Maintenance and Construction Schedule

Updated: August 20, 2019 at 2:36 pm 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} 


HALE MAHINA BEACH RESORT:  Individual owner unit remodels

  • Unit B202 Unit remodel 9/9/19 x 6 weeks 


HOLOLANI BEACH RESORT:  Resort Improvements & Shoreline Repairs

Spalling repairs and painting: July thru August  end of November 2019


Update from Hololani Resident Manager 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 going until November 30th. All of these dates are estimates, due to the unpredictability of the weather.

 Update from Hololani Resident Manager 8/2/19: Painting project has been started on Building A.  So far the carpeting has been removed from the hallways in preparation of the application of the waterproofing coating.  Currently power washing is taking place in preparation for painting, starting at the far north end of the building.  Work is slow due to the current weather conditions.  

Update from Hololani Resident Manger 6/4/19: Kawikas Painting plans to arrive on property July 15th and spend the first week (July 15-19) mobilizing equipment, covering railings, setting up rigging on the North facing side of Building A. Owners and guests will not be able to use the small lanais on that "04" stack facing North that week, as prep and painting will be taking place that week.

Then on or about August 5th-9th, the prep and painting will begin on the Building "A", "04" stack on the side facing the ocean. They will begin on the 8th floor and work down the "04" stack to the 1st floor. Owners and guests will not be able to use their ocean facing lanais on the Building "A", "04" stack during that week.

Then, they will repeat the process starting on the 8th floor of the "03" stack. Each stack will require a week to complete. They will continue painting each stack accordingly, each stack taking about a week. 

During this period, from July 15th-August 9th, Kawikas will be removing the carpets on the East facing exterior walkways of Building "A" and grinding old adhesive, repairing cracks, etc. 

Prepping and painting of the West facing side of Building "A" will take about one month. 

That is as far out as Kawikas wants to advance a project Schedule. With their input I will provide additional schedules as the project proceeds. 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. Additional updates will be provided as work progresses

(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.

>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 9/19/19
  • Hokulani 9/20/19
  • 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

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. 


KAHANA OUTRIGGER: Resort Improvements + unit updates

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

  • Building 3 - Sept 9 -Oct 11, 2019 {updated 12/4/18}
  • Building 2 - Mar 30-May 1, 2020 {posted 2/11/19} 
  • Building 4 -Sept 14 -Oct 30, 2020 {posted 4/8/19}

>Unit 1A2-Unit improvements 9/9-9/27/19: Update all three bathroom vanities, install tile and update (1) shower.  {posted 5/3/19}


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. Nov. of 2019 (4-5 month project; start date pending SMA approval- start date delay notice received 3/10/19)
  • 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 7/3/19: 

Summary of the seawall project as of 6/28/2019 - The contractor will dig and remove concrete to the 4-5 foot level. The digging has to stay above high tide mark. They will continue to work and chip away at the wall to get the wall prepped to receive the new vertical wall that will attach to it. Once this is completed for the entire length, they will start at the north end for the deep digs. They will shore up the surrounding areas in preparation for the deep digs. They will do the deep digs in small sections to limit the exposure of the wall. (dig, fill, dig, fill, until they finish the entire length).

It is anticipated that the rest of the prep to the 4-5 foot level will be completed in another 3-4 weeks. Then the shoring and deep digs will begin. The contractor has a sheet pile driver (new piece of equipment) that will make easier work of the deep dig task; much faster, safer and efficient than how things were done last phase.

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.

Update 6/17/19:

Repair of Phase 2 has begun. The contractor had made some last minute changes. Repair staging and access will remain at the south end of the complex. The repair is beginning at the north end of Phase 2 and moving south, then tying into Phase 1.  There is a sink hole in Phase 3 area of the yard. We are watching it closely. While the contractor and equipment are on site, we will have a temporary repair done using the same method as the south end's temporary repair with geofabric and sand bags. This repair may use the north end for access.  Updates will continue. Last minute changes and unexpected events should be expected. Thank you for reminding your guests that the construction area is off limits and to please respect the areas that are cordoned off.

The standard work week is Monday through Friday, 8am-4pm. As we have learned from Phase 1, this is subject to change. Portions of the repair must be done when the tides are most favorable (low). This will alter some work days and times for repair to early mornings and Saturdays. We will do our best to notify you when repair times/days fall outside of the standard schedule however please know now that there is no guarantee of advance notice.

