to enjoy sunlight, shade or a breeze when the weather is nice, and when the weather is wet, protection from wind and rain. EcoShade structures are versatile in design. They can be built flat, pitched, gabled, www.buildingmanagementhawaii.com
freestanding or attached. With numerous powder coating color options, roofing systems can be seamlessly integrated into existing architectural designs or engineered to custom match new developments. Applications often include patios, lanai, outdoor eating or
recreational areas and poolside gazebos. Installations are found at hotels, restaurants, shopping centers, golf courses, apartment buildings, churches and schools. Whether you are looking for protection from the sun and rain, or interested in lowering your monthly electric bill, each shade (whether it’s PV or louvered) is designed to add value and functionality to your property. Based on Oahu, EcoShade LLC is owned by Brandon Weaver, a licensed contractor in the State of Hawaii. The management has more than 37 years combined experience in the construction industry, specializing in patio covers, screen rooms, solariums, carports, glass enclosures and roof systems.
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Solar & More
Solar Options for Condos From leasing to power-purchase agreements, all types of condos can benefit. By John Cheever
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common misconception about renewable energy is that only people with sole control over their rooftops can benefit from photovoltaic systems. However, for those living in condos (presently more than 25 percent of Hawaii’s housing units, the highest rate in the nation) this technology is very much available. With clear legislative support, not only can PV help to offset common area utility bills, it can also reduce a significant portion of an association’s overall electricity demand. • Act 53 gives condo boards of directors the authority to install solar or wind energy devices on common elements without having to get a direct vote from all of the condo residents. This allows condos to act much quicker and take advantage of tax incentives from a particular year. • Act 201 frees condo owners with stand-alone units of any condo board restrictions that might increase the cost of installing or maintaining a solar energy device, or reduce its production in any way. • Most recently the legislature passed SB 19, which enables property owners to sell power from a renewable energy system to all of their tenants. The bill also protects tenants from ever being charged more than the current electricity rates. Option 1: Leasing A condo association can lease a PV system for a rate that is less than the energy savings attained from the PV power produced. The lease can be negotiated over a period of time (usually five, seven or ten years). At the end of the lease term, the condo association can purchase the system at fair market value. At that point, the association will see its energy savings jump dramatically since it will no longer be making lease payments and it will be receiving the PV power for free for the rest of the life of the system (up to 35 years).
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Kapiolani Banyan, for example, opted for an operating lease that allows it to save some money now and gives it the option to purchase the system after seven years, after which its energy savings will increase almost five-fold. The building has enough roof space to accommodate a 67 kW photovoltaic system, which covers a portion of the expenses generated from common areas that are on a single meter.
RevoluSun designed and installed this 119 kW solar system at Makiki Park Place. Last year it produced 194,825 kWh of energy, saving about $55,000 in electricity costs. Photo courtesy Steve Mazur, RevoluSun.
Option 2: Power-purchase Agreement (PPA) Nonprofits such as HOAs and AOAOs cannot directly take advantage of renewable energy system tax credits and depreciation, yet third party investors can. In this option, a third party uses federal and state incentives to drive down the purchase price of a system. They then pass those savings along to the condo association by selling the PV power for less than the utility rate. This lower rate can be fixed for the entirety of the contract (usually 20 years), or it can have a predetermined escalator each year (approximately 3 percent). One of the advantages of a PPA is that the system owner (the third party) is responsible for all of the system’s maintenance and insurance for the duration of the contract term,
whereas under a lease the condo association takes care of maintenance and insurance costs.
Timing Is Everything
The federal tax credit is presumably safe at 30 percent through 2016, and the federal accelerated depreciation schedule (60 percent of the cost basis in year one) has been extended through 2013. However, Hawaii Senate Bill 623 recently failed to pass in the legislature. Left in place are the state’s temporary administrative rules on the solar energy tax credit. The rules limit the number of tax credits that homeowners may claim on multiple systems. It also places a non-refundable credit cap of $500,000 per property ($350,000 refundable) on commercial projects. None of this should deter people from going solar, however. Since most condo PV projects fall well under this cap limit, the legislative inaction actually works in favor of projects installed before the end of 2013. In fact, the best bet for any condo association is to move forward as soon as possible with a credible PV installer so that you’re in good position regardless of future legislative decisions. If trends are any indication, the cost of power in Hawaii will continue to go up. Locking in at least a portion of those electricity rates can help condo associations budget for the long-term and allow them to remain financially viable for many years down the road. John Cheever is a renewable energy developer with RevoluSun, where he has overseen the development and installation of nearly two megawatts of renewable energy in Hawaii. Cheever is a member of the Urban Land Institute and the Pacific Century Fellows.
www.buildingmanagementhawaii.com
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Solar & More
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Solar & More
Beyond PV … The Power Of The Negawatt Using negawatts to boost PV financial returns. By Miles Kubo
I
n the past few years, the explosive growth of solar energy installations in Hawaii has been phenomenal. Our conditions are more than ideal—abundant sunshine, moderate temperatures, high utility rates, rising fuel costs, sizable tax credits, accelerated depreciation, declining panel prices, low interest rates, abundant finance capital and the state’s clean-energy initiative. Businesses and residents who invested in photovoltaic (PV) systems have insulated themselves against future increases in electricity rates and will earn a good return-oninvestment. It doesn’t get much better than that! Or, does it? Well, yes, it does … in fact, it gets much better. To get the most out of energy investments, it is important to think beyond PV power, and to invest in negawatt power (aka “negative megawatt”). A negawatt represents the watt that is never used. It is a measure of the electricity saved by increasing efficiency or reducing consumption as a business practice. For example, replacing a 60-watt incandescent light bulb with a 10-watt LED lamp that provides the same light output will eliminate 50 wasted watts per hour. Over a year, the elimination of wasted energy from just one light bulb will result in savings of about 440 kilowatt hours, worth about $150 in Hawaii. On a grander scale, replacing energy-intensive airconditioning equipment can result in the elimination of millions of wasted kilowatts, saving hundreds of thousands of dollars. The critical question is, “Does it cost more to invest in energyefficiency products to generate negawatts or to invest in PV power to generate new megawatts?” In other words, which energy investment provides the better economic return? If you chose the negawatt, then you’re right. Generally, the financial returns on energy-efficiency
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projects are noticeably better than PV investment returns. While a PV project in Hawaii might yield a 15 percent to 30 percent internal-rateof-return (IRR), a lighting-efficiency project can provide significantly higher IRRs of 50 percent to 75 percent, or more. Why then is everyone rushing to PV? One reason is that negawatts are invisible and difficult to objectify. It is hard to “see” what one is getting, except perhaps in the monthly utility bill. On the other hand, PV systems are viewed by some as “sexy” and the new status symbol. Fortunately, it is not an “either-or” decision. In fact, the best thing to do is a combination of both—to reduce, then produce. This practice will yield the highest return for energy investments. After all, what good is it to generate new electricity from the sun, if it is simply wasted on lighting up a 60-watt incandescent light bulb when a 10-watt LED will do the job?
Case Study: Hosoi Garden Mortuary
To illustrate the point, the Hosoi Garden Mortuary in Honolulu recently renovated its building and invested in a PV array and lighting efficiency. Both will protect the business against future unexpected utility price surges—a savvy strategy. The company installed a SunPower PV system—one of the most powerful panels available— that generates approximately 150,000 kilowatt hours (kWh) of electricity each year. The system cost approximately $550,000. With investment tax credits and depreciation benefits, the estimated PV investment return over 20 years is 27 percent. In addition, the company invested approximately $32,000 in a lighting upgrade that saves about 60,000 kilowatt hours (kWh) of electricity each year. Receiving energy-
efficiency rebates from Hawaii Energy, the estimated investment return over 10 years is 63 percent. The lighting project, while only a small fraction of the total cost of the PV project (6 percent), will generate about 40 percent as much of annual kWh savings as the PV system. When combined as a hybrid-energy project, the overall return-on-investment will increase to 32 percent. This is the power of the negawatt. In some instances, the reductions in energy consumption have resulted in the ability to install a smaller PV array, saving money on the cost of the PV system. The importance of a hybrid project is that the cash flow from energy savings will help support repayment of debt for the PV system. In essence, the payments needed for the project can come entirely from the cash flow from the project. How great is that? Imagine being able to implement energy and capital improvement projects and not have to dip into your pocket to pay for them. Some PV financiers have learned that efficiency projects will enhance value and are now including conservation measures in power purchase agreements (PPA) to boost returns. This helps the consumer by simplifying the way they pay for energy conservation measures and renewable energy. When considering renewable PV power, remember that a good project can become a great project by including negawatt power. Miles Kubo is executive vice president and COO of Energy Industries LLC, a Hawaii energy services company that specializes in energy cost reduction and renewable energy for the commercial building market. He holds an MBA in finance from The Wharton School of the University of Pennsylvania. www.buildingmanagementhawaii.com
Solar & More
Solar On The Highrise Honolulu’s tallest buildings offer a unique green opportunity.
