HAWAII COMMUNITY ASSOCIATIONS

A PUBLICATION OF COMMUNITY ASSOCIATIONS INSTITUTE - HAWAII CHAPTER Volume 19 Issue 4 August 2004 From Your Recodifying Hawaii’s President Condominium Law

Happy “hot” summer! [Act 164, Session Laws of Hawaii (2004)] This summer seems to be the hottest one in years. If your By Gordon M. Arakaki, Esq., Ashford & Wriston newsletter comes late, you After considering the recommendations of the Real Estate Commission and can blame it on me; can’t the testimony of many stakeholders, the 2004 Legislature passed Parts I seem to get anything done in (General Provisions), II (Applicability), and VI (Management of Condominiums) of this heat. the recodification bill/SB 2100 [Act 164 (SLH 2004)]. Parts III (Creation, ABC followup — Your Alteration, and Termination of Condominiums), IV (Registration and Hawaii Chapter of CAI just Administration of Condominiums), and V (Protection of Condominium conducted a successful ABC Purchasers) were reserved for further consideration during the legislative interim Class with over 80 attendees. and next session. The Legislature also requested that the Commission develop The planning and setup of this recommendations for reintegrating HRS 514A Part VI (Sales to Owner- course was arranged by the Occupants) into the new condominium law. coordination and kokua from several property management Why recodify? companies. We thank Certified The 2000 Legislature recognized that “[Hawaii’s] condominium property Management, Hawaiiana regimes law is unorganized, inconsistent, and obsolete in some areas, and Management, Hawaii First, micromanages condominium associations ... [t]he law is also overly regulatory Metropolitan Management, … and ignores technological changes ...” [Act 213 (SLH 2000)] Consequently, and Touchstone Management the Legislature directed the Real Estate Commission to conduct a review of for working together to make Hawaii’s condominium property regimes law and to submit draft legislation to this class a success. Alan the Legislature. Takumi has provided us with The purpose of the recodification/Act 164 (SLH 2004) is “to update, clarify, an article containing more organize, deregulate, and provide for consistency and ease of use of the condo- details on the actual class. minium property regimes law.” [Act 213 (SLH 2000)] Mediation — I was privi- leged to attend the first day of Why should people care? a basic mediation training pro- 25% of Hawaii’s housing units are held in condominium ownership. For gram by the Mediation Center decades, Hawaii has had the highest percentage of condominium housing units of the Pacific, Inc. The in the United States of America.1 Enough said. Mediation Center of the Given the importance of condominiums to the quality of life of Hawaii’s peo- Pacific, Inc. is a not-for-profit ple, the goal of the recodification was to make Hawaii’s condominium property agency whose mission is to law better for people who build, sell, buy, manage, and live in condominiums. provide high quality mediation and dispute resolution ser- What are some of the recodification’s improvements to the vices that are affordable and accessible. They have existed condominium law’s management provisions for twenty-five years and cur- The recodification makes many improvements to help condominium com- rently serve more than 7,000 munities function fairly and efficiently while balancing the rights and responsibili- people annually through their ties of individual unit owners and the association of unit owners as a whole. continued on page 2 continued on page 14 1 Community Associations Factbook, by Clifford J. Treese (1999), at page 18, The law is also important for land use, housing, and growth policy reasons. 2

Recodifying Hawaii’s Condominium Laws

continued from page 1 The improvements include: • Significantly better organized condominium management provisions; •Provisions that help avoid the “one-size fits all” (i.e., commercial, residential, big, small, attached, detached) requirements of the current HRS Chapter P.O. Box 976, Honolulu, Hawaii 96808 514A; (808) 488-1133 email: [email protected] • Encouraging owner participation by: • Expressly allowing e-mail notice of association meetings (at the unit Board of Directors owner’s option); President Steve Glanstein,PRP • Expressly allowing mail-in and e-mail voting by directed proxy; and Vice President Surita Savio • Removing the statutory requirement that, in order to be valid, a proxy Insurance Associates must have a “for quorum purposes only” box (which has caused the Secretary Agnes Ringle unnecessary disqualification of proxies and stymied the conduct of asso- Homeowner, Pacific Village ciation business) [Legislature reinserted box only for standard proxy forms Treasurer Mary Bergmann, CPA issued by associations]; Homeowner, Makakilo Hale I • Allowing boards to meet by telephone conference call and video-conferenc- Directors Steve Elisha, Esq. ing (and allowing associations to do so if provided for in the declaration or Elisha Ekimoto Harada bylaws); Ruth Okada, PCAM Aston Hotels & Resorts •Protecting the interests of associations by allowing executive session for attorney-client privileged matters and while negotiating contracts, leases, Boyd Ready and other commercial transactions; Akahi Service Terrance Revere, Esq. • Improved insurance provisions that, among other things, distinguish between Motooka Yamamoto & Revere attached and detached unit condominiums, allow responsible parties to be billed for deductibles, and allow association to require unit owners to carry Ted Walkey, PCAM Hawaiiana Management insurance covering their personal liability (helping to make sure that the right people pay for the right things); Newsletter Committee • Permitting associations to maintain and repair “high risk components” (e.g., Editor Steve Pherigo, PCAM Hawaiiana Management washing machine hoses, water heaters, toilet “O” rings) before they fail (which should help with insurance premiums); Jodee Acoba-Suganuma, PCAM Hawaiiana Management •To avoid harm to an elderly resident’s self or others and to avoid disruption Legal Coordination Jacqueline Thurston, Esq. to the condominium community, a Good Samaritan provision that limits the Motooka Yamamoto & Reveret liability of an association in requesting a functional assessment and recom- mendations for services;

The Hawaii Community Associations newsletter is • Giving associations the tools to deal with obsolete provisions in their decla- published for associations leaders and other relat- rations and bylaws by allowing circuit courts to excuse compliance with pro- ed professionals of CAI. Authors are visions in governing documents that unreasonably interfere with associa- encouraged to submit articles for publishing consideration. tion’s ability to manage its property; This publication is designed to provide accurate and authoritative information regarding the • Recognizing subject matter covered. It is issued with the the scope, understanding that the publisher is not engaged complexity, in rendering legal, accounting or other and impor- professional services. tance of improving CAI Hawaii Community Associations newsletter condominium provides an opportunity for information and/or comment. Articles do not necessarily reflect the alternative dis- viewpoint of the Chapter. The reader should not pute resolution act on information contained herein without mechanisms, seeking more specific professional advice. the Legislature

