Maintenance and Construction Schedule

Updated: October 21, 2019 at 2:40pm HST 

Aloha Guest(s): Please be advised that NOT ALL of these projects apply to your stay.  Please check the applicable resort/condo where you are booked. 

{Resorts listed in alphabetical order}




 HOLOLANI BEACH RESORT:  Resort Improvements

 Update from Hololani Resident Manager 10/15/19:

 As of today, the A building exterior spalling work is complete.  Scaffolding has been relocated to the B building, and work on the “02” stack is nearly complete.  The “01” stack is already complete.  Each stack requires 2 – 3 days of work.  The ocean-facing side of the B building is estimated to be complete by the end of this week.  

 In addition, lanais will be pressure washed, painted and undergo touch-up spalling where necessary.  During this time, hallway carpet is also being removed and replaced. 

 Work hours are from 8am – 4pm M-F, no weekends.

 Update 8/13/19: The work got off to a slow start due to technical issues and bad weather, so we're probably a week or two behind schedule. So, Building A was expected to take approximately two months from July 15th to about September 15th and due to the delays we're hoping to have Building A completed around September 30. Then Building B should take about 2 months, starting around October 1st through approx. November 30th. All of these dates are estimates, due to the unpredictability of the weather. 

 During the entire project, owners and guests can expect to see workmen, scaffolding, some grinding sound, etc., depending on how many cracks and spalling repairs are required. Removal and prepping of the exterior walkways will create some inconvenience and noise during July-22-August 9th, but will not prevent owners and guests from accessing their unit.

 Original Notice Received 2/8/19: Beginning on July 15th, spalling repairs (places where weather has caused visible damage to the building) and painting will begin on Building “A”. When Building “A” is finished they will start on Building “B”. The entire project will take approximately 4 months. When the painting is completed, new carpeting will be installed on the exterior walkways on each floor. The painting project should have minimal impact on owners and guests.

 Additional updates will be provided as work progresses.

>There is no beach access on the property and resort staff strongly recommends you use an alternative beach access within walking distance for most.

See: Beach Conditions


HONUA KAI RESORT & SPA:  2019 Pest control schedule + Luana Development + Resort Improvements

>Quarterly Pest Control for 2019 Interior & exterior services (services start at 8am)

  • Konea 12/19/19
  • Hokulani 12/20/19

 The dates above are tentative and subject to change based on weather/equipment/staff by Mid-Pacific.

 >Luana Development (final phase of Honua Kai development)

You can expect work to commence as follows:   Monday through Saturday from 9am - 5pm   Light work (no noise) is to be expected from 8am – 9am and possibly 5pm – 6pm daily as well.


KAANAPALI ROYAL:  Fees Increase Notice and Individual Unit Updates

Fees Increase Notice (Posted 5/20/19)

  • Effective July 1, 2019, Ka’anapali Royal’s resort fee structure will change to $20/day, payable at the resort, whether or not guests are parking a vehicle, with a cap at 7 days/$140.00.  Second vehicles are an additional $140, 2 cars maximum. 
  • Rentals with arrivals on July 1, 2019 and beyond that are confirmed by May 31, 2019 will still pay the previous flat parking fee of $80/vehicle. 

Unit F102 Remodel Construction (Posted 8/29/19)

Remodeling construction has been scheduled for unit F-102 to begin on Tuesday, September 3rd, 2019, with an estimated completion date of December 10th.  Working hours are from 8:30 am to 4:30 pm Monday to Friday, NO weekends or holidays.    The noise factor will be at different levels throughout this time period, starting from the loudest and winding its way down.