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ndrew Yani, Bonterra Solar founder and principal says “The rooftops of many residential and commercial high-rises are perfect places to install large PV systems. The roofs are large, flat and strong.” Recently, Bonterra Solar completed the installation of a largescale photovoltaic (PV) solar system on the roof of Crown Thurston, an 11-story condominium near Punchbowl Crater. “Less than 10 percent of residential highrises in Honolulu have gone solar,” says Bonterra principal Blair Herbert. “It’s time for condo owners to get in on the solar boom in the Islands.” Herbert notes that over a week and a half, the Crown Thurston was installed with 160 American-made,
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The Crown Thurston goes solar.
state-of-the-art SolarWorld panels. The system generates up to 40 kilowatts of electricity at any given time. To ensure a quality job, Bonterra teamed up with Pacific Industrial Coatings to first apply a new protective membrane coating to the roof. Financing covered both the membrane and the PV installation. “The apartment owners had zero outof-pocket expenses on this project,” Herbert explains. “There are all kinds of financing options. And each high-rise project helps Hawaii get a little closer to meeting its clean energy goals.” Crown Thurston building manager Rey Patio said the project was a win/ win for everyone. “When it comes to major improvements, my concerns are cost,
quality, time and how it will affect my residents,” Patio says. “This project exceeded all our expectations.” Patio said the Crown Thurston project went a step further when it comes to going green. “The solar panels came from the Mainland protected by wooden pallets,” he explains. “We recycled those wooden pallets, turning them into planters for our residents to grow their own produce and spices on the condo grounds.” Bonterra Solar Hawaii is a leading installer of cost-effective residential and commercial solar systems. In 2010, Bonterra was chosen to be the solar installation company for the Department of Hawaiian Home Lands’ Kaupuni Village, the first net-zero energy community in the nation.
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Solar & More
On The Farm With PV PV proves to be a versatile product for all types of business.
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teven Kalish and Fabi Vlchek, owners of Mahalo Aina Sanctuary LLC in Papaaloa, Hilo, live an alternative lifestyle and wanted to use an alternative type of power to support their sustainable living practices and medicinal therapies for transformative healing powers. “We believe the responsibility starts with each and every one of us, one step at a time, if we expect to have a healthy planet for future generations,” says Kalish. They turned to GreenPath Technologies, Inc. (GPT) to install a ground mount solar PV system for the sanctuary. “The use of alternative solar energy assists our agriculture efforts as we now provide more than 90 percent of the food we consume, run a small animal farm, and grow and prepare medicinal topical, hydrotherapeutic and internal herbs. Using alternative solar power energy made pure sense in what we do and how we live,” says Kalish. “This is a great example of
generating power in a rural area where roof space is limited and idle ground is readily available,” Briand Achong, president of GPT says. “A ground mount system is ideal in situations like this where there is limited, or no utility connection, or in instances where there is feeder saturation. It also helps to maximize the land’s potential while meeting the facility’s energy requirements.” GreenPath Technologies Inc., a SBA Certified 8(a) Native Hawaiian owned and established renewable energy firm from Hawaii, is one of Hawaii’s leading alternative energy solar contractors in the business of developing, integrating and installing new technological applications and sustainable turnkey energy systems.
Mahalo Aina Sanctuary owners Steven Kalish and Fabi Vlchek show off their ground-mounted PV system.
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The Technology
The ground mount PV system includes 46 Conergy PowerPlus 225 modules. The modules are connected to a 2 x SMA SB5000US inverters for a system size of 10.350 kW DC that provides power to the main residence. The off-grid system, which provides power to the separate agricultural facility, consists of 18 Conergy PowerPlus 225W modules that are connected to an Outback Radian inverter and a 48V 240 AH battery bank for a system size of 4.050 kW DC.
The Cost
According to Achong, both systems — ground mount and off-grid — produce enough electrical energy to run the sanctuary’s agricultural facility, while the battery pack stores additional energy when there is demand for such. “The cost of a ground mount system is usually 25 percent costlier than a roof-mounted system and the cost of a roofmounted off-grid system is estimated to be 2.5 times the cost of a roof-mounted grid tied system. Still, the long term returns are greater than without any solar PV system at all.”
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Solar & More
The Reality Of Exploring Solar What is the best PV option for you? By Josh Mason
S
olar in Hawaii has received no shortage of publicity in the past few years. In fact, it is quite possible that Hawaii’s energy industry has received more media attention in the last three years than in its entire history prior combined. As is to be expected, with such a fast growing, vibrant industry, there has been an unfortunate accompaniment of misinformation, misinterpretation and missed opportunities, especially when it comes to building owners/ developers, AOAOs and nonprofits. Wouldn’t it be great if someone simplified it so everyone could capitalize on their own solar opportunity? Well, that is what I’ve attempted to do for you here. There are four driving factors that fuel an exceptional and long-term benefit from a Solar PV solution: • Hawaii’s high energy costs • Aggressive state and federal tax incentives • Hawaii’s exceptional climate • The dropping cost of solar PV
The last two factors have a simple, relatively uniform application to every person, business and organization in Hawaii. However, the first two factors often make the difference in understanding and capitalizing on the right PV solution for your property. Hawaii’s high energy costs impact everyone. These energy costs fuel the long-term savings and return to be achieved from installing a PV system, as you are replacing a higher priced energy from the utility with lower cost energy from your PV system. Best of all, with the purchase of a PV system, the cost of the energy is absorbed from day one and then essentially amortized out over the guaranteed productive life of the PV system (25 years-plus). This can be simply understood as buying 25-plus year’s worth of electricity today, but at a fraction of the cost. To put some numbers to it, a PV system built with quality, long-lasting, low-maintenance components, can pay itself back in less than 10 years
with no tax incentives factored in, and zero assumed inflation of utility rates. In other words, in the worstcase scenario, a typical commercial PV system will generate 10 percent or more in return per year. While this has an attractive ring to it, especially considering the low risk nature of the investment, the real key is in understanding how it will achieve such a return in your specific situation. For AOAOs and building owners/developers, the easiest target is typically the common area maintenance (CAM) electricity costs. For an AOAO, savings on CAM are directly beneficial to the residents. However, for a building owner/ developer, it is often a less direct path to financial benefits of offsetting CAM electricity costs with PV, as tenant’s CAM charges can typically only be billed in accordance with actual expenses. The good news is that there are effective PV systems that can be easily implemented that directly benefit the owner/management, and one that can actually turn into a new cash flow stream. In addition, there are less direct benefits that come from installing a PV system, such as increasing your lease value due to lower operating costs for tenants, and a more controlled overhead future for your
Oahu Country Club
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Solar & More
tenants due to fixed energy costs. This increases the value of your space compared to competing locations (and saves your tenants cash … something everyone can appreciate.) While the energy savings provide a long term, steady return, the tax incentives provide the short term, shot-in-the-arm type of return that can make a great investment even better. For for-profit entities, the tax incentives offer a dollar-for-dollar return on the PV system up to 55 percent in federal tax credits and tax savings from advanced depreciation. Plus, a 35 percent state non-refundable tax credit can be exchanged out for a 24.5 percent refundable credit. This means that at a minimum, a for-profit entity can get a return for nearly 25 percent of the installation cost in the following tax year. With enough tax liability, a for-profit entity can see a one-year payback of 80 percent or more of the installed cost of the system, and a 100 percent or more return in just two to three years. However, the proof is always in the pudding, and that proverbial pudding is how the tax incentives will benefit your organization—especially nonprofits. A non-profit cannot directly take advantage of any of these tax incentives. However, as noted above, the savings alone make it an exceptional investment. In Hawaii’s short PV history, it didn’t take long for this disparity in the cost/benefit between for-profits and non-profits to be targeted. Fortunately, the tax incentives belong to the individual or entity actually funding the project, rather than the “end user” of the PV system. This makes it possible for a for-profit third party to purchase the system and take the tax incentives, and a non-profit to use the electricity. These alternative structures exist in various forms, mostly commonly termed as a Solar Lease or a Power Purchase Agreement. The main idea behind these two structures is simple, and they’re designed to help nonprofits meet one or more of the following objectives: 1) R educe/remove the capital expense of installing a PV system. 2) Increase the level of return a nonprofit will see out of capital allotted to their investment in a PV solution, whether on day one or down the road.