continued on page 12 3

What’s All The Paperwork About? Disclosure Documents For Residential Real Estate Transactions By Melanie Labudovski, Hawaii Account Executive, CondoCerts In the real estate industry, the aging agent treats the association to rescind the contract based on the axiom “location, location, location” is like the business that it is and keeps disclosure statement and other pro- being replaced by “disclose, dis- certain basic information available, visions. The Hawaii Association of close, disclose.” In Hawaii, the seller such as: Governing documents, Realtors (“HAR”) has drafted in a residential real estate transaction meeting minutes, annual budgets, Property Information Forms on which is statutorily required to provide a financial reports, collection activity, disclosures are made. Buyers written disclosure statements that litigation and reserve studies. This is require information from sellers, fully and accurately report any mate- information that any informed buyer which is provided on HAR form rial fact, defect or condition, past or would (or should) want to know prior “RR105a”. Sellers get the informa- present, relating to the property that to purchase. Sellers may be charged tion on their unit in these ways: per- may influence the decision of the for the cost of providing information, sonal knowledge, from the associa- buyer (see numbers for disclosure such as administrative and postage tion’s managing agent, from govern- forms below). Anything that could charges. mental agencies and departments negatively impact the value or mar- and from reports prepared for the With new emerging technology, it ketability of the property needs to be seller by third party consultants, that is becoming more and more com- divulged before closing. This leads deal with matters within the scope of mon for sellers and buyers to access to a lot of paperwork for the new the professional’s license or exper- some of this information easily and buyer to review. tise. quickly via the Internet. For exam- However, it is important for a ple, this technology can enable new Buyers may request copies of buyer purchasing property in a buyers to purchase the association’s the governing documents of the homeowner’s association to have all governing documents electronically property on form “RR105b.” the facts, since homeowner associa- without adding to the piles of paper- Managing agents provide informa- tions obligate their members to sub- work usually associated with a home tion about the overall property, which stantial financial obligations, both to sale. Electronic documents also may not be readily available to sell- the association and to each other. eliminate the need to sort through ers of units or lots in a community So, while a buyer may purchase a paper documents in order to find association or residential co-opera- condo that is in great condition and answers, by allowing searches to be tive on form RR105c. needs no repairs, that same buyer is done for specific works. also obligated to share the cost of Buyers who receive and review repairs to the common areas, which Policies and procedures for pro- disclosure forms and association may be in very bad condition. viding the mandatory disclosure governing documents are generally information are included in Act 214; more satisfied with their purchases The responsible board and man- generally allowing the buyer 15 days continued on page 7 4

While I’m sure all residents have been happy that Condominium Association there hasn’t been a sewer fee increase since 1993, the stark reality is that we’re under a federal consent decree. Issues and Action And we’ve still got over $1 billion in sewer projects to complete in the next 15-20 years. The challenge is how By Duke Bainum do we raise that money and do it in a way that is fair to everyone. Some of the most contentious issues I have faced in public service are related to real property and condomini- Some tough decisions need to be made that have um ownership. Real property taxes, lease to fee conver- been avoided in the past. As mayor, I will seek input from sion, water and sewer fees, noise pollution, rubbish col- the stakeholders to ensure we hear all sides to be able to lection…all of these issues are relevant and difficult make tough and fair decisions. because there are no perfect, easy answers that will I would seek this type of input on leasehold conver- please everyone, and with each issue, different stakehold- sions, as well. My position has always been in support of ers have vastly divergent points of view. the law, but I recognize this is a highly emotional issue As Mayor, though, these are issues that must be dealt that requires sensitivity and fairness. with, and issues that cannot be ignored. * Bill 35 would give landowners an across-the-board 95% With real property taxes, there is always the issue of discount on real property assessments for one year, fairness and who should pay. Bill 10, which I introduced with no requirement that their land be dedicated to while at the City Council, was written to address one such farming. issue of fairness. Prior to Bill 10, many landowners were receiving breaks on their real property tax assessments Duke Bainum is running for Mayor of the City and County due to an outdated law that provided discounts for grow- of Honolulu. Duke has extensive experience in govern- ing crop-type agriculture such as sugar cane and pineap- ment and is also a licensed, practicing physician in ple. Although these types of crops have long been Hawaii. For more information log onto his website at phased out, a loophole in the law allowed landowners to www.dukebainum.com or call 951-5111. continue to take advantage of the tax breaks. With noth- ing to force landowners to either continue to practice agri- culture on their land or be faced with assessments based on current fair market values, many landowners quietly continued to take advantage of undeserved substantial tax breaks while other property owners paid their fair share. Bill 10 closed this loophole. It forced landowners to either dedicate their land to farming to receive the tax breaks, or pay property taxes based on fair market value, like the rest of Honolulu’s property owners. Although Bill 10 is not popular with landowners – as evidenced by Bill 35*, which was drafted by the Land Use Research Foundation, an organization paid for and repre- sented by the large landowners of Hawaii, and supported by Mufi Hannemann – it is fair…to all of Honolulu’s prop- erty owners. This issue of fairness in real property assessments is an issue I faced before with apartment and condominium owners. As the chair of the 1999 Real Property Task Force, I was able to get legislation passed that ensures that single-family homeowners and apartment and condo owners pay the same rate. With respect to water and sewer fees, with apartment and condominium owners, to be fair, you almost have to address rubbish fees at the same time due to differences in usage and collection as compared to single-family homeowners. The City also needs to revisit the frequency and sched- uling of bulky item and recyclable pick-ups in communities dense with apartment and condominium buildings, where there is a lack of storage space in the buildings. 5

