Buildings and Grounds Report

To: Mr. Win Straube
President - Nauru Tower Board of Directors
From: Chuck Heitzman
Chair - Buildings and Grounds Committee
Subject: List of 2007 accomplishments for this committee

1. Swimming Pool : Towards the completion of the $300,000 pool renovation project in February 2007 the Board hired a third party inspection firm, Architectural Diagnostics, Ltd , to review the contractors work. ADL discovered the pool work was not being performed in accordance with the pool construction contract. As a result the material suppliers warranty was also in jeopardy. A law suit was filed to resolve these issues.

2. Reserve Fund for 2008 :An extensive survey was made of the major on site pieces of equipment that deliver the basic services to the residential and commercial spaces. The equipment includes 1) the chillers & cooling towers which produce and deliver the air conditioning, 2) the booster pump plant that provides the hot & cold water, 3) electronic systems & control equipment 4) landscape and irrigation, pool equipment, along with other important property maintenance and life safety items. This survey also indicates equipment life expectancy and replacement cost.

From this survey information a realistic 2008 Reserve Fund was constructed unlike the 2007 Reserve Fund which did not attempt to quantify the future maintenance and operational requirements for the Nauru Tower property.

3. Exterior Paint: The 2001 exterior painting of the building tower and garage has deteriorated. Architectural Diagnostics, Ltd was hired to take samples of the exterior paint and have them tested at a Chicago lab. From the lab analysis a new specification is being prepared and will be used for the 2008 repainting of the tower and garage. The preliminary lab results, of the existing paint, indicated significant deficiencies in both the specified products and applied thicknesses.

4. Bi-Parting Entry Doors: Because the current entry door configuration is difficult to operate in windy conditions a new bi-parting door arrangement was selected. The original building structural engineer was commissioned to analyze the structural framing requirements for the new door assembly. That work has been completed and the bi-parting door system is scheduled to be installed in May of 2008.

5. Annual Fire Safety Door Certification: During 2007 the fire safety doors on each residential floor of the building tower have been certified to be in compliance with the fire safety code of the City and County of Honolulu. To our knowledge this annual certification was never performed before.

6. Entry and Lobby Area Renovation: Group 70 International, a top design firm in Hawaii has been hired to
refresh the entry and interior lobby spaces. They will address the need to create a cohesive design theme from the porte cohere to the Makai lobby area. A charrette has been conducted to provide, residential and commercial stakeholders, input for these spaces. The renovation is scheduled for 2008.

7. Cooling Tower and Booster Pump: These two pieces of equipment need to be replaced. The cooling tower is scheduled for 2008 and the booster pumps in 2009. A consultant will be hired to prepare specifications, bid and contract this work.

8. Landscape and Irrigation; The building grounds automatic irrigation systems have been up graded to improve water distribution and reduce manual labor.

9. Energy Saving Measurers: Low energy light bulbs have been installed in many common area spaces. All new equipment purchases will use the latest technology to reduce energy costs and provide tax credits.

10. General Filing System: There were few if any contracts, equipment and maintenance files kept by the previous Board of Directors, past Resident Managers or Hawaiiana Management Company, Ltd. for the Nauru Tower condominium property. Files are now being built and maintained on all major equipment and maintenance items. It is an ongoing effort since new management is working from scratch.

11. Residential Unit Operating Functions: Air Conditioning sub-metering, hot/cold water system, bathroom exhaust system, these systems are all being worked on to insure proper operation.

12. Entry Fountain: The concrete rim of the fountain has been repaired and an indirect lighting system has been installed.