Welcome to Waikiki Banyan’s Web pages, authorized by the Board of Directors of the Association of Apartment Owners of Waikiki Banyan, Inc. The information available through these pages is intended for Waikiki Banyan apartment owners and their legally authorized representatives.

Banyan News in Brief

December 9, 2014

2015 Parking Permits. We plan to start issuing owners’ 2015 parking permits next week, Wednesday, 12/17. They will be effective as of 1/1/15.

You can use this form to assign your permit to a tenant or agent. You can fax the completed form to us at 808-921-2037 or email to admin@waikikibanyan.org.

Annual Meeting. The Board has scheduled next year’s annual meeting of the Association for Friday, February 27, at the Hilton Waikiki Beach Hotel, with sign in starting at 6:30pm. The Hilton Waikiki Beach is right across Ohua Avenue from the Banyan.

We posted notice on 12/4/14 giving owners one week to contact us if you wish to use Association funds to solicit votes or proxies. If you contact us by 4:30 pm HST on 12/11/14 with such a request, we will put your name on the 2015 proxy form, which will be mailed with the formal Notice of Annual Meeting. The proxy form, in both Japanese and English, will also be available here on our web site.

In past meetings we have had problems getting enough proxies to constitute a quorum; this has led to adjourned and reconvened meetings, with additional cost to the Association. When you receive the proxy form I urge you to return it to us as soon as possible.

Drain Line Replacement. We are nearing completion of the Tower 2 03-stack and work is proceeding on schedule. Barring any major unforeseen events, we expect to start work on the Tower 1 04-stack of units on January 8, with prep work in 604-1 and 704-1. We project the entire 04-1 stack will take us through April.

As has been the case on the 03-2 stack, we will inform owners if Maintenance discovers any problems with a unit’s drain lines or toilet flanges. Actual drain line replacement and necessary water shut offs will continue to be on Tuesdays.

 

October 24, 2014

Garage Spalling and the Rec Deck. The top floor of the garage is the recreation deck, made up of post-tensioned concrete slabs. The seams between slabs are not visible on the rec deck as they are covered by a surface coating, then elastomeric and paint coats. From the garage we can see the bottom of the slabs and the seams between them.

Over the years water has penetrated the concrete slabs at the seams and caused significant rebar corrosion, in turn leading to spalled concrete. Further, the post-tension cables at the edges of the slabs have been exposed and corroded as the ducts they were in have suffered disintegration over the years.

Recently, large concrete pieces fell from the damaged slabs. This is an obvious safety hazard. After cleaning up the fallen concrete, our Maintenance crew set up a scaffold and removed any loose concrete they could find. We plan on repairing and replacing the corroded rebar and concrete, but that alone does not address the source of the problem.

The worst damage is along a seam that happens to be under the planter that forms the mauka wall of the swimming pool area on the rec deck. The second seam that is badly damaged is next to the planter. We need to reseal these seams on the rec deck before we repair the damage to the slabs in the garage.

To that end we will be cutting back the hedges in the planter, then removing them carefully in order to minimize damage and reuse them when the project is done. Next, we will remove all the earth in the planters so we can access the top of the seam and apply a commercial-grade sealant that should prevent further water damage for years to come. Once the seal is done, we’ll replace the earth and plants.

We regret the inconvenience this project will cause; we plan to close off a portion of the rec deck to hold the earth we remove, and access to the pool and spas will be limited to the ewa-side gate.

Drain Line Replacement. Work is proceeding on the Tower 2 03 stack according to schedule. So far we have been able to access all units.

Please remember that if we find modifications to the wall of your unit’s bathroom where we have to replace the drain line, we will replace the wall only to the original as-built specs; that is, we will replace the drywall and paint only.

As Maintenance does the work, they are finding a few instances of damaged unit plumbing components, such as corroded toilet flanges. Replacing the commode would lead inevitably to a water leak into the unit below. To prevent this happening, I have told Maintenance to inform the unit owner and agent of the damage and not to replace fixtures and finish restoration until the damage has been repaired by the owner or agent.