reasons that I opposed it was that the City was not going to Condominium Association enhance or expand its services to apartments and condo- miniums. Shortly after I was removed as Council Chair, the Issues and Action City “found” the money and the subject of a tax on munici- pal waste was dropped. It was that same session that for- By Mufi Hannemann mer Councilmember Donna Kim, John Henry Felix, and I vehemently objected to the bogus argument of the revenue 2004 presents an exciting opportunity for the residents neutral approach to property taxes. We voted against the of Honolulu to elect a new mayor for a full four-year term. budget and joined hands with many condominium and Based on the numerous discussions, I have had with count- apartment dwellers that were seeing their taxes raised less residents all over Oahu, everyone is pleading for a unfairly in relation to the single-family homeowner. greater emphasis on basic city services and public safety – It is this same attitude and philosophy of fairness that issues that I have consistently championed during my convinced me to oppose Duke Bainum’s Bill 10 that the Council tenure and run for Mayor in 2000. Pacific Business News described as “clumsy” and a The priority core city services that will receive top atten- “bureaucratic mess.” Bainum, in his attempt to solicit votes tion include: road resurfacing, sewer repairs, park mainte- for Bill 10 while on the Council, assured his colleagues that nance, solid waste management, including recycling, and of his bill was “revenue neutral.” Bill 10, as it turns out did course, public safety. raise taxes astronomically for hundreds of farmers on Oahu. My goals, if elected your Mayor, will be to correct the Imagine the loss of open space and the potential damage to fiscal problems that I had identified many years ago. A our aina and environment if farmers were not granted some Hannemann administration can be expected to adopt a kind of relief to remain in agriculture. Even Mayor Harris back-to-basics approach to City government, with an called for a repeal of Bill 10 earlier this year. Fortunately the emphasis on public health and safety and essential City present City Council, under the leadership of Council Chair services. We will restore openness and accountability to Donovan Dela Cruz and Budget Chair Ann Kobayashi voted City finances, enabling the public to see how money is resoundingly 7 to 2 to grant the farmers who descended being spent. Any new City services and construction will upon City Hall in droves to protest this negative ramification be judged on a need-to-have rather than a nice-to-have of Bainum’s Bill 10 a one-year reprieve. basis. One can be assured that I will continue, like I did on It is this same attitude and philosophy of fairness that the Council, to be a Mayor who will never support expen- led me to ask the Council leadership to introduce a resolu- sive community signs that cost $565,000 or million dollar tion this year to call for a once a month bulky item pick-up median strips that the impacted community, by in large, service for all of Oahu. Presently, taxpaying residents who oppose. live in Leeward, Central, Windward Oahu and the North Besides being fiscally accountable, residents need to Shore portion of our county have to schedule an appoint- know that their county leaders will be fair and will not toler- ment for such a pick-up – no wonder illegal dumping con- ate unfair treatment for a specific group or community. In tinues to be a problem in the aforementioned areas! the case of real property taxes, taxpayers need to be It should be the intention of our next Mayor that it assured that government has been cut to the bone and friv- shouldn’t matter whether you live in Hawaii Kai or Waianae, olous spending curtailed before taxes are raised. This is or whether you reside in a home, apartment, or condo, why I opposed a garbage collection fee in 1999 that the every taxpayer should be treated fairly and receive all the City said was needed to balance the deficit. One of the continued on page 7

❑ Real Property Transactions and Development BROOKS TOM ❑ Condominium and Community Association Law PORTER & ❑ Voluntary and Involuntary Lease To Fee Conversions QUITIQUIT, LLP ❑ Construction Litigation ATTORNEYS AT LAW ❑ Employment Law Edward R. Brooks ❑ Civil and Commercial Litigation Carl Tom ❑ Christian P. Porter Business Law S.V. (Bud) Quitiquit ❑ Civil Appellate Practice Charles M. Heaukulani David W.H. Chee HONOLULU 841 Bishop Street, Suite 2125 • Honolulu, HI 96813 Jeffrey D. Watts Phone: (808) 526-3011 • Fax: (808) 523-1171 Donna Yamamoto Email: [email protected] R. Laree McGuire KAILUA-KONA 75-1000 Henry Street, Suite 208 • Kailua-Kona, HI 96740 Of Counsel: Arlene S. Kishi Phone: (808) 326-7000 • Fax: (808) 326-7725 Email: [email protected] • Email: [email protected] 6 Mold Litigation Mitigation By Sherree McKellar, CMCA What next? There’s another big There are some encouraging prece- newswire.com/industrynews/Detail ugly cloud on the horizon for commu- dents, like the one in the box above, ed/535.shtml.) nity associations, and running for the where a defendant won the mold According to Sue Savio of storm cellar won’t keep it away. case brought against them. Also, Insurance Associates, settlements for From Connecticut to Florida to mold problems are now specif- California, state legislators are ically excluded by most insur- grappling with mold related Klinedinst Attorneys Win Verdict in ance companies, so home- issues such as licensing Precedent-Setting Mold Wrongful owners in community associa- requirements for mold removal Death Case tions who file lawsuits are companies, and whether insur- SAN DIEGO, CA - Klinedinst attorneys Kevin essentially suing themselves ance companies should be Gramling and Steve Pratt obtained a defense and their neighbors, since the allowed to have mold exclu- verdict in what is believed to be the first wrong- cost for the repairs they are sions in homeowners’ policies. ful death mold trial in the United States. demanding will come out of There are some excellent Klinedinst’s successful defense could set a the association’s reserves. websites available to help you new precedent in the increasingly complex and While the thousands of keep up with what’s happening expensive arena of mold litigation. mold cases that are resolved in the “mold world.” Go to successfully on behalf of com- www.moldupdate.com where February 2004 munity associations do not you can review the various leg- http://www.klinedinstlaw.com/news/2004/02/20/ make the news, the few that islative bills being proposed are lost become big news. around the country. There is Recently we had our first big even a mold update newsletter you settlement of a mold case in Hawaii. can have sent to you automatically. proving that mold is the culprit for In that case, the judge said that the Reports from Texas indicate that health symptoms is becoming more condominium association had a duty mold litigation is already subsiding. difficult. See http://www.aec- to repair the slab under an owner’s 7 unit and to correct the ponding prob- Mike McKenzie of McCleans lem caused by the rain gutter system Restorations Services, which Paperwork adjacent to the unit. Failure to do this removes mold from homes and continued from page 3 resulted in a mold problem in the unit. businesses, says, “Honolulu had because surprises about the property Judge McKenna found that the condo only one or two companies spe- are less likely to occur. Usually, the association “wrongly failed and cializing in mold removal a few disclosure form also states that the refused to perform and denied its years ago, now there are 15. The information provided does not duty to repair its common elements,” market is just flooded with fly-by- negate the benefit of independent The first step in avoiding litigation nighters.” home inspections, encouraging the is to regularly inform all owners of the Jason Princenthal, President and buyer to confirm the condition of importance of reporting water intru- chief indoor air-quality consultant their potential property. sion as soon as they see it. The for AirCare Environmental The next time you plan on pur- biggest problem may be getting ten- Services Inc. states, “While there’s chasing real estate within a home- ants to notify the property owner. The nothing illegal about forming a owners association, make sure you Association’s management should company to remove or identify have all of the facts and have care- schedule periodic inspections for mold, inexperienced companies fully reviewed the information provid- mold. The results should be docu- might overstate the problem.” ed by the real estate agent. A happy mented in writing and sent to any The National Association of Toxic buyer is an educated buyer! affected owner. Mold website has some excellent If mold is discovered in any unit, a resources: http://www.natmr.org/, Melanie Labudovski is the Hawaii reputable mold remediation company and, if you don’t mind reading long Account Executive for CondoCerts, should assess the type of mold and lists, there is a comprehensive list of the industry leader in the online deliv- the origin and extent of the problem. medical symptoms, attorneys who ery of Homeowner Association docu- A report that contains a toxic type of specialize in mold cases, and more ments and critical data required for mold may necessitate the homeowner resources than you could ever need at real estate transactions. She can be or tenant moving out of the unit tem- www.mold- reached at 808-306-3646 or email: porarily. If the problem is the associa- help.org/pages/sitemap.htm. [email protected]. tion’s responsibility, it may have to The purpose of this article is to pay to temporarily house the residents help you avoid mold litigation by help- until remediation work is completed. ing you learn what resources are In this process it’s critical to find a available. Even though the current reputable mold removal company. concern about mold borders on hys- According to Randy Herold, teria, it is still prudent for those of us President of MoldPro in community associations to be wise International, a Kailua-based in the ways of mold and its remedia- indoor air-quality inspection and tion. consultation company, “In any embryonic industry, you have Sherree McKellar is the Corporate opportunists. There were guys Vice President of Certified that were mowing lawns three Management, Inc. She can be weeks ago who are now calling reached by email at [email protected] themselves mold remediators!” PACIFIC ELEVATOR CORP.