Paradise Beverages (Maui, Molokai, Lanai) was outfitted with Suntech Panels that will offset 621,690 gallons of oil over 25 years.
3) Save on the cost of energy. 4) Create a bridge for a nonprofit with limited capital to ultimately achieve ownership of the PV system in the future, and thus 100 percent savings. While these goals are attractive to just about any for-profit or non-profit, the key is to choose the alternative structure that is right for you. Here are a few critical, yet rarely addressed, issues to consider: • Source of capital (local vs. non-local) and its impact on Hawaii’s economy and sustainability over the long term • Readiness of capital (i.e. working with a company that has money readily available to fund the project, rather than having to go searching for it once an agreement is reached) • The buyout options and how the rate/lease structure affects the value of the buyout in the future • The legalities to “what happens if”... “we use less electricity in the future,” “the contractor sizes the system wrong,” “the contractor installs equipment that only has a 10-year lifespan, and we want to buy it out in 7 years,” etc. As you can tell by now, exploring and investing in the right PV solution is not always as simple as it is sometimes made out to be. This leads to the most critical factor of all; working with a contractor who is: • experienced with a broad base of commercial PV system design, and understands the legalities and financial implications of the various types of structures
appropriate for your organization; • able to access to resources to design and deliver the maximum value solution built around your situation; • using components from bankable manufacturers, who make a quality product, backed with an exceptional warranty and has a focus on value (i.e. cost/benefit) in the engineering of their product; • a bankable company, with a history of service and support capabilities for larger commercial projects, that backs its quality work confidently; • made up of people you feel confident you can trust. Solar for your organization may or may not be simple, but it is undoubtedly a crucial opportunity for you to explore. The widest window of opportunity for PV has already opened, and it will begin to close in the years to follow. You have now had a crash course in the PV Value equation. Working with the right contractor and doing a little research will ensure you can either rest in peace knowing it’s not right for your organization at this time or that you are investing in an exceptional opportunity. Josh Mason is the commercial sales manager for Hawaii Energy Connection, LLC. HEC has been recognized as one of Hawaii’s leaders in residential and commercial PV contracting with a customer-centric design approach.
BMH
June - July 2013
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Solar & More
Steep-Slope Solar In real time, count the trees, pounds of carbon dioxide and gallons of gas that you’ve saved today. By Mark Stancroff
A
s Hawaii continues to battle the highest utility bills in the nation, solar power is fast becoming the go-to solution for many property owners in need relief. For property owners who manage duplex or singlefamily properties with steep-slope asphalt or flat tile shingles, integrated solar roofing can be a huge help in reducing, and possibly eliminating, monthly electricity costs. With federal and state incentives paying back up to 65 percent of the up-front cost, it’s becoming a no-brainer to consider these types of aesthetically pleasing, affordable high-powered solutions. One such solution is the integrated Apollo® II Solar Roofing System, offered by CertainTeed Corporation. What’s different about integrated
photovoltaic systems compared to their rack-mounted predecessors? Well, a lot. For example, with the Apollo II, its highly efficient 54-watt panels can easily be integrated into either an existing roof or with the installation of a new asphalt or flat tile shingle roof for a clean, seamless appearance not found with bulky rack-mounted systems. Apollo II is also lighter weight but sturdy, featuring 12-pound modules with 14 highefficiency monocrystalline silicon solar cells that can carry loads up to 250 pounds and is rated for wind resistance up to 110 mph. The low-profile panels don’t require structural reinforcement or evaluation, and the sleek black frame, cells and backsheet visually blend with surrounding shingles.
Today’s integrated systems are also making harnessing of the sun’s energy much easier. From dawn to dusk, the panels absorb sunlight while an inverter makes the electricity usable, collecting the alternating current (AC) and converting it into DC. There are no heavy batteries to worry about, since grid tight systems feed directly into the power grid. Each day, depending upon the weather, the system will generate a portion or, in some cases, all or more electricity that the property uses during the day. The inverter will only pull electricity through the electric meter when more is needed than the roof collects. If the property doesn’t use all of the electricity, the excess power flows back through the meter and into the power grid, resulting in an even lower electric bill and in some cases an account credit. Integrated solar roofing allows users to look up daily operating numbers without waiting on a monthly utility bill. This is accomplished through an userfriendly management solar PV monitor that allows users to review and analyze the performance of
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www.buildingmanagementhawaii.com
Solar & More
the solar panels from any Webready device with up-to-the-minute accuracy. A simple interface shows how many watts the system is currently producing, and how much energy the system has produced during its lifetime. It also tracks operating trends by the hour, day, week and month as well as how many pounds of carbon dioxide have been avoided, how many trees saved and how many gallons of gas have been displaced. Integrated solar panels also offer a nice side effect … peace of mind that you’re preserving the beauty of Hawaii’s unique natural environment while helping to reduce greenhouse gases and strain on limited fossil fuel resources. Mark Stancroff is the director of CertainTeed Solar, a U.S. manufacturer that has been in the roofing business for more than 100 years. CertainTeed provides solar products to its credentialed contractor base, with detailed installation training and system customer service. The product is backed by the industry’s only warranty for both electricity output and installation workmanship.
“
Apollo II Solar Roofing System uses monocrystalline silicon solar cells to capture and convert more solar energy per square foot than any other CertainTeed solution. The versatile and flexible design allows installation directly on new or existing roofs.
The branches grow because of the trunk.
BEYOND MANAGEMENT When it comes to Hawaii, our roots run deep. 2013 marks our 40th year of serving Hawaii. We’ve recommitted ourselves through new leadership, a reinvigorated management vision and team, and an unwavering integrity that defines all that we do. To mark this change, we’re changing our name from Certified Hawaii to Associa Hawaii. While our name is different, our people and our commitment to serve Hawaii remains beyond what you’ll find anywhere else.
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BMH
2/4/13 10:10 AM
June - July 2013
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Hawaiiana’s Meet & Greet 2013 June 12, 2013
over 130 industry vendors all in one place - Free to association Board Members & residential Managers! FooD • GaMes • PriZes • FUn!
You are invited! Hawaiiana’s annual Meet & Greet is a great opportunity to mingle with over 130 industry vendors all in one place, and have fun at the same time! It’s FREE to Hawaiiana Board Members and Residential Managers. Visit www.hmcmgt.com to register.
Meet & Greet 2013 Date: Wednesday, June 12 tiMe: 3:00 - 7:00 PM WHere: Blaisdell Exhibition Hall Cost: Free to Residential Managers & Board Members
attenDee reGistration: visit www.hmcmgt.com
VenDor reGistration: a limited number of vendor tables are still available! Call elena Cazinha at 593-6838 or email meetandgreet@hmcmgt.com for more information!
SealMaster ... ®
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Fresh Surfaces For Work & Play This summer, spruce up your curb appeal and your courts.
Concrete /Asphalt
By John Moody
A
s you know, protecting and maintaining your property’s asphalt parking lots, driveways and roads is vital. But other flat surfaces—tennis and basketball courts, recreational areas and walking paths—need resurfacing as well. Have you ever tried to play a game of tennis on a cracked, crumbling court? Or an uneven court that collects pools of water? Not only does it take the joy out the game, but it’s also a hazard. As a one-stop-shop for pavement maintenance, SealMaster Hawaii carries SportMaster® Sport Surfaces. SportMaster is a premium brand of sport surfacing and repair products. Its tennis court surfaces are technically advanced with 100 percent acrylic resins that ensure long-term protection from natural elements, including supreme resistance to the sun’s damaging ultraviolet degradation. With a variety of colors, the sports surfaces offer choices that can contribute to LEED credits for low solar reflectance index. This results in cooler sports surfaces and surrounding areas. Also, SportMaster sports surfaces uses only recycled rubber in its cushioned premium tennis court resurfacing systems. Tennis court resurfacing is a unique trade, and sports surfaces are not available in common hardware stores. SealMaster Hawaii stocks SportMaster
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sports surfaces and many of the common tools for mixing and applying tennis court resurfacing products.