 

September 19, 2014

Drain Line Replacement. Maintenance has started on the Tower 2 03-stack of units. As expected, the work is going more slowly than that in previous stacks. Prep work must be done entirely within each unit’s bathroom, and there is room for only two men to work. To maintain functionality, we are removing and replacing the toilet after prep, when the drain line is replaced and during restoration work as necessary.

Beyond the difficulty of working in this environment, we must ensure that no water comes down the drain line while it’s open. The only way we can do this is to visit each room in the stack after water has been shut off. Our staff will flush toilets and ensure that large volumes of water are not being stored. We understand that you may need small quantities of water for drinking and cooking so we will not remove all water from your unit.

It is very important that no water be put down any drain in your unit. This includes kitchen sinks, vanity sink, toilet and bathtub; all these drains connect with the main line that is being replaced. Any water that comes down while the drain is open will slow down the work and may delay the project.

We have revised the work schedule based on our initial experience. While we will try and follow this schedule, please be aware that it may change.

 

September 4, 2014

Drain Line Replacement. We have finished replacing the main kitchen drain lines in both towers. Next will be the combined drain lines in the adjacent end units and units adjacent to the elevators in each tower. This work can only be done from within apartments and entails a complete water shut off for the day of pipe replacement. Consequently, we expect these stacks to take longer to complete than the stacks we have done so far.

damaged decorative planter

Recreation Deck. We are taking some time before starting on the next stack of drain lines to do some work on the rec deck.

We are continuing to remove autograph trees from the decorative planters that have been damaged by the trees’ aggressive root systems. Over the longer term we intend to replace the damaged planters with free-standing planters, thereby opening the area of the barbecues both visually and spatially.

Our immediate project is removing the putting green that fronts the Snack Bar. The putting green was installed in an attempt to expand the recreational possibilities of of the rec deck. Unfortunately, its use by young people wielding drivers and real, as opposed to plastic, golf balls has made this amenity more of a liability and nuisance. Once the area is clear it will be sealed and repainted, then we plan to install additional outdoor tables.

 

August 27, 2014

Drain Line Replacement. Next week we should finish the drain line replacement for the Tower 1 08-stack of units. Next will be the first of the most difficult stacks to work in, the Tower 2 03-stack.

Tower 2 03-stack schedule

Prep work is scheduled to begin on units 603, 703 and 803 in Tower 2 on Thursday, September 11, with the first drain line replacement scheduled for units 603 and 703 the following Tuesday, 9/16. Restoration work in 603 and 703 will start on Wednesday, 9/17, and should take about three days. Prep work on units 903 and 1003 will start on 9/18, and work will continue to follow this pattern for the entire stack.

As the accompanying table shows, we expect to be able to replace the drain lines for two floors a week. Since we must replace pipe from the floor above the unit being replaced, we will be working on three floors a week. In the table, the column labeled “Stage” indicates work being done from a unit for the unit below; for instance, work will be done in 803 on 9/16 to replace the drain in 703. The line in 803 will be replaced the following week from 903, and so on.

Preparation work consists of removing the toilet to cut open the wall that covers the drain line, then tacking the cut-out section of drywall back and replacing the toilet. When the old line is replaced Maintenance will again remove the toilet, do the replacement, then replace the toilet. Maintenance will take care to protect your unit from the inevitable drywall dust with drop cloths and plastic sheets.

The table is more detailed than the earlier table we published, but is still preliminary. We will refine it as Maintenance gets a clearer idea of how much progress they can make each week; we’ll know more after we do the first two units.

 

July 25, 2014

Air Conditioners. Summer is a time of high occupancy and heavy air conditioner use at Waikiki Banyan. Not coincidentally, it is also a time of many complaints of water leaks from air conditioners.

Air conditioner maintenance is important; your machine should have its filter cleaned and coolant checked at least every six months. Properly maintained air conditioners still produce condensation, but in amounts that usually evaporate before becoming a problem. With heavy use, more likely in Hawai‘i than more temperate areas, especially in summer, that condensation increases and may not evaporate before dripping down onto other apartments. This is much more likely to happen if your air conditioner has not been properly maintained.