Mufi Hannemann continued from page 5 We're not just benefits and services that the City dispenses in an equitable manner. another elevator The bottom line is that the City will be facing major challenges in the com- company... ing year to ensure a quality of life second to none. This is definitely no time for “on the job” training. I bring strong bi-partisan leadership experience at all three We specialize in providing levels of government, proven private sector managerial experience with Hawaii- solutions to the rising cost of based businesses, and quality time spent in the community, as a teacher, elevator services. Let us show coach, board member and non-profit volunteer. This lifetime preparation, cou- you how we can reduce pled with my solid academic background and great familiarity with the issues of your building’s elevator costs. our island home, put me in an excellent position to “hit the ground running” as the next Mayor of Honolulu. I hope you will grant me the privilege and honor. 377 Keahole Street, Suite D10 Honolulu, Hawaii 96825 Mufi Hannemann is running for Mayor of the City and County of Honolulu. Mufi (808) 395-6695 has extensive experience in government and also is a strong contributer to www.pacific-elevator.com community service projects. For more information log onto his website at License No. C-24682 www.votemufi.net or call 597-1488. 8

How To Select A Reserve Consultant By H. Alan Mooney, P.E., R.S. We typically get the call that goes • Agreeing on who or what type of sists of two parts: the physical analy- as follows: “I’d like to get a bid for a firm is necessary to achieve that sis and the financial analysis. reserve study.” Managers or board scope members who are a little sophisticat- There are a great many consider- ed will add: “What do you need to In this article, I hope to provoke ations that are not part of a standard know?” The expected response to your thinking about scope and qualifi- reserve study but may be of interest that question is, number of units, cations, and then offer some tools to to the board and owners. Here are common elements, age of property, help simplify the task of developing a some. request. existence of plans and previous stud- • Would you like a property condition ies, etc. Defining the Scope assessment as well as a reserve study? The standard reserve study Our typical response to that Any risk management consultant incorporates the results of a field question, however, is: “What do you will tell you that most disagreements survey in the determination or need?” CAI has done a valuable ser- between clients and consultants reserves. However, those results vice by defining a standard reserve occur as a result of the failure to are rarely reported to you. If you study. But in truth, the consulting ser- properly define the scope of services. would like a more complete vice that results in a reserve study If the expectations of the parties are description of the property, build- may be anything but standard. not aligned at the outset, dissatisfac- ings, systems, and components, as Standards define a baseline so that tion is almost guaranteed. people can make comparisons. More well as their current condition, you often than not, our success, and our CAI defines a standard reserve must ask for it. study as: A budget planning tool that clients’ satisfaction, is dependent on • Would you like the consultant to identifies the current status of the defining the assignment according to report on elements that are not part reserve fund and a stable and equi- their needs. These fall into two cate- of what are defined as common table funding plan to offset the antici- gories: elements? Often, what are com- pated future major common-area mon elements are defined as legal • Agreeing on a scope expenditures. The reserve study con- “We Love Our Customers and They Love Us”

City Mill’s Credit Supervisor, Jan away. If you have missing invoices, we can DON’T have to carry cash, checks or have Jones, loves helping the City Mill Charge usually get copies one more card in their wallet. They just pres- and Cash Account Customers. “6 years at out that day or the ent their I.D. That’s a big security relief for City Mill and my job is still the GREAT- next working day! everyone!” EST,” says Jan, “Here at City Mill we get to Our accounts “For over 105 years City Mill has know our customers and they have come to depend on the fast had the privilege of serving Hawaii. Thank rely on us to help them with any changes or turnaround. you for continuing to shop with us! If you problems on their account. City Mill’s Adding or deleting don’t already have a City Mill account you Accounts are the best in town! With our authorized buyers should open one today. Stop by any of City charge accounts there’s no red tape, no call- to your account Mill’s 8 neighborhood locations for a credit ing the mainland!” can be handled application, see any of our Store Managers “I am located at the Nimitz Store, immediately. Your or call me at 529-5808 and I’ll fax one to Administration Office and can help you right authorized buyers Jan Jones, Credit Supervisor you. What could be easier?” City Mill Company, Ltd.