KAHANA OUTRIGGER: Resort Improvements + unit updates

>Exterior Dry Rot Repairs {Notice received 5/25/18}:

  • Building 3 - Sept 9 -Oct 11, 2019  Complete
  • Building 2 - Mar 30-May 1, 2020 {posted 2/11/19} 
  • Building 4 -Sept 14 -Oct 30, 2020 {posted 4/8/19}


KAHANA REEF:  Sea Wall Repair Project = 3 Phases over 3 years June 2018 - Oct 2020, Plumbing Project &  Elevator Refurbishment

  • Phase 1 2018 - COMPLETE  
  • Phase 2 2019 - June 1 to approx. end Nov. of 2019 
  • Phase 3 2020** - April thru Oct of 2020

The sea wall repair will begin with the area in front of the pool. The south parking lot will be the staging and access area for repair of the section fronting the pool. The pool may or may not be off limits during portions of this repair.

 Update posted 10/18/19:

The Phase 2 seawall's subfooting and vertical support are complete. The wave reflector cap's form is being installed and about half done. Recent ocean conditions are hindering progress. Once the form is complete, the cap will be poured. Thereafter the work area will be filled in. At this time it is estimated that most work on Phase 2 will be done by end of November.

**There are recent sinkhole issues at the north property line. This affected area is outside and in addition to the scope of work originally set for Phase 3. Work will begin soon to stabilize that area for the winter season. Hard efforts are being made to receive Phase 3 approval with amendments so repair on Phase 3 and additional north property line can start early spring 2020.

 Update posted 8/27/19:

Phase 2 of the sea wall project will begin the deep dig sub-foundation phase on 8/28/19.  These sub-foundation pours need to be done at low tide. Work is expected to start at 7am.  The phase 2 concrete removal is not complete. Due to the length of the wall, this process needs to be done in stages to maintain the integrity and stability of the original wall. 

To speed the entire process, the contractor has been given permission to start at 7:30am M-F. They were also given permission to work on Saturdays. The AOAO will do it's best to send out an email notice a day in advance when a Saturday work day is planned. Once the deep digs begin, the work hours and days will be dictated by low tide calendar.

>Elevator Refurbishment Project: (Notice received 6/26/19; Updated 10/18/19):

Both elevators are earmarked as a Reserves Project to be refurbished over the next year, starting with the south elevator. 

The north elevator's refurbishment is finished. We are waiting on the final State inspection which is scheduled for next Wednesday, Oct. 23rd.  Most of the equipment and tools from the repair have been removed from the premises.  Once both units pass the final State inspection, the remainder of the contractor's equipment will be removed.


KAPALUA GOLF VILLAS Notice received 9/24/19:

Resort Wide Dryer Vent Maintenance:

Vent Pros Hawaii will need to be in each unit for approximately fifteen (15) to twenty (20) minutes to disconnect the dryer vent hose at the dryer and run brushes through the ducting all the way to the outside.  The lint is removed with a large HEPA vacuum. Depending on the make of dryer, we may or may not have to move the dryer.  After cleaning, they will reconnect the dryer and test connection for leaks.  Technicians will clean and inspect the outside jacks on the wall of the building, making sure the bird guard is on.  We ask residents to have a clear pathway from the front door to the dryer, so they can bring in their HEPA vacuum. 

Buildings 20 & 21 to be serviced on 11/19/19 


LAHAINA ROADS: Pool closure

>Pool will be closed for repairs Nov 4 thru Nov 15, 2019.  {notice posted 7/30/19; updated 10/17/2019}


LAHAINA SHORES: Unit improvement project(s)

LANAI RAIL INSPECTIONS -Posted 10/10/2019; Updated 10/11/2019:

The resort has hired Hawaii Inspection Group to inspect all lanai railings.  Each day up to 20 lanais will be inspected with each inspection lasting approximately 15 minutes.  The inspections will begin Monday October 14, 2019 between 9am-4pm and continue each day (Monday - Friday).  We anticipate the completion of the inspections by October 31st.    

Please note, the building is at about 90% occupancy through the end of October.  To expedite the process, the inspector(s) will move through the units as fast as possible and progress in a floor by floor pattern to avoid skipping around the building.  There are a number of variables involved - but the resort believes they will be starting from the 2nd floor up.  