It is also important to make sure you have an evaporation pan (drip tray) under your air conditioner. This will collect condensation and allow it to evaporate rather than run off your lanai. If your drip tray overflows, that is a message that your air conditioner needs immediate servicing or replacement.

Swimming Pool Protocol. Our pool is a popular amenity, especially in summer. Unfortunately, popularity can cause problems.

Both our House Rules and rules posted at the pool describe the parameters for pool use. Among these rules are some that address the most common offenses: no large flotation devices are allowed, “horseplay” or loud and boisterous behavior is prohibited, and diving into the pool is not permitted.

The most frequent offenders of our rules are children, and it is their parents’ responsibility to control their impulsive behavior.

Security will do its best to respond to and control unruly behavior, including removing offenders from the pool, but we don’t have continuous Security coverage of the rec deck and pool area.

Another of our rules states that “The pool and the surrounding areas are for the exclusive use of occupants and guests.”

If you witness people breaking our rules or if you have reason to believe that someone using our facilities is neither a resident nor a guest, you should contact Security. You can call 922-7172 from your cell phone or call directly from the pay phone in the elevator lobby.

 

July 2, 2014

Tower 1 Heat Pumps. Despite strong winds, the helicopter lift went well and all three new heat pumps were carried to the rooftop. Honeywell has been working to install the new pumps, bringing them online as they go in order to make a smooth transition from the old heat pumps.

Waikiki Banyan Maintenance is removing the old heat pumps, dismantling them and lowering them piece by piece down the stairwell.

Transient Accommodations Reporting. The first form we published for reporting transient accommodations information to the Association was based on the best information then available, prior to the state Department of Taxation’s establishment of its online reporting page.

Now that we’ve used the state’s online page, we have revised our reporting form to correspond with the sequence and information required by the state. This form is now available through the tile to the right. Please use this revised form for any future reporting you may need to do.

Please note that the state requires you to report to us any changes in the status of your unit as transient accommodation within 60 days of that change. In turn, we are required to report that information to the state.

Exterior Repair. The project is nearing completion, with Raymond’s workers now addressing the garage supporting columns. Some of these columns have serious concrete damage due to spalling, but the majority seem to be sound, needing only repainting. When the damaged columns have been repaired, we plan to revise the rec deck pool area drainage, as that seems to be related to the spalled concrete we’ve observed.

 
 

June 4, 2014

Pool & Spa Maintenance. The pool and spa are closed until June 16 for routine annual maintenance. We will be repairing pool coping stones, patching the turf carpet around the pool, and removing corrosion from spa hand rails. Banyan Maintenance is also repainting the surface of the spa enclosure and the pool deck.

If we finish work on the pool area before the 16th, we’ll open the pool early while we continue work on the spas.

Exterior Repair. Work on the towers is substantially complete. Raymond’s had some minor issues to address on the towers and is now finishing work on the garage columns.

Overall we are very happy with the quality of the work Raymond’s has done, particularly on concrete repair. The new paint scheme has rendered the building visually clean and pleasing, while providing the crucial first layer of defense against water intrusion and concrete damage. We are now looking into the possibility of having the building washed periodically to remove the air-borne particles and pollutants that degrade both the appearance and efficacy of the new paint.

Tower I Heat Pumps. Installation is scheduled to start next week. The helicopter lift is planned for Thursday, 6/12. FAA regulations will require at least one street closure, and possibly two depending on whether the lift is staged from Ohua or Paoakalani Avenue. In any case, the top floor of Tower 1, the rec deck, porte cochere and lobby will all have to be evacuated for the duration of the lift. Our experience with past helicopter lifts suggest we can expect a duration of about an hour.

 

April 14, 2014

Annual Meeting: 3/28/14. Thank you to all owners who responded with their proxies. We had a quorum and were able to conduct the Annual Meeting in Accord with Hawai‘i Revised Statutes §514B.