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*See store for details. HAWAII KAI HONOLULU KAIMUKI KANEOHE MILILANI PEARL CITY WAIANAE WAIPAHU Phone: 396-5151 Phone: 533-3811 Phone: 735-7636 Phone: 247-2181 Phone: 623-3100 Phone: 487-3636 Phone: 696-6996 Phone: 671-1746 Fax: 396-4455 Fax: 529-5871 Fax: 735-3680 Fax: 235-6658 Fax: 623-3133 Fax: 488-7768 Fax: 696-8726 Fax: 677-2449 333 KEAHOLE ST. 660 N.NIMITZ HWY. 3086 WAIALAE AVE. 46-209 KAHUHIPA ST. 95-455 MAKA’IMO’IMO ST. 98-1277 KAAHUMANU ST. 86-120 FARRINGTON HWY. 94-157 LEOLEO ST. 9 AOAO Banking Solutions documents. However, the conditions of certain individually owned elements may have an effect on common ele- ments, or may provide clues to future problems. American Savings Bank is pleased • To what extent should the consultant consider alternative to have provided loans to AOAO’s in... solutions? Most common elements have been character- ized in tables that provide “estimated useful lives” for Windward Oahu January 2004 those elements. These are just averages. Many reserve studies just use these tables. Factors such as use and $6,700,000 loan for weather may affect these averages. Further, the consultant Lease to Fee Conversion may be able to suggest maintenance activities that will prolong the useful life of common elements. Finally, certain Makiki December 2003 repair or maintenance functions can be planned over a period of time, thereby eliminating funding peaks or spe- $230,000 loan for cial assessments. If the consultant is to consider these, Capital Improvements you must be specific in requesting that. • Do you anticipate future repairs or upgrades? Perhaps you Nuuanu November 2003 would like to add another swimming pool. Maybe the association wants to add amenities or aesthetic improve- $293,000 loan for ments that increase the value of the property. New regula- Capital Improvements tions such as ADA (the Americans with Disabilities Act) may require upgrades to common areas. Again, these are Waikiki August 2003 not part of a standard reserve study. $600,000 loan for • Would you like to see funding alternatives? That standard Capital Improvements reserve study provides a calculation of what is necessary to maintain adequate funding. It does NOT make recom- Waikiki June 2003 mendations of how to achieve that. if you would like to see funding options, you need to say so. $6,600,000 loan for • Are there known problems? This is a big one. Often, man- Lease to Fee Conversion agement may know of a recurring problem. Or, owners March 2003 may have complaints that have been never looked at as a Downtown Honolulu systemic problem. Depending on who is performing your $11,000,000 loan for reserve study, the consultant may be able to offer repair Lease to Fee Conversion designs and incorporate that into the study. Finding the Right Firm At American Savings Bank, we have Once you know what you want, it becomes a little easier the tools and services to help your to determine who should do it. a few of the questions you should be asking include: AOAO grow. • What are the credentials of the person providing the ser- • Lockbox Services vice? There are various designations that may be impor- • Checking and Savings tant to you. CAI has endorsed the Reserve Specialist. The • CD’s and Treasury Bills RS designation conveys a certain level of experience and proficiency at performing standard reserve studies. • Cash Management However, if what you want is more than the standard — •Assigned BUSINESS BANKER you may want someone who in addition, can more com- Larry Ishii, VP 539-7870 pletely evaluate structures, analyze problems, or plan Carl Morita, VP 539-7631 repairs — you may need to consider firms that offer the Dan Oshima,VP 539-7806 services of licensed professional engineers or registerd architects. Be sure to ask who is actually performing the Bill Russell, VP 872-4946 (Maui) work and whether that individual has the credentials you Darrell Yamagata,VP 539-7869 seek. Te r ence Yeh, VP 539-7243 • Local or out of town? We’ve all heard that an expert is someone who is from out of town. Again, this is probably adequate for the standard reserve study. However, if visit- ing the site up front to understand your problems, meeting with the board to explain the results, or being available to assist in the future is important, you may prefer a local www.asbhawaii.com firm. continued on page 15 10

Celebrates40 Years of Quality Property Management Call 593-6896 or visit www.hmcmgt.com 11

Emory Bush, President Hawaiiana Management Company, Ltd.

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Recodifying Hawaii’s Condominium Laws box, but only for standard proxy forms issued by associ- ations.] continued from page 2 established a two-year “condo court” pilot Questions? Comments? Suggestions? project/study. Write: Real Estate Commission DCCA - Real Estate Branch Where can I get more information on the 335 Merchant Street, Room 333 recodification? Honolulu, HI 96813 Call: 586-2643 The Commission’s final draft of the proposed recodifi- E-mail: [email protected] cation, with commentary on the proposed law and much more, is included in the Commission’s Final Report to the GORDON M. ARAKAKI was the Hawaii Real Estate Legislature, dated December 31, 2003. The report is avail- Commission’s Recodification Project Attorney, and is cur- able on the Commission’s website at: rently an attorney with the law firm of Ashford & Wriston. http://www.hawaii.gov/hirec. Before his work on the recodification, Mr. Arakaki served as the Chief of Staff of the Senate Committee on Ways and Conclusion Means and as Staff Attorney/Committee Clerk for the Many people and organizations put a lot of time, inter- Senate Committee Education and Technology and Senate est, and energy into crafting Act 164 (SLH 2004). In partic- Committee on Commerce, Consumer Protection, and ular, the volunteers of the Commission’s Blue Ribbon Information Technology. He has also worked in various Recodification Advisory Committee spent hundreds (per- capacities for the Lt. Governor, Honolulu City Council, haps thousands!) of hours on the project, and deserve the Land Use Research Foundation of Hawaii, and Chamber of thanks of everyone in Hawaii. Commerce of Hawaii. With everyone’s help, we can look forward to the pas- sage of a condominium property law that we can all live and work with for at least the next 40 years! Are You Insured To Value? What the recodification [Act 164 (SLH 2004)] In today’s building environment, it is important to be sure does not do: your property is insured with an adequate value. Ask yourself these questions: • It does NOT eliminate the fiduciary duty of board mem- When was the last time you had an appraisal or estimate of bers. [The Legislature added redundant language to values completed on the building? clarify this point.] How is your policy written? • It does NOT allow non-owners to serve on boards. Do you know what insurance form it is written on? • It does NOT conflict with Robert’s Rules in allowing What is the coinsurance clause and how does it affect you? boards to approve association meeting minutes. As a property owner or manager, these are just a few items you • It does NOT shield boards from liability for gross negli- may want to consider when reviewing your insurance program. gence in calculating reserves. • It does NOT eliminate the ability of unit owners to sub- Tad Nottage, mit “for quorum purposes only” proxies. [The President, Aloha Insurance Services, Inc. Legislature reinserted the “for quorum purposes only”

At Hawaii First Inc., ■ A free reserve study is prepared each year service is not a vague promise, by a professional CAI Reserve Specialist. but a commitment to ■ Our contract includes many reimbursable costs charged by others. results-oriented management. ■ A website allows easy access to association documents and information by directors Hawaii First Inc. and homeowners. Queen’s Court ■ Experienced proactive property managers 800 Bethel Street Suite 501 are assigned to each association. Honolulu, Hawaii 96813 Compare our capabilities and value with your Phone: (808) 531-5566 current management service. Contact us for a www.hawaiifirst.com free brochure. 13