>Plumbing Project (Updated 6/28/19 and 8/5/19):

The HOA at Kahana Reef is overseeing a plumbing project starting in late May through around June 20th at Kahana Reef.   Assessments and work will be performed on the “4 Stack” starting today and moving into next week. Again, all owners/property management have been notified of the ongoing work.

The plumbing project continues with the 03/04 stacks starting September 4th and ending September 19th. This will directly effect units 103, 203, 303, 403 and 104, 204, 304 and 404. Unit 104 will also be remodeling their bathroom which may cause some additional noise.  Construction noise may effect all surrounding units to some degree. Thank you for your understanding as we work towards completing the plumbing project.

>Elevator Refurbishment Project: (Notice received 6/26/19; Updated 8/5/19):

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

Update 8/5/19: 

Refurbishing work has begun on the south elevator and should be completed by approximately September 20th. It is estimated that the North elevator refurbishing will begin approximately September 23rd and end sometime around November 30, 2019. Please know these dates are only estimates. We will continue to update you as information changes.


LAHAINA ROADS: Pool closure

Pool will be closed for repairs Nov 4 thru Nov 12, 2019.  {notice posted 7/30/19}


 LAHAINA SHORES: Unit improvement project(s) 

Pending: (These units are 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
  • Unite 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

 Unit #A203 repair lanai and install new tile on lanai (posted 3/1/19; updated 7/30/19): The lanai repairs for A 203 will occur between 9/9/2019 to 9/21/2019. {Demo day 9/9}

 >Lanai Sealing project

Update as of 3/26/19 Project has been postponed Sept or early Oct 2019:

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 #616 Remodel Kitchen 8/1 - 9/30/19 (notice received 7/1/19)
  • Unit #701 Bathroom remodel 8/12-8/30/19 (excessive noise 8/12-8/15) posted 7/16/19
  • Unit #715 Remodel 9/2-10/11/19 (excessive noise 10/1-10/7) posted 8/20/19

 >Fire Hose Cabinet Replacement Project in corridors. Update 6/27/19: Project is postponed as shipment is delayed.  New schedule TBD

Update 7/13/19: The new Firebox Cabinets have arrived.

Beginning July 29, 2019 we will be replacing the firebox hose cabinets on the corridor walkways.

Working Hours will be Monday - Friday 8 a.m. to 4 p.m. Please see the attached schedule.

Some minor short term noise may occur during the replacement at each location.

>Example unit 203 is the 2nd floor of the 3 stack, unit 707 is the 7th floor of the 7 stack.

7/29/19: Floors 1 thru 4, 3 stack

7/30/19: Floors 5 thru 8, 3 stack

7/31/19: Floors 9 thru 12, 3 stack

8/1/19: Floors 1 thru 4, 7 stack

8/2/19: Floors 5 thru 8, 7 stack

8/3/19: Floors 10 thru 12, 7 stack

8/6/19: Floors 1 thru 4, 13 stack

8/7/19: Floors 5 thru 8, 13 stack

8/8/19: Floors 9 thru 12, 13 stack

8/9/19: Floors 1 thru 4, 17 stack

8/12/19: Floors 5 thru 8, 17 stack

8/13/19: Floors 9 thru 12, 17 Stack


MAUI KAANAPALI VILLAS: Individual unit updates

  • Unit A221 Remodel 8/1-9/30/19 {posted 5/6/19}
  • Unit B247 Remodel 9/3-10/8/19 {posted 5/7/19}


MAUI SANDS:  Sea Wall repairs + shoreline closures

Update from Maui Sands 8/16/19: The work on the sea wall in front of building 5 is winding down, with quiet work occuring , the fence in front of the downstairs lanais removed.  This repair work shoudl be completed by next week 8/23.  Next year, Phase 2, 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. 

Update from Maui Sands 7/30/19: The sea wall work in front of the 5 building is expected to be completed by the end of Aug 2019.  Plans are to stop work and start working again next year April 2020 in front of the 4 Building.

>Additional Details from the Resident Manager and AOAO dated 1/6/19 and updated 3/19/19: Seawall repair work will begin on the south side (building 5) - of the property (Oceanside). 