Directors Lou Palmer and Wayne Bennett were returned to the Board, and Director Karl Springman will continue to serve until next year’s Annual Meeting, as the assembly was unable to elect a third director despite several ballots.

With three seats open at each Annual Meeting, successful candidates are those who receive the three highest vote totals and more than 50% of the votes of the members of the quorum constituting the meeting. Note that the successful candidates must each receive more than 50% of the quorum’s votes.

Transient Accommodations Reporting Law: Act 326. We have had good response from owners and agents and we are now entering the information into the state’s database. This is time-consuming, since we must enter each record individually. Please keep in mind that if any of your information changes, you must inform us within 60 days of the change so we can report that information to the state.

 

March 21, 2014

Transient Accommodations Reporting Law. If you rented your apartment for a period of less than 180 days last year, then you are probably aware of Act 326, passed in 2012 and effective this year.

Act 326 was passed to facilitate the state’s collection of the transient accommodation (TA) tax. It requires TA operators to report their activities between January 1, 2013 and January 14, 2014, to their AOAOs. This means that if your unit was run as a transient accommodation and rented to any person for a period of less than 180 days, you must report that to us by March 31, 2014.

We are sending more detailed information with this month’s mail out from Hawaiiana Management.

The Association must then report that information to the state’s Department of Taxation by April 30, 2014. From that point on, we will have to report transient accommodations information to the state each year by December 31.

If you have to report transient accommodations information, you can use this reporting form. You can return the completed form to us by email, fax or regular mail.

Annual Meeting: 3/28/14. We have received more proxies and our latest count shows us at just under 50% owner representation by proxy. If all proxies are picked up by those designated to receive them, and we have a good turnout of owners in person, then we may have a quorum. If you have not sent your proxy, please do so by 4:30pm HST, Wednesday, 3/26/14.

 

February 28, 2014

Annual Meeting Continued. The 2014 Annual Meeting had to be adjourned due to lack of a quorum. On the night of the meeting we had 44.9% of the ownership present in person or by proxy: close but insufficient. According to our Bylaws we need more than 50% representation to constitute a quorum. The meeting was scheduled to be reconvened at 6:30pm on Friday, March 28, at the Pacific Beach Hotel.

We will mail out new proxies for the continued meeting, but if you sent in your proxy for the adjourned meeting by the deadline of February 19, it will be good for the continuation; you do not have to send in another proxy. Unfortunately, it would cost more in time and labor to send a mailing targeted only to owners who have not returned a proxy, so all owners will receive this mail out.

If you did not send in a proxy for the adjourned meeting, please take the time to complete and return the new proxy.

As well as being mailed out, the proxy form is available for download in both English and Japanese versions.

Exterior Repair. Raymond’s Painting has finished the 07 stack of Tower 1 and moved that rig over to the 01 stack. Work on the 09 stack is in the final clean up phase so finishing the stack this week looks realistic. The 09 stack rig will move around to the mauka-facing 01 stack sheer wall next week.

One factor that complicated work on the 09 stack and has affected progress on other stacks during the project is water from apartment lanais. Some air conditioning units produced excessive condensation to the point that they leaked water down the building and onto fresh paint: not a good mix.

All apartments have air conditioners and all air conditioners produce condensation. To control the amount of condensation your a/c unit produces you should plan on having it serviced about every 6 months. You should also have an evaporation tray (drip tray) under the a/c unit to catch condensation, which should never overflow the drip tray for a properly maintained unit.

I’m still amazed at the amount of concrete repair work Raymond’s Painting has done. They are sounding the building for hollow spots as they go in an effort to find and repair every instance of rusted metal and spalled concrete. Before they pour new concrete, the drop is closely inspected by the engineer who drew up the specifications for the job. This process should ensure that we get a long-lasting job.

Bicycle/Moped Parking. Maintenance is making good progress in building the bicycle/moped parking enclosure. Once the bike cage is complete, you will need your security door key to open the gates. We are also developing a registration process that will require you to register your vehicle with the Admin office and, if you are not an owner, provide proof of occupancy at Waikiki Banyan in order to park in the bike cage. We hope these measures will clear out many of the vehicles that are parked by non-residents as well as provide a greater measure of security for your bike or moped.