Off The Court
In being part of building management, you take pride in making certain your properties are adequately maintained. From the buildings to the grounds (and, yes, even the parking lot), the level of commitment to maintenance reflects on your property’s image. Your parking lot is the “welcome mat” to your property. It’s the first thing tenants and customers see when they arrive. Does your parking lot project a neat professional image? Or does it portray a drab, gray, run-down image? Crackfill: Once moisture penetrates the asphalt it will deteriorate the underlying layers, eventually causing failure. One of the major ways moisture penetrates asphalt is through cracking. These cracks eventually turn into potholes. Use a cold and hot pour crack sealant, such as CrackMaster Supreme, to stop the moisture. The best time for crackfill is as soon as a crack develops. A crack can continue to widen, so crack sealing must be continued to be effective. Asphalt Repair: One of the major ways moisture penetrates asphalt is through fatigue cracking. It occurs
in areas subjected to repeated traffic loadings (wheel paths); characteristically with a chicken wire or alligator pattern in later stages. The best fix for heavily cracked areas and potholes is to hot patch and cold patch that area with asphalt. If the area to be patched is not too big, PatchMaster (high performance pothole patch) can be used to repair the damage. This would allow you to dig the hole, clean, place the product and compact. You place the product cold, and it eliminates the need for tack coat. There is oil already in the product that allows it move until fully cured. After placing the product, it can be driven on immediately if necessary. Allowing a week to cure is ideal. Sealcoat: The heart of an effective pavement maintenance program includes periodic sealcoating with an asphalt based emulsion pavement sealer. Left untreated, asphalt pavement will deteriorate rapidly. Almost immediately after paving, the asphalt binder combines with oxygen and becomes brittle or oxidized. This leads to cracking and weathering soon after installation. Moisture penetrates the asphalt causing further damage. Sealcoating protects against oxidation and provides a protective barrier to stop water penetration and resists attack from oil and gasoline that soften and deteriorate the exposed asphalt binder. SealMaster Hawaii’s signature product is MasterSeal Ready-to-Use Asphalt Based Pavement Sealer. It’s an asphalt emulsion pavement sealer fortified with gilsonite and sand for added wear-ability and slip resistance. The big brother to this product is OptiPave Plus Ready-To-Use Asphalt www.buildingmanagementhawaii.com
resident, Property Managers and engineering Departments!
we Make Managing Your ProPertY a Breeze! At City Mill, we love getting to know our customers and helping them solve their problems!
Based Pavement Sealer. It’s an asphalt emulsion pavement sealer fortified with gilsonite, Top Tuff (latex additive) and sand. The high level of sand provides durability and safety for both vehicle and pedestrian traffic. Traffic Paint: Directional arrows and lines for parking stalls wear down and fade over time. After an area has been paved, sealcoated, or has just been cleaned, you should re‑apply pavement markings. Re-applying those markings with Liquid Thermoplastic will ensure that they remain bright and last twice as long. Conventional parking lines are striped at a wet film thickness of 15 mils; Liquid Thermoplastic, however, can be laid down much thicker at 30 to 35 mils. This product is cold spray-applied, but features hot-applied thermoplastic performance. This is a durable, environmentally friendly, 100 percent acrylic water based paint. Dry-to-nopickup time is typically five minutes. Just remember, new asphalt surfaces and fresh markings should be allowed to cure sufficiently.
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John Moody is the fourth generation of the Moody family to work at SealMaster Hawaii, a one-stop-source for pavement maintenance products and equipment. He started in the company counting nails and painting trashcans on jobsites. Now, as plant operations manager/ estimator, he overseas the manufacturing, and helps manage raw materials and products. He was trained in Sandusky,Ohio, at SealMaster to manufacture sealcoat and all asphalt emulsions.
www.buildingmanagementhawaii.com
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BMH
June - July 2013
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Concrete /Asphalt
For over 114 years City Mill has had the privilege of serving Hawaii. With a City Mill Account, there’s no red tape, no calling the mainland! If you have missing invoices, we can usually get copies out that day or the next working day! Our accounts count on the fast turnaround! Adding or deleting authorized buyers to your account can be handled immediately. Your authorized buyers DON’T have to carry cash, checks or have one more card in their wallet. They just present their I.D. That’s a big security relief for everyone! Check out our assortment of cleaning and maintenance needs, light bulbs, hardware, plumbing, paint, electrical, tools and garden supplies.
Pavement Maintenance 101 Prevent large pavement repair costs with pavement preventive maintenance.
Concrete /Asphalt
By Cole Kaimana Millare
R
esurfacing a parking lot or driveway is a large cost that not every property manager budgets for. However, by being proactive, you extend the life of your pavement and prevent large repair costs. This proactive approach is known as Pavement Preventive Maintenance (PPM). Before getting into PPM, it’s important to understand what your asphalt pavement is made of and how it degrades.
Understanding Your Asphalt Pavement
Asphalt pavement (aka asphalt concrete, AC, hot mix asphalt or black top) is made up of gravel, sand and asphalt cement. The asphalt cement is the “glue” that holds the gravel and sand together to make your pavement. Everything is combined in a heated mixer, laid down on the road and is compacted with a heavy roller.
Pavement Degradation
Day 1 of your pavement’s life will be the best condition it will ever be in. Beginning on day 2, your pavement will gradually deteriorate over time. The most obvious sign of degradation is the gradual change of your pavement’s color from black, to brown, and finally to gray. Exposure to the wind, sun and rain causes the pavement to oxidize. The asphalt cement, or the “glue,” weakens and can no longer hold the gravel and sand together. This is why you may see sand in your parking lot even though you’re nowhere near the beach. Raveling also takes place, creating those pesky potholes. Eventually, the pavement loses its flexibility and becomes too brittle and starts to crack. When cracks form, it allows water to seep into the pavement and causes larger cracks. Eventually, your pavement will not be able to carry any vehicle load.
Cracking asphalt.
Depending on how severe the degradation is, the cost to repair— whether it be repaving or overlay— could be anywhere from $1 to $5 per square foot.
Pavement Preventive Maintenance
The concept behind PPM is to keep your good pavement good and not let it deteriorate. GP Maintenance Solutions provides project management services for pavement maintenance and has provided tips that can help you save both your pavement and hard earned dollars: Control Load On Your Pavement Heavy vehicles carry a lot of weight and can destroy your pavement in a hurry. Limit access of larger vehicles like garbage trucks and delivery trucks on your pavement. If possible, move garbage containers closer to the roadway where garbage trucks can access them without having to drive over your pavement. Sweeping/Blowing Sweeping or blowing your pavement on a regular basis keeps it free from hazards such as loose aggregate and glass. Sweeping can also help you evaluate the condition of your pavement. If your pavement is not cleaned regularly, debris may hide in cracks and damaged the asphalt, which could lead to failures that seem to appear suddenly. Fix Drainage Problems Water is the main reason why pavements fail. If water is allowed to
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www.buildingmanagementhawaii.com
reach the base course underneath your pavement and disrupt it, it will not be long until you’ll be fixing potholes. If you have a lot of standing water on your pavement, installing a drain inlet or an under drain could be the fix you need.
Be Proactive Your pavement is an investment, and pavement preventive maintenance is a smart strategy to maximize your pavement ROI. Taking action while your pavement is still in good condition will keep it that way for a longer period of time and prevent large repair costs.
Crack Filling If your pavement has cracks, crack filling should be done. Water can enter these cracks at gallons per minute and all that water will wash away your investment.
BMH Resource: To learn more, download a free [INSERT slide show called QR The Pavement CODE] Preservation Concept, courtesy GP Maintenance Solutions at www.GPMaintenanceSolutions. com/bmh-offer
Cole Kaimana Millare is a project manager for GP Roadway Solutions. He graduated from Santa Clara University with a degree in civil engineering and entered the asphalt paving/maintenance industry in 2006. He has experience in both estimating and project management for city, state, federal and private projects.
Pavement Maintenance Specialist • • • •
Seal Coating Asphalt Repair Speed Bumps Emergency Work
• • • •
Potholes Paving Striping Slurry Seal
Concrete: • Curbs
• Footings
• Slab
• Bollards
Dene: 808.478.9292 Chris: 808.478.2443 Shop: 808.682.4414 Lic. #AC-26608
2010-2011-2012 GCA Safety Award Associates/Special 69,999 to 0 hours GCA Zero Incidence Rates
2012 Best of Honolulu 5-Time Award Winner 2008-2012 GCA’s 2010 Build Hawaii Honorable Mention Award Henderson Airfield Improvements Midway Atoll
E-mail: dcasphalt@hawaiiantel.net www.dcasphalthawaii.com www.buildingmanagementhawaii.com
BMH
June - July 2013
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Concrete /Asphalt
Pothole Repair Potholes are not only unsightly, but they also pose a danger to motorists. Repairing potholes immediately with a repair product like Instant Road Repair® is a quick and easy solution. All you need is the product and a shovel/rake to spread it. You can then immediately drive over the area—no curing time. (GP Roadway Solutions, a provider of roadway safety and personal and industrial safety products, is the exclusive distributor of Instant Road Repair in Hawaii.)
