Aloha Kahala Owners!

The demolition and tile replacement are finishing up on Building Five. February will be building six. Remember, the workers will be accessing your unit. The tiles and equipment are simply too heavy to carry up over scaffolding which would add days of extra work and cost.

The railings and gutters are not up yet. I will let you know.

Kahala has had six floods this year. Two of them cost our association $72,000! That is your money that paid for it. Other Po’ipu Kai condos are also flooding all over the place. None of this would happen if the units were occupied. Please have your on-island representative check your water flow and drains regularly.

The resort is empty and everyone is parking wherever they want right now. No problem. However, when visitors return, we are going to crack down. One vehicle parking spot per unit (including two bedroom units.) If you haven’t paid for your reserved parking spot, we are going to tow you away, same for Kaua’i residents who store their extra vehicles in the Visitor spots. Our construction workers will need those spots. Right now, everything is cool. There are no visitors.

There are five units for sale which is quite unusual. Restaurants that were open are now closed. The “resort bubble” concept seems to be a flop. On the other hand, as an owner, if you can get here and stay, the island is nicer than it has been since the seventies.

Another clampdown with a ten day quarantine has closed the island to tourism again. There are a few snowbird owners here, but the place is pretty empty.

Construction is going strong, although some balconies need to be partially rebuilt. The new balcony gutters look good. The tile is sharp looking. The railings should arrive in January.  Work is starting on building five in a few days. Both buildings seven are done except railings and gutters.
 
I want to urge those of you with rental agencies to not rent your units to local people who need a quick place to stay. These renters and their drinking and partying have caused quite a bit of heartburn for our patrol services, pool users and the local police.
Gordon Lebedz

Below is the condominium unit order list as to what order construction will begin for lanai replacement. The order is listed in groups of two or three units (the bottom floor unit is listed, as it will be effected by noise and scaffolding, but no entry into the unit will be required). Units not listed are already completed or work is currently being done. Timing of this work will be
extremely fluid.

The order should remain firm and timing can be estimated as this project progresses. We will send emails to owners and rental agents as completion of units occurs with regular updates to all.

In January 2021, work should begin for the first units. Each part of the project includes the repair of two lanais (the side units have two lanais).

The ceiling of the lanais will remain off all of the units until all repair work is completed. Ceiling structures will be replaced by appointment sometime in 2022. Due to each lanai presenting unique repair issues and coordinating between the construction/tile, railing and gutter contractors and material supply, giving even a vague timeline for that part of the work is unfeasible.

Click on the link to download the pdf schedule.

Again, mahalo for your patience. We know this project impacts you at a time when we are already reeling from the effects of COVID-19. 

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The waterproofing and tile repairs on the two building sevens are done. Finishing building five will be next. THERE WILL BE NO RAILINGS FOR AT LEAST SIX WEEKS. If we do get visitors/renters on building sevens and five, please make them sign a waiver not to use your balconies without railings.

Remember, this is the rainy season and we have leaky roofs (balcony floors) that caused beams and posts to rot. His is an EMERGENCY. There are no exceptions or custom dispensations. We are going full speed ahead. After Building five, it will building six. The other units are OK to rent.

Reminders:

There is one parking spot per unit. Visitor spots are not for long term renters with two cars.

Those of you who use Air B&B, Craigslist, VBRO, etc. please understand that you get what you pay for. The Po’ipu Kai management is NOT your problem solver. Please don’t call them for a problem inside your unit unless it is a common area issue. Please make sure our management company has a key to your unit in case of flooding, etc.

 

YoLink Detector

As some of you may be aware, we have been having problems with leaks – both from broken water supply pipes (like refrigerator ice maker supply lines)  and clogged drains. Fixing the damage from these leaks is expensive and we all bear the cost. The Kahala Board has some ideas for how you can prevent a leak from going undetected. Stopping a leak soon after it happens can save $20-$50,000 and saves the time your unit will be unlivable. 

We suggest installing leak detectors that connect to your unit’s WIFI. There are several good brands out there. One is  Zircon – which costs $49.99 each from Amazon. Board member Shawn Cohen has these.

Another is YoLink, which is what board member Tom Fuller installed in his unit. $68.99 gets you a hub and four detectors. Setting it up is super easy. You create an account and install their app. Next you connect the hub to your network. Once that’s done, it’s just a matter of scanning a bar code on each sensor, turning it on, and adding it to your dashboard. 

You can name the sensors and put them in rooms – and the dashboard has an indicator on the status of each detector. When a leak happens the system notifies you (you can set up email, app notices and text messages). Some of our leaks at Kahala have gone unnoticed for weeks because leak detector alarms are not that loud. No waiting for someone to possibly hear an audible alarm for a sensor stuck in a closed cabinet. The batteries last for five years and the unit will tell you when the battery is getting low. 