Condominium Insurance for Owners – Avoiding the School of Hard Knocks By Patty Dykstra, CMCA®, AMS® “The Association has insurance, why do I need cover- the same quality as the unit included when it was originally age too?” Many owners of condominiums and co-ops sold. As many of Hawaii’s condominiums and co-ops are actually rely on the association master policy to cover any aging buildings, the “as built condition” may be significantly loss or liability that arises and do not realize there is no lower quality than the current condition of your wall cover- coverage under the master policy for personal property, ing, flooring, cabinets, countertops and fixtures. In addi- unit improvements or personal liability situations. Even an tion, expensive area rugs or other personal property will not owner with a mortgage on their property may not realize be covered at all by the master policy. the need for insurance beyond the master policy, as most Liability insurance is another area where an owner may mortgage companies only ask for proof of the Association find himself or herself without any coverage through the policy. Unfortunately the reality of this gap in coverage master policy. Liability insurance protects you in case of a usually becomes an issue when there is an occurrence for lawsuit due to injuries that occur in or on your premises. If which an insurance claim is filed and there is only partial or a visitor is injured in or on your premises, your liability cov- no coverage at all under the master policy. erage will also provide for their medical expenses. No one likes to think about insurance coverage. After To make planning for the unexpected loss even more all, you pay good money for it – but only benefit if and difficult for the condominium or co-op owner, many associ- when something goes wrong. However, bad things do ations are faced with raising master policy deductibles happen – to you or your neighbor and a safety net is need- either to retain current coverage or in an effort to attempt to ed for the inevitable unexpected loss. Condominiums and maintain a reasonable premium cost. These rising co-ops can have a variety of appearances – high rise build- deductibles and limits of coverage issues for the master ing apartments, townhouse units and even single family policy can affect condo owners directly through “loss homes. assessment”. Loss assessment refers to an owner’s share Regardless of the structure type and depending on the of property damage or injury awards for which an associa- Association documents, the master policy property damage tion’s policy does not provide coverage. A loss assessment insurance will generally provide coverage within an owner’s against an owner can result from the master policy unit only to the extent of the “as built condition”. The basic deductible or an association with insufficient funds or insuf- translation for this term is the master insurance policy will ficient property damage or liability insurance coverage. If a pay to return your unit fixtures, wall and floor covering to continued on page 15 14

Hawaii’s Property Management Evolution By Emory Bush, CMCA®

Hawaii’s community association management industry has are empowered to make decisions and solve problems evolved during its 40-year history. As Hawaii’s oldest and based on their training and expertise, allowing a quicker largest association management company, Hawaiiana response time to customers’ needs. Management Company, Ltd. has had the opportunity to Clients’ top preferences in a property management experience this process firsthand. Hawaiiana President company are low property manager turnover and Emory Bush cites industry progress in a number of key responsive service. Competitive pay, state-of-the-art areas: employee benefits, and a true “ohana” atmosphere help The Property Management field has achieved a high companies attract and retain the finest professionals in degree of professionalism. Property Managers are the property management business. In turn, customers expected to take continuing education courses and receive personalized attention and continuity of service achieve professional designations. Boards expect better- from an experienced property manager. This is important trained property managers, and ask for those with desig- with a volunteer board of directors, experiencing annual nations like Certified Manager of Community Associations turnover of board members. (CMCA®), Accredited Management Specialist (AMS™), Professional Community Association Manager (PCAM®) and Certified Property Manager (CPM®). Emory Bush, President of Hawaiiana Management Boards are more knowledgeable about property man- Company, Ltd., also serves as property manager for several premier high-rise condominiums. agement than ever before. This has been made possi- ble through educational seminars held by organizations such as the Community Associations Institute (CAI), the Institute of Real Estate Management (IREM) and the Real Estate Commission. Management companies like Hawaiiana, which host educational seminars and produce From Your President training videos for their clients, have helped increase pro- continued from page 1 ductivity and instill teamwork within association boards of community mediation and training programs. The training directors. program was incredibly stimulating and instructors Erin Resident Managers are regarded as professionals and Edwards and Phil Nerney did an excellent job of training. a vital member of the management team. Thanks to Where am I going with this? — The center is look- the availability of resources for training and professional ing for individuals who are interested in training as media- certifications, resident managers are treated with the tors. There is apparently a real shortage of trained media- respect they deserve. Educational opportunities and pro- tors. Regardless of whether you are a property manager, grams sponsored by ARM (Accredited Residential board member, or homeowner, I suggest you consider Manager), MRMA (Moiliili Resident Managers contacting these folks to find out more information. Their Association), CAI as well as company-sponsored events number is 521-6767 and they have good coffee and have helped to elevate the status of Resident Managers. cookies! The ARM-sponsored Residential Manager of the Year Awards Program has helped to give recognition to the Legal Stuff – We have included articles by a couple resident managers and the important role they play in of candidates running for mayor. These articles were successfully running the properties they serve. included for information. CAI Hawaii does not endorse any candidate for any office. Computer technology has enabled management com- panies to do much more for owners associations, Finally, meet your board: We have included a brief while increasing the accuracy and timely delivery of finan- biography on board members Agnes Ringle, and myself. cial statements and improving communication. Email, the Agnes serves as our secretary. This is Agnes’ last year on internet and customized computer software have the board and she has served CAI tirelessly. Agnes is a improved the efficiency of tasks such as covenant member of the programs committee and is always avail- enforcement, annual meeting check-in, maintenance fee able to assist any CAI committees with any of CAI’s collection and preparation of budgets and reserve stud- needs. ies. Despite all of the technological advancements, how- ever, our industry continues to be a “people business.” Enjoy the rest of the summer! Homeowners are best served by Property Steve Glanstein, PRP Management Companies with decentralized manage- President, Hawaii Chapter of the Community ment. Under decentralized management, a specialized Associations Institute team of professionals is assigned to each property. Rather than taking every problem “to the top,” employees Phone: 808-423-6766 e-mail: [email protected] 15

Condominium Insurance for Owners continued from page 13 claim is submitted for damages to an ers; temporary living expenses; theft; Patty Dykstra is a Management owner’s unit for an amount, which liability; loss assessment; and hurri- Executive at Hawaiiana Management falls below the master policy cane. Coverage is available in varying Company. She can be reached at deductible, no payment will be made amounts depending on the insurance [email protected] or at 593-6851. by the master policy and the owner company usually at nominal amounts. could be forced to turn to his or her own condo insurance policy for cov- erage. Condo owners should check with their insurance company to How To Select A Reserve Consultant determine the extent of coverage continued from page 9 under their policy. No one is excited about getting How Can I Make This Simple? insurance, but keep in mind that since Rather than calling a reserve study provider for a quote, and hoping that the major structure is covered by the all of the important issues are covered on the phone, we strongly recommend Association’s master policy, a condo- that managers issue a formal Request for Proposal (RFP). In that way, you will minium owner’s insurance policy is be more certain to cover all of your requirements and you will be able to com- one of the least expensive types of pare providers more equally — apples to apples. If you are not familiar with coverage you can buy. Considering preparing an RFP, you can find a sample one ready to download at www.cri- the alternative it could be one of the terium-association-services.com. There, you will also find a useful free publi- best decisions you make. Be sure to cation as well: “Seven Things you Must Know Before Conducting Your Next review your Association documents to Reserve Study.” Armed with knowledge and a clear scope and expectation, determine what you are responsible your next experience should be a very positive one. for covering and consult an insurance specialist to review your insurance H. Alan Mooney is president of Criterium Engineers, an organization of needs for coverage such as property licensed professional engineers that has been providing building inspections damage to your unit improvements, and reserve studies in North America since 1957. personal property or property of oth- © Copyright 2004, Criterium Engineers, Reprinted with permission 16