Sealcoating Sealcoating seals the surface of your asphalt pavement, protecting it from UV rays, water seepage and chemicals. A sealcoated surface also looks great; it has a rich, dark black color compared to gray oxidized pavement. Your pavement also becomes very smooth, making an ideal surface for parking lot striping and marking. For best results, sealcoat your surface every three to five years. If you’re looking to sealcoat a large area, contacting a contractor with the appropriate equipment. The typical sealcoat job cost ranges from $.35 cents to $.50 cents per square foot. This is much more cost-effective versus $1 to $5 per square foot for repaving or an overlay.
Asphalt Alternatives Concrete parking and driveways deliver.
Concrete /Asphalt
By Wayne Kawano
D
riveways and parking areas are an integral part of total site building management. From the perspective of a building’s maintenance and financing, the cost benefit value of concrete for driveways and parking areas are becoming more evident to building owners. By choosing concrete pavements, building managers are selecting a more cost-effective, durable pavement that will require much less maintenance over its lifetime. A concrete parking area delivers beauty, durability, value and significant environmental benefits. It stands the test of time better than any other leading building material. Concrete service life is measured in decades but when the end finally comes, concrete can be crushed and recycled into a high quality aggregate for many applications. Environmental concerns and new technologies make concrete an even smarter choice today. Pervious concrete, a specialized concrete innovation, allows rainwater to pass through and thereby supports ground water recharge and tree growth—both of which are crucial to the Islands.
Example of pervious concrete
Pervious concrete may also reduce or eliminate the need for traditional storm water management systems. Additional benefits of lighter colored concrete is that it reduces the “heat island” effect as well as lowering lighting costs. Concrete can also be made using residual fly ash from our coal burning power plant (in Kapolei). Fly ash is a byproduct from burning pulverized coal in electric power generating plants. During combustion, mineral impurities in
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Ultra-Thin Whitetopping (UTW) at H-1 Aiea/Honolulu Loop
the coal fuse in suspension, cool and solidify into spherical glassy particles called fly ash. The fine powder resembles Portland cement but it is chemically different. Rehabilitating a deteriorated asphalt pavement? An alternative to consider is Ultra-Thin Whitetopping (UTW). UTW is a process in which a 4-inch-thick, high-strength, fiber-reinforced concrete is placed over an existing asphalt surface that has been milled, broomed and cleaned. The resulting composite pavement delivers the long life and performance characteristics of concrete pavement at a competitive cost. Work with a contractor who will help you: • Prepare the subgrade for best performance—compacted and uniform. Pavement thickness requirements and performance strength depends on load-bearing capacity and uniformity of the subgrade. • Choose the correct material and proportions. Quality concrete starts with consistent, high quality material per the American Society for Testing and Materials (ASTM) C94, a Standard Specification for Ready-Mixed Concrete. The standard addresses requirements for production and delivery of ready mixed concrete. Typically concrete specified at 28-day compressive strengths of 4,000 psi (pounds per square inch) is adequate for most areas. Compressive strength is the most common and easiest property of concrete to measure, as such, most
often used when specifying concrete. • Select the optimum concrete thickness. For driveways and parking areas accommodating light trucks, typically a 5- to 6-inch-thick concrete pavement is required. The American Concrete Institute (ACI) 330 Guide for Design and Construction of Parking Lots has a design table for thickness design based on traffic category and subgrade values or soil condition. • Determine joint guidelines. Laying out joints in a slab requires good engineering judgment based on a four basic rules: – Joint spacing should not exceed 24 times the pavement thickness with a maximum spacing of 15 feet. – Lay out joints to form relatively square panels. – Joints should have a depth of at least one-fourth the slab thickness to create a weakened plane to form the control joint. – Concrete pavements should not interface with adjacent columns, walls or utility structures....Isolation joints extend the full depth. Wayne Kawano is president of the Cement and Concrete Products Industry of Hawaii (CCPI). CCPI is a nonprofit trade organization formed in 1965 dedicated to serving Hawaii’s concrete construction industry by providing technical resources, consultation and educational training/ certification for concrete products and techniques. www.buildingmanagementhawaii.com
Rocky Road How to guarantee a smooth road ahead. By Lance Luke emember Rocky Road ice cream; a nice frozen treat of chocolate ice cream, nuts and marshmallows? Well, this article is about a different type of rocky road ... and it’s not nearly as sweet. Based on proper maintenance, reserve studies estimate the life cycle of asphalt areas to be between 35 to 40 years. I deem proper maintenance to be yearly inspections, with sealcoating every 4 to 6 years. Maintenance doesn’t add to the structural value of a road, but it restores its surface, protections it from the elements and extends its life. Sealcoating needs to be done on asphalt in good condition, and failed areas need to be cut out and patched to full depth. Cracks should also be sealed with either a hot patch or
cold patch sealer prior to sealcoating. Cracks should be addressed before they allow water to enter the subgrade and lead to larger problems. The service life of asphalt is dependent upon the original construction, traffic, drainage and climate conditions. Timely maintenance will help decrease the loss of serviceability. Once water gets into the base course and soil, there is no turning back. Not even an overlay will help. A total resurface job will be required. Drainage: Correct drainage must be taken into consideration on a resurfacing or overlay project. Any low or soft spots should be corrected. Address ponding areas and make sure the driveways have proper drainage. Confirm elevations: The finished
Lance Luke is a construction engineer with Construction Management Inspection LLC. The firm has more than 30 years of working in Hawaii conducting building inspections and working as a construction manager on projects such as spalling, roofing, painting, waterproofing, electrical and plumbing retrofits.
CCPI CCPI––THE THE PROFESSIONAL'S PROFESSIONAL'S RESOURCE RESOURCE FOR FOR CEMENT CEMENT && CONCRETE CONCRETE PRODUCTS PRODUCTS && TECHNIQUES TECHNIQUES
Achieve a new level of professional Achieve a new level of professional performance. Put CCPI's resources performance. Put CCPI's resources to work for you. Since 1965, we have been to work for you. Since 1965, we have been dedicated to serving Hawaii's construction dedicated to serving Hawaii's construction ACI Certification industry. Depend on us for expert advice, ACI Certification ACI Certification industry. Depend on us for expert advice, CCPI is the only local sponsoring organization authorized to CCPI is the only local sponsoring organization authorized technological innovation and cutting edge CCPI is the onlytesting local sponsoring authorized technological innovation and cutting edge administer testing for the Concrete Field Fieldto to administer forACI theCertified ACI organization Certified Concrete information about concrete products administerGrade testingI designation, for the ACI Certified Concrete Field information about concrete products Technician as well as other ACI certificaTechnician Grade I designation, as well as other ACI certiand techniques. Technician Grade I designation, as well as other Concrete ACI certification programs including Flatwork Technician, fication programs including Flatwork Technician, Concrete and techniques. tion programs including Flatwork Technician, Concrete Inspector and Transportation Inspector. GetGet thethe credential you Inspector and Transportation Inspector. credential CCPI Research TechnicalLibrary Resources Inspector Transportation Inspector. Get the credential you CCPI Research to get and the job done. CCPI for details. We have a comprehensive library of reference periodicals need Our lending library has Library a comprehensive catalogmanuals, of videos, youneed to get the job Contact done. Contact CCPI for details. Ourjournals lending library has comprehensive of videos, and featuring thea journals most up-to-date information about cement, manuals, periodicals and featuringcatalog the most up-to-date manuals,and periodicals and journals featuring the most up-to-date concrete, masonry products. Please call or email any inquiry information about cement and concrete. Everything isfor indexed information about cement and concrete. Everything is or question regarding ouremail industry specifications, for quick reference. Fax, or visit our web siteinterpretations, forindexed the requirements, resolving existing problems, preventing potential for quicklist reference. Fax, email or visit our or web site for the complete of materials lending or purchase. ones…we’re to assistavailable on your for project. complete listglad of materials available for lending or purchase.
