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Remodel Approval

Please print pdf. and fill out for managers approval prior to work starting. Submit to the front office in person, or via email (royal2430@hawaiiantel.net) or fax (808)879-0316.

 
Date  ______/______/_______
 
OWNERS NAME  ___                 UNIT NUMBER_______
 
TO: Royal Mauian Resident Manager and Board of Directors (if required),
 
I/We are requesting approval to start the following project in our unit.
 
 
 
 
 
 
 
Please attach a sketch to illustrate any movement of walls, electrical or plumbing.
 
We are planning to start the project on  _________________________
 
Contractors name _______  
 
Contractors address  _______  
 
Phone Number _____________________
 
The owners are responsible that all work undertaken is completed in accordance with the applicable building code such as having a license contractor for work costing more than $1,000 or a building permit for certain work.  Only licensed contractors are to be used when the work interfaces with any electrical or plumbing of the common element. Unit and stack water shut off valve must be accessible. All work done to plumbing and electrical requires a final inspection to be performed by the Resident Manager prior to closing up walls.  All work must conform to the specifications and requirements of attachment 1 and appendicles  A-I
 
The owners understand and accept that any liability claims & actions that may arise are their responsibility and not the responsibility of the Royal Mauian AOAO. Please note: a copy of the contractors liability insurance with the Royal Mauian AOAO must be listed, as Additionally Insured Certificate holder is required prior to the start of any work.
 
By submitting this form I/we affirm and accept that we are responsible for any fines relating to House or Contractor Rules violations by our contractors and their subcontractors and that it is our responsibility to manage and control our contractors and not the responsibility of the Resident Manager or Board. After one warning a fine of $50-$250 shall be levied for each additional infraction and/or failure to correct an infraction. An email or cell phone text message will be sent to you to inform you of the warning or fine.
 
Owners Signature      Date.________________
 
Email address _____  Cell Phone _____________________
 
Attachment 1. Contractor Rules
 
House and Contractor Rules apply to all Contractors and their employees/workers/subs.
Violations will lead to fines being levied against the owner for whom you are working.
All Contractors must meet with Resident Manager prior to start of Project.
 
1) All Contractors and their employees/workers/subs must register at the office every day they are on site, giving their license plate number, apartment where they are working, and the nature and duration of the work to be performed.
 
2) Except for holidays, Contractor is allowed to work from 8:00 a.m. to 5:00 p.m., Monday to Friday.  NO WEEKEND WORK ALLOWED
 
3) All job materials and equipment must be unloaded at the loading dock in the basement, not via the lobby. Grocery carts are not for the use of contractors or workers.
 
4) After unloading supplies, vehicles are to be parked in the parking stalls along the street side of the parking lot.  If there is not sufficient space there see the Front Desk for alternate parking approval.
 
5) Contractors are liable for damage and/or waste (dirt or debris). The management is the sole determining agent as to what is dirty or damaged. Corridors, entries, lanais and elevators must be cleaned throughout the day and at the end of the day before Contractors leave the property.
 
6) All work will be conducted within the confines of the apartment or in the basement area. No work areas are to be set up in the corridors, the parking lot or on the lawn.
 
7) Material, tools, cabinets, debris and any other items may not be left sitting in the hallways at any time.
 
8) No construction debris is to be put in the Association’s dumpsters. Please haul your work debris away with you.
 
9) Water and electrical shutoffs will require a minimum of 24 hours notice. No electrical shutoffs are permitted during the last two weeks of the second month of any quarter, in order not to interfere with the electrical submitter system.
 
10) Loud radios and any other audio devices may not be used in such a manner as to be audible outside the apartment where work is being done.
 
11) Contractors and their employees are to remember that elevators are for the convenience of the owners and guests. Holding or blocking the elevators or leaving items in them unattended is prohibited.
 
12) Only licensed contractors are to be used when the work interfaces with any electrical or plumbing of the common element. All work done to plumbing and electrical requires a final inspection to be performed by the Resident Manager prior to closing up walls. Contractors must abide by the house rules and the specifications / procedures contained in appendix A- H.
 
13) There will a $25 per day charge for use of the Association electrical power payable by either the contractor or the owner if the contractor does not pay. This charge will be made for any day, or part thereof, that a contractor uses an outlet in the corridor. 
 
