August 25, 2015
Lanai Water Leaks. The concrete slab construction of Waikiki Banyan means that water often finds an easy path from one unit down to another in the seams between the slabs. This is especially true at the seam that marks the line between the lanai and the living room of most units.
Water may pool on a lanai as a result of rain or an air conditioner producing too much condensation. Whatever the source of the water, the lanai must be sealed against leaking. This is especially important in units that have replaced the original lanai Astroturf covering with tile; grout degrades over time and must be periodically resealed, especially along the inside borders of the lanai. It is important to note that the lanai drain is not there to serve your air conditioner: you must not run a pipe from the air conditioner to the drain.
In addition to ensuring your lanai is properly sealed to prevent water leaking into the unit below, you must also make sure your air conditioner is not producing too much water. Air conditioners in Hawai‘i typically need servicing every six months. They must also be big enough to cool the volume of a typical apartment without laboring: we recommend a minimum capacity of 18,000 BTU per hour. Finally, there must be an evaporation pan under the air conditioner to catch condensation. If the pan overflows, then the unit is producing too much condensation and should be serviced or replaced.
It may seem obvious, but it is important that you or your agent tell your tenants not to run the air conditioner when they are not in the unit or with the windows or lanai door open.
Under our documents, it is your responsibility as a unit owner to have your lanai properly sealed and to maintain your air conditioner. Should water leak from your lanai and damage a unit below yours, you will be responsible for the cost of repair.
Plumeria Tree Uprooted. The recent heavy rains over the Islands saturated the grounds around the building and led to the uprooting of one of our five venerable plumeria trees located along Paoakalani Avenue. The trees were slated for pruning and awaiting the contractor’s scheduling when the rains hit.
The tree toppled over at about 3:30am so there were no pedestrians in the area, but two cars parked under the tree were damaged. Honolulu Police responded to block off one lane of the street and help us block the sidewalk until the fallen branches could be removed.
As soon as they came on duty our Maintenance Department, with Kalau Sison on chain saw, set about cutting the branches of the tree away from the street, the parked cars and the sidewalk. They kept at it in the rain until the area was clear and the tree reduced to a stump. Throughout this job HPD and Banyan Security remained on site for traffic control.
Invalid Parking Permits. Security has been finding more vehicles than usual parked in our garage using owners’ permits that have been reported lost or stolen and have then been replaced.
Once we have declared a permit void, it may not be used to park here. We recently towed two vehicles using invalid permits to park. Knowingly or not, the operators of those vehicles committed theft of services.
Security investigates the circumstances of any vehicle found using an invalid permit, confirming with the unit owner or agent that they have no knowledge of the fraudulent use of their supposedly-lost permit. After investigating, Security’s procedure is to tag the offending vehicle, after which it may be towed from our premises.