Place them where you would normally place sensors:

  • Under the kitchen and bathroom sinks
  • By your water heater
  • Under your dishwasher
  • Next to your refrigerator
  • Next to the toilet
  • Next to your washing machine

Some owners have even installed automatic shut-off valves. Here’s one from MyGuard for your washing machine hot and cold that comes highly rated. It’s $149.00. They also sell one for the water heater but you’d need a professional to install it. Do your research, but even just installing leak detectors connected to WIFI will at least get an immediate notice. 

The bottom line – there are things we can do to find leaks very quickly. A call to Poipu Kai Patrol Services (808) 645-1700 and leaks and overflows can be stopped early.

 

 

The island is supposed to open to tourism tomorrow. I will let you know if it is true. I am very skeptical. The Po’ipu malls are mostly closed and the beaches are empty.

Here is the latest update on construction: 

All the beams and posts on the lower balconies have been fixed. All the ceilings of the balconies will remain open till the project is finished. There are a few rotten beams on the upper balconies that have not been tackled yet.

We are ripping up the rotten floors and re sealing and re tiling on building 7 B. Next will be building 7 A, then building 5. It takes two to three weeks per balcony.

When they work on your balcony floor the workers will be walking through your unit. Until the railings get here, there will be two by four wood railings put in for safety reasons.

There are three remodels being done in building 2. There is a remodel being done in building 5 and another one in building 4.

The Kahala pool remains closed until the county stops their expensive (and stupid) cleaning rule.

Gordon

Kahala

Lanai replacement

Thank you for those of you who voted – more than 50% of Kahala owners voted to support obtaining a loan to fix balcony and railing issues that have plagued us.

The good news is that the board has re-worked our reserves, putting some items off, so that yearly dues won’t go up as much as first thought.

The bank is already preparing the line of credit loan, which we will use over the next year to address the water intrusion problem permanently. The professionals working on the project have done an outstanding job of prototyping a solution and now are poised to start work in earnest.

You’re probably wondering how this will impact you. We will be working with the contractor to set a schedule for the work. We’ll let you know when we are going to work on which buildings. This gives you time to communicate with your guests and either offer a cancelation or discount. We apologize in advance for the intrusion this project will make. We’re owners like you – so we want to minimize the disruptions.

I’ve included here a photo album showing the new lanais and railings going in. The good news is that the new tile and railings look fabulous!

The Kahala Board

 

Trans Pacific flights are supposed to open October 15.

We are in the midst of a major construction project.

Some of you are thinking of long term rentals for your unit. If so, remember that there is only one parking spot per unit. You can rent a reserved spot for a second vehicle, but the visitor parking spots are for visitors: house keepers, maintenance, construction workers and short visit daytime guests.

To rent a reserved spot contact our manager Scott Robey at manager@poipukai.org

First the good news, the new property managers at Po’ipu Kai represent a 500% improvement and have taken a huge stress off our Board. I have transferred all the Board projects to our new management except for the balcony/lanai project. I just thought it would be too much to dump on them just starting out. For questions about the lanai revitalization project, call me 808 634 8535.

The new mailboxes are almost done, the entry ways painted, the landscapers are working, we are saving big money on our water bills, trees have been trimmed, the Po’ipu Kai pool/jacuzzi is up and running, the tennis courts are buzzing with players and a few restaurants have opened, including Kalapaki Joe’s. The rotten beam replacement is almost done (up to building eight,) but we haven’t tackled the third floor balconies yet. We have put in new backflow valves (at great expense) so that the County will give us building permits.

The bad news is that the rotten beams and posts and the reconstruction of our lanai/balconies are going to be hugely expensive. We paid for the rotten beams and posts out of the reserves. The new decks: waterproofing, re-flashings, soffit replacement, tile grouting and sealing and the new railings and new gutters are going to cost us about two million dollars!

It turns out, we aren’t the only ones stuck with this type of damage. Many other associations have had the same issues with their lanai/balconies.

So here is the choice: you will soon get a letter for an opportunity to vote for either 1 or 2.

1. A 25 thousand dollar special assessment OR

2. Approve the Board to go out and get a loan and pay it off with about a 8% a month added on our monthly dues.

Our Board urges a YES vote on the loan.

Please don’t kill the messenger, after all, this place is forty years old.

Gordon LaBedz

We have to get building permits for each balcony railing replacement because the railings are considered “new construction” because they are different from the old ones. The tile and water proof membrane replacements don’t need permits, nor do the structural beam and post repairs because they are not different from the old ones.

 
The water department is holding all permits hostage until we get a back flow prevention valve on every building. We have good ones on buildings two and eight. We are getting back flow valves on building four and five this week.
 
If you plan to remodel your unit with something that needs a building permit and you are in buildings 1,3, 6, 7 or 9, you will have to wait till we install the new back flow valves. Please give me a call if you fall into this category and I can give you a heads up.
Gordon LeBedz