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General Condo Information

Frequently Asked Questions

1. I want to modify my unit. Can I make changes to it inside without approvals? What about changes to the outside?

A. A number of modifications can be made without approval. Basically, changes to your apartment that do not affect what is called a "common element" can be made. Typical common elements include structural beams, columns and other members in the walls etc., the lanai structure, any exterior element such as roof, siding, doors, paint, railings etc. If you are considering a modification, read the Architectural Design Review Policy and Uniform Appearance Standard documents. An additional resource covering specific modifications is also included here. Consult with the Architectural Review Committee for specific questions.

2. Are my lanai screens common elements?

A. Technically, the lanai screens are considered part of the common element. However, damage to the screens which occurs as a result of an event inside the unit or screen cleaning are the responsibility of the owner. Damage from the outside would be covered by the Association. Approved screen upgrades are to be paid for by the owner, after which the above maintenance policy applies.

3. How can I ask a general question of owners?

A. The yahoo groups forum named panhaleowners has been set up to allow such questions to be posed. You will need to join the group by setting up a yahoo ID and password by clicking on "join this group" from the site. From the home page click on Owner Forum to be directed to the site.

4. If I need some routine maintenance at Paniolo Hale, are there any services available on site?

A. Yes there are! Jim Murphy, our facility manager can help you on a work order basis. He and Dani, our maintenance person are able to do quality work for certain types of jobs. Typical things that can be done are water heater replacement, repair of French doors, leaking faucets, installation of disposals and dishwashers, painting, setting rodent traps, and screen repair/replacement. Jim can also arrange for material to be obtained for the job. If you have a job that needs to be done, you should check first with Jim by email at panhale@wave.hicv.net or by phone at 808-552-2631 before you look at another island service. This can save you money overall since they are physically close and familiar with the property. Work is billed on a time and material basis at a flat rate of $30.00 per hour and can be arranged with an email work order request or with a form available in the office or here as an Adobe .pdf scanned copy. You can print a copy, fill it out and submit it to Jim.

5. If I notice a problem area on the property, how am I supposed to get attention paid to the issue?

A. Our Resident Manager works to a priority schedule/plan that is co-developed with him by the Board of Directors and his administrative supervisor, Desiree Ventura of Destination Maui Inc.. He is instructed to not address owner-referred problems directly unless asked to by the Board, Desiree, or in an obvious emergency situation where property damage or individual safety is involved. Close contact by owners and the Resident Manager is encouraged, however. He will be accommodating to refer your requests to his supervisor, and inform you of the action to be taken, but he is not at liberty to immediately service non-emergency requests on an interrupt basis. You can also fill out a maintenance form as mentioned above and submit it to Jim.

6. If I want to change the landscaping around my unit, how do I go about requesting this, and can I choose and buy my own plantings?

A. Owners are allowed to make landscape recommendations and requests with regard to the plantings and care of plantings in the vicinity of their units. To add or remove a planting, or to ask for special landscape treatments, a landscape form is available to be submitted to the Board/Resident Manager for approval by the landscape committee. After approval by the committee, plants purchased by the owner will be planted and maintained by the gardening staff. A pdf copy of this form is available here for printing and submittal by mail or otherwise.

7. Is termite damage to the floors covered by the association?

A. Yes, if damage to the hardwood or lanai floors is from termites or other insects, the Association repairs it as a portion of the common element. This does not apply to other incidental floor damage due to flooding from appliances, water heaters or other sources which come from inside the unit and are the responsibility of owners to prevent or control. These would fall under owner insurance coverage in most cases.