need to get the job done. Contact CCPI for details. For membership information or details about For membership information details about CCPI services please call us ator 808-848-7100, CCPI services please call us at 808-848-7100, or email us at wkawano@ccpihawaii.org or email us at wkawano@ccpihawaii.org
CEMENT CEMENT&&CONCRETE CONCRETEPRODUCTS PRODUCTS INDUSTRY OF HAWAII INDUSTRY OF HAWAII 2153 N. King Street, Suite 327 / Honolulu, HI 96819 / Ph: (808) 848-7100 / Fax: (808) 848-2626 / Email: wkawano@ccpihawaii.org / Website: www.ccpihawaii.org Pervious Concrete Pervious Concrete
2153 N. King Street, Suite 327 / Honolulu, HI 96819 / Ph: (808) 848-7100 / Fax: (808) 848-2626 / Email: wkawano@ccpihawaii.org / Website: www.ccpihawaii.org
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BMH
June - July 2013
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Concrete /Asphalt
R
grade of the new asphalt should line up with drainage gratings, valve boxes and driveway gates. The general thickness of the pavement should be four inches compacted but keep in mind that areas of heavy truck traffic, such as garbage trucks, may need to be “beefed up.” Or, as an alternative, a concrete pad should be constructed in the affected area. Prevention: The key to extending the life of asphalt pavement is through yearly inspections, sealcoating every 4 to 6 years and repairing damaged areas at the time of sealcoating. A new driveway and parking area will last for years if maintained properly. Don’t let your roadways become a pain in the asphalt. Fix the cracks before they soon become potholes. And sealcoat often.
Alakona Pavement Preservation Summer is the time to fortify your lot for the season ahead.
Concrete /Asphalt
By Arist de Wolff
I
f you have cracks or potholes in your asphalt, summer is the time to take care of repairs. Each November, Hawaii enters the rainy season and the precipitation can wreak havoc on parking lots and roadways, as rain enters through small cracks and makes its way through the surface layer into the base course (a sub-layer material that provides a foundation). When water flows through the sturdy base course, it removes the fine aggregates, slowly decreasing its strength which leads to deeper potholes and bigger cracks. In the course of a few wet Hawaii seasons, an improperly maintained lot can become an insurance issue and a major headache for drivers, pedestrians, property managers and owners. Now is the time to assess your paved areas and determine what kind of maintenance plan will fortify your lot for the season ahead. A healthy lot has a smooth surface with visible striping and no cracks or potholes. Walk your entire lot and look for weathered or rough areas, as well as
Slurry truck at USS Arizona Memorial
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for cracks and potholes. Make notes or take photographs to help you remember the location and condition of these problem areas. This will help determine what kind of maintenance you’ll need. A review of the problem areas with an asphalt paving professional will help you to determine the best course of action to prevent further deterioration. Did you know that many times a reconstruction of one section of a paved area is all that is needed to prevent the entire lot from degrading during the rainy season? Here are few maintenance options to consider for summer or early fall before rainy season begins: Sealcoating & Slurry Seal: Prior to sealcoating or slurry seal, potholes and cracks can be repaired, as long as the damage is not so extensive as to require reconstruction of the area. Sealcoating is the best way to add years to the life of your asphalt, if the property has no cracks or potholes. If the lot looks rough or unfinished, a quick seal coat will add 2 to 5 years to the surface.
A fresh lot at Ward Centers
(Alakona can sealcoat between 25,000 to 30,000 square feet of asphalt pavement in one day, depending on the amount of cleaning that needs to be done to prepare the lot.) Slurry seal is another method of preventative maintenance generally used on more heavily traveled condominium roadways and parking areas. It uses a heavier aggregate with the asphalt emulsion to deliver a protective layer to the asphalt. Overlay: Asphalt pavement that is showing signs of wear or small cracks is a strong candidate for an overlay. An overlay will extend the life of the parking lot by 5 to 10 years. This process places a thin layer of asphalt to smooth out the lot, creating a waterproof surface. This is a relatively quick process with an average of 25,000 to 30,000 of square feet overlaid in one day. Reconstruction: If the parking lot has patches of potholes or large cracks, a partial or total reconstruction is recommended. If the patches are relegated to one area, a partial reconstruction will do the job. During this procedure, the damaged layers are removed and then a new base course and asphalt is laid down. A general estimate is 10,000 square feet per work day for a reconstruction project. Each job is different and the above figures are estimates that must be adjusted based on the location and condition of the lot. www.buildingmanagementhawaii.com
story
Brothers Arist and Max de Wolff of Alakona Corp., Asphalt Pavement Specialists, use their extensive field experience to review plans, inspect projects and prepare estimates. Superintendent Arist manages the company’s safety program and coordinates staff, equipment and materials to complete projects.
Concrete /Asphalt
Now is the time to evaluate your parking lot and roadways. Develop a maintenance plan to extend the life of your capital investment. Summer and early fall are the best time for asphalt maintenance to protect your lots before Hawaii’s rainy season begins.
ROOFING
DECKING
I N S U L AT I O N
WAT E R P R O O F I N G
C OAT I N G S
Re-cover, don’t re-roof. ELIMINATE WASTE-GENERATING TEAR-OFFS BY RECYCLING YOUR ROOF WITH GACO WESTERN’S S-20
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Reduce the environmental and economical expenses associated with replacing an existing roof by recovering the roof with Gaco Western’s S-20, the industry’s only 100% solvent-free and petroleum-free silicone roof coating. It releases no VOC’s (Volatile Organic Compounds) into the atmosphere, allowing you to apply it in municipal locations or enclosed areas without concerns of harmful fumes affecting you or the environment. Plus, by re-covering your roof with Gaco S-20 instead of re-roofing, there is no need for a waste-generating tear-offs. Call or log on today for more info about Gaco’s environmentally-friendly roofing solutions.
www.gaco.com | Gaco Helpline: [800] 456-4226
BONDED MATERIALS COMPANY Honolulu (808) 832-1155 • Kailua-Kona (808) 326-2477 Hanauma Bay sealcoat www.buildingmanagementhawaii.com
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www.BondedMaterials.net BMH
June - July 2013
29
Top 5 Painting Tips By Pete Seymour
A
t one time or another, I think everyone has done some painting ... and, in most cases, has learned how difficult it can be. Somewhere between the buying materials, the prep work, the priming, the painting and
the clean up is when you really come to appreciate a professional painter who has the right tools, knowledge and experience. For most painting jobs, hiring someone do it professionally is definitely the way to go.
Here are some pointers for getting the job done right.
1
Hire a contractor with a good reputation, and is known to be honest and competent.
2
Painting
Get a professional specification drawn up by an engineering, architectural firm, painting consultant, or at least a specification expert from a paint manufacturer. There are many reasons to get a specification, but the top three reasons are that a specification ensures that: • everyone is bidding apples to apples, • much of the liability of the project lies in the hands of the consultant who can also help you with the contract, the permit, etc., •y ou can request some kind of material warranty.
3
Don’t automatically throw out the highest bid and don’t default to the lowest bid. Form a painting committee to examine the current work of the companies you’re interested in. They could have a completely different crew now than say five to 10 years ago.
4
Make sure the products going on your building are of the highest quality. Have the manufacturer back up his product with some kind of fair warranty. You usually get what you pay for and with paint that usually means the amount of solids in the material. The more, the better.
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www.buildingmanagementhawaii.com
Most paint manufacturers and painting contractors are trying to be more “green.” That’s a good thing for most jobs in general, but don’t give up too much quality for a paint, for example, that has no smell. Ask the specification writer about the differences between paints, including odor, “green” ratings, longevity and other factors that you’re concerned about. Waterproof all your horizontal areas with at least a coat of epoxy and a finish coat of urethane. Don’t give water a chance to penetrate anywhere. If you’ve drilled and filled your railing stanchions (a supportive upright bar, post or frame) and it has been more than 15 years since you did it, you may want to re-caulk. At least test the stanchions. The caulking can dry up and shrink, giving water a chance to migrate into your lanai and walkways.
The one point worth repeating here is: Don’t accept the lowest, best guess estimate for painting, waterproofing or concrete and spall repair. There’s no way anyone knows the cost of the repair. The building will dictate the cost! Pete Seymour is owner of Innovative Painting & Concrete Restoration (IPCR, LLC). The company was established in 1976 as a Hawaiibased contractor that specializes in repairing concrete, waterproofing and high quality commercial paint jobs.
www.buildingmanagementhawaii.com
CONCRETE RESTORATION
Punahou Vista (before)
Punahou Vista (after)
PAINTING
Painting
5
Doing the job right for more than 30 years
Admiral Thomas Building
“Pete’s team goes above and beyond. You can count on them to get the job done correctly, the first time around.” - Michele “Michi” Kirito, RA Equity Properties, Inc
Concrete Restoration, Painting and Waterproofing • Quality craftsmanship at competitive prices • Latest in innovative technology and equipment • Long-lasting protection for your property • Guarantee to get the job done right
Pearl Regency
Serving Hawaii for more than 30 years.