14) A deposit of $500 will be required to cover potential damages and/or additional cleaning caused by the remodel.  All or part of the deposit will be returned after the remodel is completed.  Any repairs or cleaning beyond the $500 will be billed to the owner and the owner will be notified of major charges as they are incurred. The Resident Manager, without prior board approval, can fine a contractor up to $50 for each violation of a House or Contractor Rule and up to an additional $50 if the violation is not corrected in a timely manner.  Such fines should be reported to the Board and the unit owner via email in a timely manner.  The Resident Manager will also require a contractor, as stated above, to either repair or pay for the repair of any damage they caused in addition to any fines.  With approval of the Board President, larger fines can be levied for violation of Contractor Rules.
 
APPENDIX A - RESPONSIBILITIES
 
Owner Responsibilities:
All windows, sliding glass doors, hot water heaters, appliances, garbage disposals, air conditioners, plumbing including the unit’s shutoff valve and electrical fixtures including circuit breakers, fans, and front door hardware (locks, peep holds, closures, door knobs, etc.) are part of the unit. Therefore, owners are responsible for the cost of maintenance and replacement of them. Structural and watertight integrity of all walls, ceilings, floors, doors and windows must be preserved.
 
Royal Mauian Association Responsibilities:
Front doors to apartments, but not their hardware (locks, peep holds, closures, door knobs, etc.), unit entrance way lights and carpets, lanai railings, plumbing pipes up to, but not including, the unit’s shutoff valve, electrical sub-meters, electrical conduits and wires up to, but not including, the unit’s circuit breaker box and water shut off valves serving more than one unit. (i.e. the main lines) are part of the Common Elements and therefore a responsibility of the Association. Replacement of front doors for termite damage but not their hardware (locks, peep holds, closures, door knobs, etc.), unit entranceway lights and carpets, hallway dryer vent covers and lanai railings are an Association responsibility. When replacing a door for termite damage the staff will install or reinstall simple doorknobs and locks only. Owners must arrange for the installation or reinstallation of peep holes, digital and other complex locks, etc.
 
 
APPENDIX B - VENTING OF DRYERS
 
Owners are required to vent their dryers to the outside hallway, not to the kitchen stack or roof. The only exception is those owners that have installed a vent-less (condensation) dryer.  Venting of dryers into the stack is prohibited due to the fire hazard.  The Association will maintain the hallway vent covers.
 
 
APPENDIX C - LANAI FINISHED AND WATERPROFFING
 
Lanai wall finishes must be either mirrored or painted the building color. No paneling, carpet, stone, tile, etc. maybe affixed to the lanai walls.
 
When replacing the lanai carpet you must apply water proofing to the lanai concrete surface before installing the new carpet.  The Resident Manager will provide the water proofing at no cost, however the application is the owner’s responsibility.
 
Painting of the lanai is an owner’s responsibility and the Resident Manager will supply the paint.
 
 
APPENDIX D - FLOORING
 
If a hard surface floor (tile or wood) is installed or replaced in a unit sound-reduction material needs to be installed under the flooring.  This material must be non-toxic and have an Impact Insulation Class (IIC) rating of at least 68 as measured by ASTM E989 and a Sound Transmission Class (STC) rating of at least 72 as measured by ASTM E492-90 or the equivalent rating using the then current ASTM standard.
 
 
 
 
APPENDIX E  - WINDOWS AND DOORS
 
Overall rule: Replacement of all windows and doors shall comply with the Maui County Code and any other applicable code.
 
Louver Windows: Existing louver windows shall be replaced with the following 102 mm clear anodized aluminum louver window frame mechanisms and one of the following types of ¼ inch glass: a) clear, b) medium gray tinted clear, c) obscure un-tinted, or d) medium gray tinted obscure glass. All screens must be interior clear anodized aluminum framed screens. All shower louver windows must have tempered glass.
 
Awning and Awning/ Fixed-glass Window Assemblies: Awning and Awning/fixed-glass window assemblies shall be replaced clear anodized aluminum framed windows in a configuration matching the existing being replaced, with ¼” (minimum) medium gray tinted glass, except for the ground floor which may have 1- way mirrored glass. The assemblies at a minimum shall comply with the requirements for a C40 window. The awning window portions of the assembly shall be provided with interior clear anodized aluminum framed screens. All anodic coatings shall be commercial grade Architectural Class 1 Anodic Coatings. Glass to glass, and glass to outside of aluminum frame, measurements shall be as noted in the following table. The sealant-filled gap between the replacement window aluminum frame and the surrounding supporting structure shall be 1/8” (maximum). All awning/fixed-glass bedroom window assemblies shall have a minimum width of 86-1/2” from outside of aluminum frame to outside of aluminum frame. The aluminum frames in the fixed glass portion of these assemblies shall be 35-1/2" apart horizontally. The three awning windows to either side of the fixed-glass in these assemblies shall all be of equal size.
 