 

January 22, 2014

Annual Meeting: Proxies We just mailed a second Notice of Annual Meeting together with the proxy form. We thank those owners who have returned their proxies; you don’t need to return another. If you have not sent in your proxy, please take the time to do so right away. If we do not receive enough proxies for a quorum, we will have to adjourn the meeting and reconvene at a later date. This is a waste of both time and money.

As well as being mailed out, the proxy form is available for download in both English and Japanese versions.

Lobby Parapet Paint. Our Maintenance staff took a break from drain line replacement to take care of some other jobs. One of these was repainting the lobby parapet to match the new building color. In the process we installed bird spikes to keep our local feathered friends from perching and nesting in and around the lobby.

Our “Waikiki Banyan” sign facing Ohua Avenue was removed, renovated and repainted and now is clearly visible from the street.

Bike/Moped Cage. Another job that Maintenance is fitting in is building a secure area for bicycle and moped parking. We intend this area to be surrounded by chain link fencing and accessible with a key available only to owners and residents.

We expect this will not only keep bikes and mopeds more secure but also will keep the area free of vehicles belonging to non-residents.

 
 
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Waikiki Banyan

   Banyan Email Updates
Please with your name and email address if you are an owner or agent and want to receive email updates about Waikiki Banyan.

Waikiki Banyan map

   Quick Contacts Waikiki Banyan Security: 24 hrs: 808-922-7172
 Waikiki Banyan Admin: 808-922-7172
 unit account questions: 808-593-6374, Marilyn at Hawaiiana Management
 cable tv problems: 808-625-8334, Oceanic’s “hotel repair” line
 certificates of insurance: 808-537-1970, Cavanah Associates
 proof of flood insurance: 808-533-8677, Atlas Insurance
 pest control treatment: 808-841-5855, Diversified Exterminators

   In-house Agents Aston: 808-922-0555
 Hawaiian Sun Holidays & Sweetwater: 808-922-0531
 Koko Resorts: 888-565-6411
 Map Vision: 808-971-0109

   Banyan Paid ParkingEffective May 1, 2013, our paid parking options available from Security at the garage entrance are $15 for 24 hours and $80 for 7 days.

Both 24-hour and 7-day parking allow unlimited in and out and are available for both residents and non-residents. You pay for either of these options when you drive into the garage.

Effective May 1, 2013, there is an overparking charge of $15 for every 24 hours, or any portion of that time, a car is parked past the expiration of its parking ticket. There is a lost ticket charge of $30. Note that there are no refunds of 24-hour or 7-day paid parking charges, so be sure of the option you want.

   Banyan Rentals

Please do not contact us about rentals. We manage Waikiki Banyan’s common elements but we are not realtors and we have no information regarding rental or sales of Waikiki Banyan units. The Association has no contact person for such information.

If you are at Waikiki Banyan you can check our lobby bulletin boards, where owners and agents often post information about apartment rentals or sales.

Check one of our in-house agents, listed above, or the local media for information on available units.

   Flood InsuranceWe’ve heard from many owners over the years that their lenders require them to pay for additional flood insurance because the lenders think we are under-insured. As we have explained many times, and as explained in our FAQ, the configuration of Waikiki Banyan mandates certain coverage and we are, in fact, fully insured.

If you need a copy of the current flood insurance declarations page for your lender, you can download and print out this PDF version.

A lender may require additional insurance, but it’s a choice the lender makes and not a FEMA requirement, as some lenders have claimed.

 • our flood insurance memo
 • FEMA flood insurance guide

   Disaster PreparednessThe Association does not have the resources to provide supplies like flashlights and batteries to everyone in the building. Owners, agents and residents of Waikiki Banyan should think about maintaining their own kits of emergency supplies.

You can find advice on what to think about for your disaster preparedness kit at the state’s Civil Defense website and more detailed information at this DHS-affiliated website.

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