45-389 Kuaua Way • Kaneohe, Hawaii 96744 Telephone (808) 235-6633 • Fax (808) 236-1588
1000 Bishop Street
www.innovativepainting.com Licensed Contractor #C8709 • Commercial Painting #C33 Concrete Restoration #C31A • Waterproofing #C55 BMH
June - July 2013
31
Painting & Exterior Finishes Color for island living. By Mark Doyle
A
s with all trends in building and design, paint preferences change over time. Paint colors help property owners make a statement, from sleek modern palettes to tropical bursts of color. Yet, beyond accenting a building, paint needs to protect it as well.
Painting
Paint & Finishes
The technology that goes into a can of paint today has made painting a home or building faster, better and longer-lasting than in previous years. The biggest trend in Hawaii has been the use of water-based acrylic finish paints, which contain a mix of the paint and primer in the same can. Unless a structure is unusually worn, rotted or rusted, there’s no longer a need to prime it first and apply the paint afterward.
These self-priming, environmentally friendly paints now comprise the front line of products sold by every major paint manufacturer, with most brands offering various coatings that offer superior durability, UVR and mildew protection and longer color retention. On one commercial project, the exterior of the McCully Garden Apartments, attention was focused extensively on the use of a paint blended with special coating designed to reflect heat. “Because of the building’s location and exposure to midday to afternoon sun, many of the units would experience large increases in temperature throughout the afternoon,” says Karl Van Zandt, business manager for CertaPro
This commercial carport had rust on the beams and facia, which are all steel. After spot prepping and treating the rust, CertaPro Painters of Hawaii fully primed the metal portions with Sherwin Williams ProCryl, and then finished with Sherwin Williams Pro Industrial ZeroVOC Acrylic. “Both products are fairly new from Sherwin Williams Industrial line, and both are water-based
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Painters of Hawaii. “At the owner’s request, we used the Tex-cote CoolWall exterior paint product. It’s a high-build exterior finish paint formulated to reflect heat and keep the building interior temperature down. “After application, the residents immediately noticed a drop in the afternoon temperatures, and the owner was very happy with the overall result.” Franny Little Bear, whom many on Oahu will recognize as the paint/ project consultant for Home Depot in Iwilei, agrees that high-tech paint and primer products are still the hottest trend in the professional painting industry. “It’s been around for about six years or so, and the technology just keeps improving with quicker
acrylic,” says CertaPro business manager Karl Van Zandt. “The primer and finish both have anti-corrosive properties, and the finish is a durable industrial enamel. There are many epoxies and industrial finishes that may beat these in terms of durability, but most are more difficult to apply, harder to clean up and can present some health hazards from their chemical makeup.” www.buildingmanagementhawaii.com
13-HFA-0181 Expo Buyers Guide.indd 2/22/13 9:19 AM - 1 -
(Cyan) (Magenta) (Yellow) (BlacK)
We’re trained to offer longer warranties. application, better adhesion, UV protection and color retention,” she says. “There also are many more colors to choose from now.” There are a number of highperformance paint and primer products available in Hawaii—from top brands such as Behr, Devoe, Sherwin-Williams, Dutch Boy, Glidden and Velspar, to name a few. Home Depot, the exclusive dealer for Behr Paint in Hawaii, offers a full line of paint and coatings for everything from interior flat finishes to paint and coating mixtures for barns and fences, concrete and garage floors and masonry, stucco and bricks.
Getting a job done right, on schedule and on budget is just the start of what you can expect from Hawaii Finishing Alliance organizations, contractors and craftsmen. Our members undergo continuous training from suppliers like Sherwin Williams, so only our contractors can offer extended warranties. In the long run, that means less worry and more savings on your building maintenance budget. To learn how we can benefit you, call Ray at 808-864-2630 today. We’ll definitely make it worth your while.
HiFinish.com
www.buildingmanagementhawaii.com
Matsumoto & Clapperton Advertising
BMH
June - July 2013
33
Date: 2.22.13
Painting
McCully Garden Apartments, a concrete masonry unit (CMU) block construction low-rise, was painted two years ago. Because of the building’s location and exposure to midday to afternoon sun, many of the units experienced large increases in temperature throughout the afternoon. CertaPro Painters of Hawaii used Tex-cote CoolWall exterior paint for the task, a high-build exterior finish paint formulated to reflect heat and keep the building interior temperature down. “After application, the residents immediately noticed a drop in afternoon temperatures, and the owner was very happy with the overall result,” CertaPro business manager Karl Van Zandt says.
When painting stucco, concrete or brick surfaces, Little Bear recommends one of the new elastomeric paints currently available. “If the surface cracks or is porous, elastomeric paint actually stretches so the cracks or holes remain covered,” she says. Van Zandt says Sherwin-Williams has a new line of industrial paint that offers superior anticorrosive protection, which came in handy when his company painted a commercial carport early last year. “The paint products we focused on here were the primer and finish,” he points out. “These carports had some issues with rusting on the beams and facia, which are all steel. After spot prepping and treating the rust, the metal portions were fully primed with Sherwin Williams ProCryl, and then finished with Sherwin Williams Pro Industrial ZeroVOC Acrylic. “The primer and finish both have anti-corrosive properties, and the finish is a durable industrial enamel, but they also have the benefit of being low or zero VOC, which is better for environmental and health reasons. They’re also easier clean up by virtue of their being waterbased acrylic base.”
A Sea of Shades
When it comes to color, the possibilities abound for creating a fresh new energy for interiors and exterior walls. Slapping on a new coat of white, beige or gray paint, while still the standard in the Islands and still appropriate in many instances, has given way to more residents and
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June - July 2013
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The Greenview
RESERVE STUDIES
PaInTIng SPECIFICaTIOnS aRE PROVIDED Highrise Work • Townhouse Projects • Commercial Buildings Concrete Spall Repair • Waterproofing • Striping
OTHER SERVICES • Interior and Exterior painting • Wall coverings, including wallpaper
• Specialty coatings • Plaster repairs • Textured ceilings • Paint removal
• Deck sealing and restoration • Pressure washing
www.buildingmanagementhawaii.com
Hale Moani in Waikiki painted by Jade Painting, Inc.
Painting
businesses venturing into lively palettes of creams and blues for neutral colors and various hues of green, aqua, yellow, orange, red, purple—you name it—to accent the environments we live in. Pantone LLC, a global authority on color and provider of professional color standards for the design industries, recently announced PANTONE® 17-5641 Emerald, a lively, radiant, lush green, as the Color of the Year for 2013. Last year it was Tangerine Tango, a spirited, reddish orange that experts said added energy to recharge and move forward. Emerald, on the other hand, a vivid, verdant green, is said to enhance our sense of well-being by inspiring insight, as well as promoting balance and harmony. According to international home improvement expert Petar Zivkovic, however, too much chromatic knowledge is not always a good thing, and can even lead to frustration. “Let’s face it, a new interior paint job can be an easy way to transform the look of your property,” he says. “Why complicate it? When choosing a color, you shouldn’t necessarily worry too much about whether red means ‘passion’ or green equals ‘nature and outdoors.’ You’re not doing a science experiment, you’re repainting your interior!” Same goes for exteriors. Go ahead and embrace bolder, brighter colors, but use common sense and apply them in a way that’s compatible with the style of the structure and its geographic surroundings. Property owners can make energetic and creative statements simply by using accent colors to heighten the appeal of entry doors, window frames, wrap-around verandas, stairways and handrails.
KAWIKA’S Exce
llence in Painti ng
SINCE
CELEBRATING
30
tion Service
s Lic.# BC 22156
YEAR S OF BEAUTIF YING HAWAII’S BUILDINGS
Maui: 242-1327
www.buildingmanagementhawaii.com
1983
PAINTING, INC.
& Rest ora
Oahu: 848-0003
www.kawikaspainting.com
Kona: 329-2007
BMH
June - July 2013
35
Lead & Rules Things every building manager should know. By Chuck Hardy
L
ead from paint, chips and dust can pose serious health hazards if not taken care of properly. Many houses and apartments built before 1978 have paint that contains lead (called lead-based paint). Since 1996, federal law requires that individuals receive a Lead Paint Pamphlet and Disclosure Form before renting, buying or renovating pre-1978 housing.