We just received a notice that the seawall repair work will be starting on April 15, 2019.   If all goes well, the contractor will be working Mondays through Fridays during the work day.  Because the tides and weather are iffy, there will most likely be days that they are not working.

  • Construction will start at the south end of building 5. 
  • Guests WILL have access to grills 
  • There is a temporary observation deck which you will have access to, and stairs on the north side of building 4 which may require a bit of a walk around the construction staging area.
  • There WILL be ocean access during working hours.

>Notice from Maui Sands Board of Directors:

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.

We are presently working on the specifics of the staging area and at this point it looks like the grassy area between the shuffleboard/BBQ and building five as well as the area with the cement pad in front of the viewing deck, will be the staging area.  We are very limited for turnaround space and this is the only large area that we can use. Parking lots are not an option. Also access for equipment will come in from the North parking lot and enter the property between buildings two and three, where there will be a safety/dust barrier that then runs down towards the staging area and seawall. 

 >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.


PAPAKEA BEACH RESORT:  Resort maintenance & Unit Improvements {please note Maui Sands Sea Wall Repair Project may be heard from Papakea, see above for schedule}

Individual Unit Updates as of 8/5/19:

  • Unit A404 Tile loft bathroom 9/2-9/21/19
  • Unit E307 Unit remodel 7/27-9/6/19 (expect demo noise at start of project)
  • Unit F310 Kitchen and bathroom repairs TBD/pending approval
  • Unit F404 Kitchen & bathroom remodel + tile floor installation.  9/2-11/8/19 (expect demo noise)  Pending approval
  • Unit H101 Kitchen & bathroom remodel 6/24 - 8/2 9/28/19(expect demo noise at start of project)
  • Unit H202 Install new lanai door, finish work + exterior trim 8/4-8/19/19
  • Unit K202 Install new lanai door 8/19-8/21/19 pending approval
  • Unit K401 Replace kitchen and bathroom cabinetry; retile 2 bathroom shower 8/13-9/16/19 (expect demo noise)


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.


 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 {posted 6/6/19; updated 6/27/19} Guests will be given 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 20th

The phases of work are: Removal of the current surface down to a clean cement surface and repair of the pool bottom fitting. This phase consists of several large surface grinding machines making a lot of noise and creating dust. The anticipated length of this phase is less than 10 days. 

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}

  •  11/9/19

The dates above are tentative.

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 roughly Aug 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:


  • September 13th    
  • 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 scheduled to begin sometime after September 1st of this year. 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

>Pool and hot tub refurbishment project (posted 6/21/19) 

Pool and Hot Tub Refurbishing Project will begin on Tues., Sept 3rd and is expected to last 3-4 weeks but may change with little to no notice due to inclement weather or other reasons beyond the resort's control.  There will be normal construction noise and dust, and the pool deck will be closed during the project.  Guests are welcome to use the pool at the Kaanapali Beach Hotel next door on the north side of the property, throughout the project period.  


Unit + Resort Improvements (revised 8/6/19)

  • Unit 264 Install sliding glass doors 8/19-8/21/19
  • Unit 274 Kitchen remodel + hardwood flooring  3/28-6/10/19 -extended to 8/15 {Project on hold}
  • Unit 352 Unit remodel 4/8-7/19/19-extended to 8/31/19  
  • Unit 761 Wall paper removal + paint 9/16-9/25/19
  • Unit 1111 Kitchen remodel 7/18-10/11/19
  • Unit 1273 Install sliding glass doors 10/2-10/4/19

>Spectrum Upgrade Project: August 5th – August 23rd (Notice received 8/4/19):

All units will be receiving one new modem and router to increase internet speeds. Technicians will also install DVR’s in all living rooms and bedrooms that don’t already have a DVR. The schedule is subject to change due to unknown factors or things that may come up in the field that is beyond our control. Guests and Owners do not have to be in the unit as AOAO will be escorting technicians to the units. Thank you for your patience and understanding during this service enhancement project. This is a tentative schedule for the Spectrum Upgrade Project based on time estimates per device provided by the contractor (approximately 45 minutes per device), no weekend work.  Work for our unit #656 is scheduled for Monday, August 19, 2019.

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.