 
Maximum Glass to Glass or Glass to Outside Frame Distances
Lo Location
Distance in Inches
       Head @ Awning
2 - 3/4
 Head @ Fixed Glass
2 - 1/8
 Sides
3 – 1/2
 Sill @ Awning
3
       Sill at Fixed Glass
2 – 1/8
A    Awning to Awning (horizontal member)
4 – 1/2
 
 
Sliding Glass Doors: Sliding glass doors shall be replaced with clear anodized aluminum framed glass doors in a configuration matching the existing doors being replaced, that is their height should be floor to ceiling and the side panels should be the same width on one and two bedroom units lanais.  The side panels on the three-bedroom unit lanais may be replaced with wider side panels (approximately 12 inches wider) to conform to the C40 requirement. When an air-conditioner is being installed the side panel needs to be changed. See appendix F for specifications.  Sliding glass doors can open either from the center or the side. They must have 1/4" (minimum) clear or medium gray tinted glass except on the ground floor. The ground floor lanai sliding glass doors may also have 1-way mirrored glass. All glass doors shall at a minimum comply with the requirements for a C40 aluminum frame glass door. The sliding doors shall be provided with clear anodized aluminum framed screens and stainless steel wheels. All anodic coatings shall be commercial grade Architectural Class 1 Anodic Coatings. Thermal glass and an ADA compliant threshold may be used. The sealant-filled gap between the replacement aluminum frame glass slider and the surrounding supporting structure shall be 1/8" (maximum).
 
Unit entry doors - Replacement of front doors for termite damage but not their hardware (locks, peep holds, closures, door knobs, etc.), unit entranceway lights and carpets, hallway dryer vent covers and lanai railings are an Association responsibility. When replacing a door for termite damage the staff will install or reinstall simple doorknobs and locks only. Owners must arrange for the installation or reinstallation of peep holes, digital and other complex locks, etc.
 
With the Resident Manager’s approval a cream color security screen door with a pattern the same or similar to the ones currently installed  (Tru-Frame Security Door) are permitted. Any other screen door requires Board approval.
 
 
APPENDIX F  - AIR-CONDITIONERS
The installation of air-conditioners requires approval of the Resident Manager.
 
When installing an air-conditioner unit on the lanai, the side panels of the large sliding glass door should be reduced by six inches on each side and chases installed in the six-inch spaces.  The chase should be painted the same color as the building.
 
The piping for the air-conditioner should enter the unit through one of the six-inch chases and no other piping should be placed on the lanai.  All necessary piping to install the air-conditioning should be inside the unit.
 
 
APPENDIX G – ELLECTRICAL, ELECTRICAL CIRCUIT BREAKERS AND SUB-METERS No electrical wires may be concealed in the expansion joints or notched into the slabs.
 
The maximum allowable capacity of a unit’s electrical service is 125 AMP, therefore the main circuit breaker for a unit cannot be greater than 125 AMPS.
 
Electrical circuit breakers and sub-meters should not be moved or disconnected without prior approval of the Resident Manager. If any electrical work involves the sub-meter or the circuit breaker box the owners/contractors must contact the Resident Manager to arrange for the Association’s electrician to disconnect, remove and / or install the electrical sub-meter as required.  The owner will be charged the actual cost for this work. Sub-meters should not be tampered with in any way.
 
Only licensed contractors are to be used when the work interfaces with any electrical or plumbing of the common element. All work done to plumbing and electrical requires a final inspection to be performed by the Resident Manager prior to closing up walls.
 
APPENDIX H - TENSION CABLES 
When a unit is remodeled any exposed tension cables or rebars must be treated as prescribed by Scot Listavich, a structural engineer, and the Association will reimburse the unit-owner $250.  See Contractor Rules for details.
 
Appendix I – Roof and Chase openings
Roof Opening may not be closed. Vent chase opening must be sealed. See Contractor Rules for details.
 
Addendum I  - Acceptance and Inspection Form
 
**************
 
 
For Resident Manager's use:  -  Acceptance Form
 
To start project          Accepted ____               Not Accepted ________
 
Resident Managers' Signature ___ Date__________
 
Comments___
 
 
 
 
 
 
 
 
For Resident Manager's use:  - Inspection Form
 
Date of Electrical inspection w/ Resident Manager ________________
 
Date of Plumbing inspection w/ Resident Manager ________________
 
Date Electrical Submitter inspection w/ Resident Manager ________________
 
Date Flooring Soundproofing inspection w/ Resident Manager ________________
 
Final inspection of the project        Accepted_____ Not Accepted _____
 
Resident managers' Signature _____________________________       Date _____________
 
Comments ________
 
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