What Is the Lead PRE Rule?
Painting
The Lead PRE Rule is a Federal regulation affecting construction contractors, property managers, and others who perform renovations for compensation in residential housing that may contain lead-based paint.
• It applies to residential houses and apartments built before 1978. • It requires distribution of the lead pamphlet, Protect Your Family from Lead in Your Home, to the owners and occupants before starting renovation work. Renovation includes most repair, remodeling and maintenance activities that disturb painted surfaces. Lead PRE implements Section 406(b) of the Toxic Substances Control Act (TCSA). Lead Paint Pamphlet and Disclosure Form
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At PPG, we offer a full range of builder products specially formulated for easy application and perfect touch-up, professional job site coordination and builder support programs that are unparalleled in the industry.
Visit ppgpro.com to learn more
Bernice Pauahi Bishop Museum
(808) 386-7404
Because Every Job Matters
36
June - July 2013
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www.tripledpainting.com Lic. No. C 5513, C 33, C 31, C 55 www.buildingmanagementhawaii.com
Civil penalties typically range from $1,000 to $30,000 per incident depending on the size of the firm and the severity of the offense. So check with your CIH before you begin any project involving untested paint in a building built before 1980.
Chuck Hardy is the lead environmental engineer for Hawaii Inspection Group, Inc., a full-service reserve study, construction management, home inspection and commercial inspection company. He is a licensed professional chemical engineer and certified industrial hygienist and has worked for a variety of Hawaii customers, including the U.S. Air Force and Matson Shipping.
BMH Resource: For information on the EPA (Environmental Protection Agency) lead-based Renovation, Repair and Painting (RRP) Program please visit, ww2.eps.gov/lead.
What are the requirements for the Pre-Renovation Education Rule? • Distribute a lead pamphlet to the housing owner and occupants before renovation starts. • Obtain confirmation of receipt of lead pamphlet from owner and occupants or a certificate of mailing from the post office. • For work in common areas of multi-family housing, distribute renovation notices to tenants. • Retain records for three years.
Who must follow these requirements?
In general, anyone whose compensated work disturbs paint in housing built before 1978, including: • Residential rental property owners/ managers • General contractors •S pecial trade contractors, including Painters Plumbers Carpenters Electricians
Complete Building Restoration
Since 1979 Ph 848-7000 • Fax 842-0800 • colordynamics.net
General Contracting • Concrete Restoration • Painting • Waterproofing
What types of activities are subject to Lead PRE?
In general, any activity that disturbs paint in pre-1978 housing, including:
• Remodeling and repair/maintenance
2033 Nu‘uanu
• Electrical work • Plumbing • Painting
• Carpentry
• Window replacement www.buildingmanagementhawaii.com
2121 Alawai
Discovery Bay
One Archer
in Background
BC #11207
BMH
June - July 2013
37
On Site
Renting Delinquent Units Making the best out of a bad situation.
At BMH, we know that managing property in Hawaii isn’t easy. For that reason, we’ve donated this page to you! We invite you, and your peers, to use this page as a forum to address common problems and share insights—helping you do your job even better. In this issue, we call on the expertise of Alex J. Bresslauer, ARM®, the general manager of Terrazza/ Corte Bella/ Las Brisas/ Tiburon. Bresslauer recently received the 2012 Residential Building of the Year award (low rise, over 350 units) from IREM® Hawaii Chapter.
Working in property management is difficult, but it gets even more challenging in a bad economy. One of the successes happening on my properties, and in the industry in general, is the renting out of empty and delinquent units. For example, we had several cases where the owners just walked away from their units. This meant the banks weren’t receiving their mortgage payments and the associations weren’t collecting their maintenance fees. The properties were at risk of vandalism and falling into disrepair. Working with an attorney and a Realtor, we were able to take title to several of these units, clean them up and rent them out. The key was to make each unit clean and attractive, without overspending. For example, we cleaned the carpets, but unremovable
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(808) 841-7400 • (FAX) 841-7222 38
June - July 2013
BMH
Alex J. Bresslauer is the general manager of Terrazza/ Corte Bella/ Las Brisas/ Tiburon.
stains were let be. We listed the rental units for below market value, accordingly. The rent—rather than the association—covered the cost of the initial clean up, repairs and regular maintenance, etc. Unfortunately, some units suffered from water leaks and vandalism and required more extensive repairs and a little more time and money to get them rent ready. My association has more than a dozen units that we rent out, with more in the process. If we are not working with our association’s attorneys to foreclose on delinquent units, I believe we are doing a disservice to our homeowners by allowing our properties to fall into a deeper financial pit. I hear stories of associations that foreclose on their delinquent units (empty or not) and do nothing with them. I feel this is simply due to a lack of knowledge and/or fear of the bank stepping in and taking the property back. Sometimes the unknown, or fear of doing something unknowingly illegal, prevents us from proactively managing our property. This is where continued education comes into play. If we, as managers and board members, don’t attend the educational seminars that organizations such as IREM, MRMA or CAI offer monthly, how then can we gain the knowledge that we need to effectively run our properties? The role we are charged with is not an easy one, but with the ongoing training and a team of professionals to work with, we can all succeed. Remember, be sure to give credit where credit is due. Managers encourage your board members to go with you to training events. Board members, support your resident and site managers.
www.buildingmanagementhawaii.com
I AM YOUR ASSET
PERFORMANCE
CALL FOR ENTRIES
EXPERT
2013 IREM® Hawaii Awards
Our annual awards recognize individual residential and commercial property managers and honor excellence in residential building management. Deadline for nominations is September 27; the winners will be announced on November 19, 2013.
I AM A
CPM
®
Managers of the Year
Certified Property Manager
Recognize a Certified ProPerty Manager® or aCCredited residential Manager® for his or her outstanding achievements by submitting your nomination for this prestigious award.
Hawaii Residential Building of the Year
WOULD YOU TRUST YOUR RESIDENTIAL REAL ESTATE
This competition awards excellence in the management of high-rise condominiums and low rise/townhouse projects. All facets of a building’s operation are evaluated, including policies and procedures, resident relations programs, staff training and continuing education, community involvement, and overall service. An ARM®, ACoM or CPM® Member or AMO® Firm must manage the building and be in good standing with IREM®, both nationally and locally.
INVESTMENTS TO JUST ANYONE? Partner With An
ARM
®
For more information and application forms, go to www.iremhawaii.org.
Accredited Residential Manager®
REGISTER NOW! CPM® & ARM® COURSES OFFERED BY IREM® HAWAII
JOIN TO LEARN MORE ABOUT HOW IREM® CAN HELP YOUR CAREER, VISIT www.irem.org/JOIN2013 OR, CONTACT YOUR LOCAL CHAPTER:
IREM® Hawaii Chapter No. 34 P.O. Box 4577, Honolulu, HI 96812 (808) 536-4736 | iremhawaii@gmail.com | www.iremhawaii.org
CPM® Courses, July 30-31 & August 8-9 MKL405–Marketing & Leasing: Multifamily Properties HRS402–Leadership & Human Resource Essentials
Subject to cancellation if fewer than 5 students are enrolled by July 1.
ARM® Course, August 1-7 CID201–Common Interest Developments: Managing
Condominium Association Properties
For course descriptions and registration, go to www.irem.org/ education. Classes will be held at University of Phoenix-Hawaii, Topa Financial Center, Honolulu. Enroll by July 1, 2013. Scholarships are available through IREM® Foundation and the Hawaii Chapter, www.iremfoundation.org and www.iremhawaii.org.
Institute of Real Estate Management Hawaii Chapter No. 34
Register online at www.irem.org
RCM Construction utilized a low-pressure system on this project to inject a long pot life and low-viscosity epoxy resin to effectively seal hairline cracks.
RCM Construction Corporation: The Concrete Restoration Specialists
RCM attacks the cracks using epoxy injection in concrete walls, slabs and other surfaces with excellent results. With these injection systems, concrete damaged by adverse structural conditions is strengthened and cracks are sealed to eliminate water infiltration. Utilizing both high- and low-pressure systems, RCM has restored cracks in a wide range of projects from fire damage repairs to historic renovations. Call RCM Construction Corporation. We offer effective solutions for concrete problems.
CONSTRUCTION CORPORATION
Phone: 545-2177 Fax: 538-1914
866 Iwilei Rd., Bay 219 Honolulu, HI 96817 Lic.No. ABC 13668