that enabled the group to get to know each other better and allowed them to share experiences of managing their ABC WORKSHOP associations. By Alan I. Takumi, CMCA®, AMS™, ARM® “Rule Enforcement” can be a very emotional issue for The Community Association Institute (CAI), Hawaii any association. Bruce Howe of Hawaiiana Management Chapter, hosted an all day workshop on Saturday, June Company (HMC) covered this topic in a very entertaining 26, 2004 at the Honolulu Airport Inn. CAI National estab- manner. He solicited volunteers from the audience to par- lished this A Beginning Course (ABC) workshop in order to ticipate in a skit, which showed a poorly conducted rule teach interested community association leaders, owners, enforcement hearing. Bruce helped the audience to identi- and managers the basics of managing community associ- fy the errors that occurred and the volunteers presented a ations. version of a professionally run hearing. Susan Amaral of Certified Management, Inc. (CMI) vol- “Finances” can be a very complex topic, but it is a unteered to chair this committee and, after a year of very important part of managing an association. It can preparation, presented this workshop to over 80 partici- also be a hot issue for the owners, especially if it concerns pants from throughout the state. The workshop included an increase in maintenance fees. A team from HMC, Ed morning coffee with pastries, lunch, and a workbook. The Robinson and Chuck Ray presented this section, which participants had the opportunity to ask questions of the stressed the fact that board members are legally responsi- presenters and network with fellow community association ble for the finances of the association. They covered the leaders. basics of planning, operating, and evaluating the financial management system, which included the different types of Richard Emery of Hawaii First, Inc. presented an accounting systems and financial statements. “Overview” of the different types of community associa- tions, the legal basis of these community associations, and Jeania Schaper, from Touchstone Properties, Ltd, pre- the roles and responsibilities of key players, such as the sented a popular part of the program. She explained how developer, owners, board members, officers of the board, to run an efficient “Board Meeting”. She also solicited vol- and committees. unteers from the audience to present a chaotic board meeting and, after explaining the various errors, a profes- Next to follow was Donald Garwood of Metropolitan sional meeting was shown. Management, Inc. who covered “Problem Solving”. He explained a five-step process that can be used to solve The workshop attendees sacrificed their valuable day problems with pets, parking, delinquencies, and noise off because they wanted to learn how to manage their issues. The advantage of using the techniques presented associations more efficiently and professionally. CAI great- is being able to establish a systematic approach that ly appreciates their participation, because we feel that an makes the problems more manageable, establishes proper association leader who is trained can only improve their documentation to ensure proper records are kept, and it community and that is a goal of CAI. Many other manage- keeps the owners informed. ment professionals from various management companies also volunteered their time to put on this workshop Cheryl Burr of CMI, who used the problem solving because they feel that it is important to help the communi- techniques to guide the audience through some exercises ty volunteers learn how to manage their associations. in typical “Maintenance” issues that an association may face, presented maintenance of association property. A The State Real Estate Commission subsidized this popular part of this module was the networking exercise workshop with funds from the condominium management

A personal commitment to legal excellence & professional service JOYCE Y. N EELEY M. ANNE ANDERSON Document Interpretation, Review & Amendments PHILIP L. LAHNE Collections, including Assessment Liens & Foreclosures GISELA IGLESIAS Lease-to-Fee Conversions & Lease Rent Negotiations LANCE S. FUJISAKI ROBIN L. MILLER Covenant Enforcement JANIFFER LODER Landlord-Tenant PACIFIC GUARDIAN CENTER Real Estate Transactions MAKAI TOWER, SUITE 2301 733 BISHOP STREET HONOLULU, HAWAI‘I 96813 TEL: (808) 536-8177 NEELEY & ANDERSON LLP FAX: (808) 536-4977 EMAIL: [email protected] A LIMITED LIABILITY LAW PARTNERSHIP 17 education fund that all condomini- ums contribute to. Maintenance Reminders: The Hawaii Chapter of CAI By Jodee Acoba-Suganuma, CMCA®, AMS™, PCAM® would like to urge anyone who wants to learn more about the Some routine maintenance will save you $$$ in the long run. Preventive main- many issues concerning commu- tenance is the key. nity associations to attend our Replacement of Hot-Water heaters. Hot water heaters have a life expectan- lunch and breakfast seminars that cy of 7 to 10 years and fail without warning. If the one that you are using is an are conducted every other month. original and you have not checked it since installation, you are living on borrowed We have had seminars covering time. Failure of a water heater could cost you thousands in water damage and drug use in the association, aging agony to your neighbors. owners, legislative updates on If you leave for an extended period of time and no one will be using it, always condominium law, insurance, etc. consider turning off your heater to save money on electricity and save on the life These seminars are also a great of the heater. way to network with fellow board Replacing Washing Machine Hoses. Standard washing machine hoses members and property managers eventually become dry and brittle and with constant use, can crack and burst, and to ask questions of industry causing thousands in damage. Most homeowners do not turn off the water to the professionals from association washing machine when they have finished the laundry, which eventually puts con- attorneys, insurance agents, com- stant pressure on these hoses. Your entire home will be flooded, until it is turned munity association managers, etc. off. Consider replacing your old hoses with new, steel-reinforced ones, and If interested, please contact your always turn off the water when the laundry is done—any plumber can install a sim- managing agent or CAI, Hawaii ple lever that will allow you to turn off your hot and cold water. Chapter at 488-1133 or email cai- [email protected]. Replace dryer vent hoses. Years ago, standard dryer vent hoses were plas- tic. But as you know, plastic can melt under extreme heat, new codes now require Alan I. Takumi, CMCA®, AMS™, flexible dryer venting to be made of aluminum. You can get it at any home ARM®, Director of Quality improvement store. Assurance and Business Clean dryer ductwork. The ductwork within the wall behind your dryer accu- Management, at Cerified mulates lint; if it is not cleaned it can catch fire from a spark or overheated Management, Inc. started commu- machine. The longer the duct work, the more prone it is to lint build-up. This nity association management in should be done at least every year. July 2000 after retiring from 30 Emergency turn-off checklist. Do you know where your circuit breaker box years of service from the US Air is? Do you know which circuits control which outlets? Every circuit should be Force as a Chief Master Sargeant marked to identify the rooms or areas that it services. Also, know where your (E-9). He served on the Chapter water shut offs are for the plumbing in your home. Education and ABC committees An ounce of prevention can save you and the Association tons of money in the and was awarded the CAI, Hawaii long run. Chapter Hoku Award in 2001. He can be reached at 837-5239 or Jodee Acoba-Suganuma, CMCA®, AMS™, PCAM® is a Management Executive at [email protected]. Hawaiiana Management Company. She can be reached at [email protected] or at 593-6343. A G P T K F B I