 Pending: (These units are undergoing approval to proceed and a timeframe for the work is noted in this notice.): 

  • Unit 205 - Aug 5 to Sept 6 - may affect units 105, 203, 204, 207, 305.
  • Unit 620 - Aug 1 to Oct 1 - may affect units 520, 618, 622, 623, 705.

Tentative: (Units where the unit owner has notified management that they intend to do renovation work but have given no further details, i.e. scope of work, contractor information, work dates, etc.)

  • Unit 433 - may affect units 333, 429, 430, 431, 533
  • Unit 219 - may affect units 217, 221, 319

>There is a (large) private home being built next door to the (south end of the property).  Home is expected to take 9-18 more months to complete {updated 3/7/19}


LOKELANI BEACH RESORT: Resort & unit improvements

 Posted 10/17/2019: Lokelani and other West Maui properties are often addressing issues relevant to common areas.  The Lokelani Board has approved the following forward steps:

 ** NOV-DEC 2019:   We are anticipating an exploratory seawall project in Q4.  It will likely extend up to 3 weeks, from Thanksgiving until mid-December.   It will not extend into "high season.''   Any potential guest interruption will begin in C building, then move to B building, then move to A building.   The contractor will attempt to limit guest interruption to the following time frame:  10 AM to 3 PM. However, based on weather conditions, that could extend earlier or later.  We do anticipate some noise issues during the midday hours.

** JUNE 2020:   We are anticipating a 4-day seawall project that should have minimal guest impact.   It may require some parking adjustment, but otherwise will not negatively impact guest enjoyment of Lokelani.

** Q2/Q3 2020:   Lokelani will be engaging in a comprehensive painting project in summer/fall 2020.   At this writing, we do not anticipate that this project will negatively impact Rental.   We are attempting to schedule the project for September 2020, but are still negotiating with vendors.  Thus, this is an advisory communication only -- we will share an update when a vendor contract has been finalized.

  >Lanai Sealing project

Update as of 3/26/19 Project has been postponed indefinitely:

Message received from the Lokelani Resident ManagerWe do plan to conduct a maintenance project -- sealing all 54 lanais  (project start date TBD). This will have a 4-hour impact on each lanai (including moving furniture, applying the sealant, allowing for drying time, and replacing the lanai furniture.)  We will attempt to minimize distribution for all guests while also working efficiently with our vendor.  The vendor has been authorized to work up to six days weekly (Sundays are mandatory off-days).   Work must be complete, including Oceanside clean-up activities, by 5 PM daily. When not working on the lanais noted above, the vendor will be repairing stucco and tile cracks on various lanais (typically when the units are not occupied, under supervision of the Lokelani resident manager)


MAHANA: Resort maintenance + unit updates: 

 >Individual Unit updates:

  • Unit #207 Replace Kitchen and Bath Cabinets 11/01-12/15/19 (Construction noise possible); posted 10/14/19
  • Unit #715 Replace Sliding Doors, Retile Flooring 11/5 - 11/22/2019 (excessive noise 11/18 - 11/22); posted 10/21/2019
  • Unit #1114 Remodel 9/23-11/08/19 (excessive noise 10/23-10/30); posted 8/26/19


MAKANI SANDS: Resort maintenance


New sliding lanai doors are being installed on several condos.  The work may entail some noise but should not be too disruptive. Work equipment has taken up much of the parking lot.  The resort has arranged for guests to park next door if our lot is full. The work is expected to be completed  by 11/7/19.


MAUI SANDS:  Sea Wall repairs + shoreline closures

Update from Maui Sands 8/26/19: The work on the sea wall in front of building 5 is complete for this year.

Phase 2 of the sea wall work in front of Building 4 will start May 1, 2020 pending financing for the work.  Phase 2 is estimated to take 4-5 months with an ETA of completion Oct 2020.  This phase will also including installing a new stairway area between buildings 4 and 5. 

