New Page 1

General Condo Information

Reference Documents:

2010 Annual Budget Password Required

2010 Reserves Budget Password Required

Landscape Evaluation August 2009

The Electrical System by Morikawa and Associates LLC May 2006

The Sewer Pump System July 2006

The Lanai Screen System Information and Costs

Installation Guide: Wrap-around Lanai

Installation Guide: Standard Lanai

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. Some modifications can be made without approval. Basically, changes to the interior of your apartment that do not affect what is called a "common element" can be made without prior approval. Typical common elements who’s modifications require approval include, but are not limited to, 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. When in doubt, ASK before work is started!

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 is the responsibility of the owner. Damage from the outside would be covered by the Association. Approved screen upgrades must be paid for by the owner, after which the above maintenance policy applies.

3. How can I ask a general question of other owners or make a comment of interest to other owners?

A. The Yahoo Groups forum named panhaleowners is available to allow posting of questions and comments. Owners must first join the group by either setting up a yahoo ID and password by clicking on "join this group" from the site or by sending an email request to Communications Committee Chair at panhalecomm@aol.com. From the home page click on Owner Forum to be directed to the site.

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

A. Yes there are! Our Resident Manager can help you on a work order basis. Our staff is 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, washing skylights, and screen repair/replacement. Our Manager can also arrange for material to be obtained for the job or items picked up from the dock. If you have a job that needs to be done, check first with the Manager by email at panhale@aol.com or by phone at 808-552-2631 before you look at another island service. This can save you money overall since the staff is 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 our Manager.

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 the Board of Directors and the Property Manager, at Destination Maui Inc. The Resident Manager is instructed to not address owner-referred problems directly unless asked to by the Board, the Property Manager, 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, the Resident Manager will be accommodating by referring your requests to the Property Manager, 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 John.

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 Resident Manager / Landscape Committee for ultimate approval by the Board. After approval by the Board, 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 wood-eating insects, the Association repairs it as a portion of the common element. This does not apply interior furnishings, such as cabinets, or furniture nor 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.

8. How can I borrow a tool from the AOAO?

A. First check with the Resident Manager or another staff member to make sure that the tool(s) is(are) available and not needed by the staff for the day. When borrowing tools, please make an entry in the "Owners Tool Sign-out Sheet" located in the shop on a clipboard. Tools must be returned daily. Do not keep them beyond 4:00 PM, even if you may need them again. If a tool is damaged please let the Resident Manager or another staff member know about it. We all know that tools breakdown so letting them know will allow them the opportunity to repair or replace the item so as to not be "surprised" when the tool is needed on it s next use.

9. Why am I not being billed for West Molokai Association “WMA” annual dues?

A. Paniolo Hale AOAO budgets for and pays the regular annual WMA dues for each unit in good standing (i.e. their Paniolo Hale account is current) and therefore you should not receive a bill from the WMA. Keep in mind that any WMA special assessments are billed directly to each owner by the WMA and such assessments are not budgeted for nor paid by Paniolo Hale AOAO.

10. What’s with the Weekend Security Guard?

A. A security guard is on duty from 9 AM to 5:30 PM each Saturday and Sunday for the purpose of controlling unauthorized access to and use of the property. For details of the guard’s responsibilities and procedures please click the following link: Security SOP.