Brad Martin Work: Business Insurance Professional College: University of Kansas, Advertising Family: Wife Robin and two kids 9 and 7 Favorite Pastime: Every kind of water sport Dream Challenge: Travel around the world…slowly Little Known Fact: I cook a lot better than my wife Hometown: Honolulu, Hawaii

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RICHARD MURRAY GOURLEY DISTINGUISHED SERVICE AWARD

Gourley Award Nominations Sought Nominations are being sought for the Richard M. Gourley Distinguished Service Award. This award serves to rec- ognize an individual, group or organization for outstanding service to the community association industry as a whole, including CAI Hawaii Chapter. Nominations are requested to include the contributions reflecting outstanding service to the community association industry. Take this opportunity to nominate the one individual, group or organization that you feel has provided out- standing service to the community association industry, including CAI Hawaii Chapter. Written nominations must be submitted to the Chapter Secretary by Friday, September 17, 2004, using this nomi- nation form. The Board of Directors will select the recipient(s) and the award will be presented at the Annual Meeting on November 3, 2004. The Awards Committee would like to encourage all CAI Hawaii Chapter members to submit a nomination for an individual, group or organizations that embodies the spirit of the award in providing outstanding service the community association industry.

NOMINATIONS INFORMATION Name ______Company ______Position or Type of Orgainzation ______Address ______Phone: (B) ______(H) ______Fax ______Email ______

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SUBMIT ALL NOMINATIONS TO THE CHAPTER SECRETARY, AGNES RINGLE, CAI HAWAII CHAPTER, P.O. BOX 976, HONOLULU, HI 96808; Fax: 485-2484; Email: [email protected] SPECIAL OFFER FOR NEW MEMBERS!19 BOOKSTORE COUPON ATTACH THIS COUPON TO Y SAVE SAVE AND MAIL WITH P OUR PUBLICA TION ORDER $ OFF ANY BOOKSTOREAYMENT PURCHASE TO CAI TOOF $50RECEIVE OR MORE. $15 15 Coupon expir es December 31, SAVE only on mail-in or 2004. Not redeemable for cash. $$ SAVE ders. Copy of coupon not accepted. $ combined with other offer Valid NEW$ $MEMBERs. Other restrictions ma Coupon cannot be SAVE 1515 y apply. $ NM2004 NM2004 50

TION FORM PMDP COURSEOUR COURSE REGISTRA COUPON ATTACH THIS COUPON TO Y AYMENT TO CAI TO RECEIVETION. $50 OFF THElid only AND MAIL WITH P Va edeemable for cash. SAVINGSPURCHASE OF A PMDP COURSE2004. REGISTRANot r Coupon cannot es December 31, Coupon expirders. Copy of coupon will not be accepted. on mail-in or s. , be combined with other offerward the M-100 Home yStudy apply. estrictions ma Coupon cannot be usedOM. to Other r SAVE SAVEses, or CD-R $ online$ cour $ $04 COUPON50 NM2050

Join CAI today and receive a valuable NEW I Discounts of up to 40% on CAI books, guides MEMBER SAVINGS COUPON toward a CAI and publications Bookstore purchase or a Professional Programming and education courses Management Development Program (PMDP) course registration. I Chapter and national meetings, seminars, luncheons, leadership forums and Community associations and homeowners will conferences receive a $15 coupon toward the purchase of I Nationally recognized professional any publications in our Bookstore catalog. With designations and certification programs over 100 different resources available, you’re sure to find the information you need to help Marketing and networking you better govern your community. I Advertising, exhibiting, directory listings, and sponsorships at the chapter and national level Community managers will receive a $50 coupon toward a 2004 PMDP course And Much More! registration. The PMDP offers over 100 I Visit our website at www.caionline.org for courses across the country on a variety of more member benefits community association management and operations topics. To join CAI, go to www.caionline.org/join, Additionally, CAI membership gives you call the chapter office, or call CAI Direct access to valuable chapter and national at 703-548-8600. member benefits: Coupons will be mailed with new member packets. Offer valid only on new memberships or ones that have lapsed Information and resources more than a year. Offer valid 7/1–12/31/04. Other rules I Subscription to Common Ground magazine and restrictions may apply to coupons. I Chapter membership and newsletter subscription I Access to the Members Only section of our website, www.caionline.org 20

MARK YOUR CALENDARS CAI HAWAII SEMINARS All programs will be held at the Hale Koa Hotel. Saturday sessions include breakfast; registration at 8:30 a.m., Seminar 9:00 to Noon; Thursday sessions include lunch; registration at 11:30 a.m., Seminar Noon to 1:30 p.m. Seminar Titles subject to change September 16, Thursday, “Ask the Experts” October 21, Thursday, “Owner Rights and Wrongs”

Meet Your Board:

Agnes Ringle Management (IREM), and has pro- Parliamentarian (PRP) in 1984. vided assistance to the Real Estate Agnes has been a condominium Commission – Condominium He is the past President of the owner in Oahu since 1977, and has Branch. Hawaii State Association of been an active and valuable board Parliamentarians. He currently serves member for most of the time that Agnes has testified on various as the District 8 Director on the she has been an owner. condo legislation issues. Board of Directors for the National Association of Parliamentarians. She became more active in com- Her special love is for cats! munity associations in 1990, serving Steve has conducted numerous as a board member of Hawaii parliamentary seminars for CAI- Council of Associations of Apartment Steve Glanstein Hawaii. He has trained several Owners (HCAAO) and the parliamentarians in the State of Steve has lived in Hawaii contin- Hawaii to serve community Community Associations Institute uously since 1963. After purchasing (CAI) since then. associations (including his daughter). a residence in Honolulu, he recog- He also serves as an advocate for Agnes is also a board member of nized the need to become involved CAI-Hawaii, never hesitating to Hawaii Independent Condominium with condominium associations, testify on bills that would affect and Cooperative Owners, and is a including knowledge of proper par- our community. member of the Hawaii State liamentary procedure. He became a Association of Parliamentarians. Registered Parliamentarian in 1983, He’s been a member of the while serving on a Board of board of directors of CAI-Hawaii She’s an active member of Directors. He received the designa- since 2001 and currently serves as Friends of Accredited Resident tion of Professional Registered the president. Managers, Institute for Real Estate

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