We understand that this is going to be a disruption for a great length of time. But we are trying to do everything we can to ensure that it is a smooth process with as few hiccups as possible.  We are giving you these timelines and preliminary information to ensure that if you have a vacation rental property you will have enough lead time to make your guests aware.

 >Notice dated 2/13/18: Due to ongoing shoreline erosion issues the sunset deck and the stairs next to it have been closed indefinitely.  There is a stairway to ocean access at the north end of Building #4.



The exterior buildings are being repainted and the project is expected to be completed by December 20, 2019 (weather permitting).  Power washing and preparation work will be noisy.  The resort is unable to predict when exact units will have paint crews outside of them. 


PAPAKEA BEACH RESORT:  Resort maintenance & Unit Improvements 

Elevator Maintenance Notice from Resort (Posted 10/9/2019): 

October 14th — October 19, 2019 ELEVATORS UNDER REPAIR WILL BE OUT OF SERVICE DURING THIS PERIOD. Technicians estimate work will take approximately 4-5 business days to complete the project, during which elevators will be completely out of operation. Technicians will be working extended hours (7:00 a.m.—10:00 p.m.) to keep the project moving as quickly towards completion as possible. Work will begin in Building A, and move through the remainder of buildings on property. If more dates for service are needed we will update everyone as soon as that information becomes available. Although this will be an inconvenience to our guests, please understand that periodic maintenance of the elevators is required. Owners/Guests needing assistance are asked to contact the Front Desk, (dial ext. 0) or SECURITY: 250-9169 Mahalo for your patience and understanding!!

Individual Unit Updates as of 10/14/19:

  • Unit A101 Repair drywall/paint/reset cabinets and countertops 9/4-10/15/19
  • Unit A206 Replace and Install New Lanai Door and Split AC System Nov/Dec 2019 Pending Approval
  • Unit A303 Refurbish/Re-stain Entry Door TBD Oct. 2019 pending approval
  • Unit C106 Kitchen/Bath Remodel 11/23 - 12/19/2019 Pending Approval
  • Unit D304 Replace and Install New Lanai Door 11/12/2019 Pending Approval
  • Unit F310 Kitchen and bathroom repairs Aug-Oct 2019
  • Unit F404 Kitchen & bathroom remodel + tile floor installation.  9/5-11/8/19 (expect demo noise)  
  • Unit G207 Remove existing tub and install walk-in tiled shower Oct 2019 pending approval
  • Unit H101 Kitchen & bathroom remodel 6/24 - 8/2 10/15/19 (expect demo noise at start of project)
  • Unit H405 Remove existing flooring throughout condo and install new vinyl plank flooring  11/7-11/15/19
  • Unit J203 Replace and Install New AC Triple Split System 11/18 - 11/28/19 Pending Approval
  • Unit K402  Replace and Install New AC Split System 12/2 - 12/7/19 Pending Approval

>Beginning Wednesday October 16, Papakea will be closing the putting greens for maintenance. (Posted 9/30/2019)

Molokai putting green: 10/16/19 to 11/05/19

Lanai putting green: 11/06/19 to 11/27/19


>Routine Pest Control Dates (Posted 10/10/2019):

Monday, Nov 4th at 1pm - Interiors of Buildings A, B, C, and D

Tuesday, Nov 5th at 1pm - Interiors of Buildings E, F, G and H

Wednesday, Nov 6th at 1pm - Interiors of Buildings J, K and L

Monday, Nov. 25th - Topical and Mosquito Spray at 7am


POHAILANI  (Notice Dated 6/8/19):

The adjacent Kahana Reef Resort will be starting the second phase of their seawall work beginning next week June 10, 2019. In the first week they will be mobilizing the job, and beginning the actual construction on the wall the following week. They will be bringing equipment and material through the south end of their property, but the actual work will be done further north on their property as they have completed the work adjacent to our property in phase 1. They will be working from their pool area north, and are expected to be working on this project for the next 3 to 4 months. Their scope of work as I understand it is they will be excavating behind their existing wall and adding concrete fortifications to the existing wall from behind and adding a concrete cap.  

Sometime during this period they will also be coming onto our property to fill our sinkholes created this last winter. We do not have a date for this work at this time.


POLYNESIAN SHORES  (Notice Dated 10/9/19):

We were just informed by the resort that trenching for utilities infrastructure improvement has begun and is expected to be completed on Nov. 15, 2019.  The north parking lot entrance with be closed and parking for our #113 unit will be relocated.  Noise, digging and heavy equipment at the property.


 ROYAL KAHANA:  Pest control schedule + Resort Improvements

 >Pending projects: {posted 6/6/19}

  • Replacement of ADA pool lift
  • Install cover over grill area
  • Replacement of 1st floor patio foot lights
  • Reinstallation of propane tiki light torches
  • Replace dry sand pipe

>Refurbishment of Pool Deck Area scheduled for 9/23-10/20/19 10/23/2019{posted 6/6/19; updated 10/17/19} Guests have access to use the pools at Hololani and Valley Isle Resort next door.

The full scope of the pool deck work is in the scheduling phase. The project start date and the pool closing date is September 23rd. The pool will reopen by October 20 October 23rd.

The next phase consists of repairing the pool bottom fitting. The preparation of the clean deck surface for installation of the new surface. The preparation includes crack repair and filling low spots in the cement deck. This work will consist of a keeping the pool closed, a moderate amount of noise, and some dust. The length of time is solely dependent on the current condition of the cement under the current coverage. This phase will start on completed removal sections before the first phase completes.  

The final phase consists of applying the surface material. The timing of this phase is flexible. Completion not mandatory. Management of the timing in this phase guarantees work will stop on time in this phase.

>Pest Control:  Interior/Exterior starting at 7am {Notice Received 1/10/19; Revised 8/29/19}

  • Starting October 2019 and every month treatment will occur on two floors each month along with treatment for the grounds

Please note that the adjacent Valley Isle Resort plans on rebuilding the health club, the porte cochere, the lobby, and the walkway to their high-rise is underway starting sometime after September 1, 2019 and ending around May 2020.  It is not known if Royal Kahana guests in the south portion of the building will be affected by noise.


VALLEY ISLE BEACH RESORT: Resort Improvements/Projects/Shoreline Conditions  

>Scheduled water shut downs 9am to 1pm on the following dates:


  • December 13th         


  • March 13th               
  • June 12th             
  • September 11th         
  • December 11th      


  • March 12th               
  • June 11th                 
  • September 10th 
  • December 10th            

>Commercial Building Project Update as of 7/25/19: 

Planning for the rebuild of the porte cochere, the lobby, the walkway to the high-rise and the separate building housing the health club which were destroyed in a fire, is underway. Due to the proximity to the ocean, that process has been complex and time consuming. The permitting is now essentially complete and the project was put out to bid and a bid has been accepted. 

The project is currently delayed indefinitely. The actual start date is dependent on final government approvals, contractor schedules and availability of materials, however this page will be updated on a regular basis until the project is complete. 

>Beach access at the Valley Isle Resort may be closed from time to time due to ocean and swell conditions. Sandbags have been installed along the shoreline. 


WHALER ON KAANAPALI BEACH: Resort and unit improvements

Tower 2 Lower level project: Tile flooring and base.  Tile flooring to be installed at night.  Some disruption to elevator service.  Noise in varying degrees in to be expected during this time.  

Unit + Resort Improvements (revised 9/7/19)

  • Unit 307 Unit remodel 9/9-11/30/19
  • Unit 651 Exterior Spalling repair 10/17-10/21/19; There will be expected noise from concrete demo and patching. (Posted 9/7/19)      COMPLETE
  • Unit 711 Install granite counter top in kitchen {project on hold}

Facilities Fee Increase (posted 3/09/19) 

Effective April 1, 2019, the Resort Amenities Fee will increase from $20 + tax per night to $25 + tax per night.