HomeMy WebLinkAboutRemaining Useful Life Report- Reeds Bay Hotel
Final Report
June 2014
Remaining Useful Life Determination
for the
Reed’s Bay Hotel
Hilo, Hawaii
TMK: (3) 2-1-005: 022
Submitted By
SSFM INTERNATIONAL, INC.
Project Managers, Planners, & Engineers
99 Aupuni Street, Suite 202
Hilo, Hawai‘i 96720
Phone: (808) 933-2727
Fax: (808) 521-7348
Email: rishisaka@ssfm.com
Page 1
Statement of SSFM International, Inc.’s Quality Process
It is the policy of SSFM to have a consistent and systematic approach to the development and
review of its reports and other project deliverables.
All projects and products of our service are subject to a quality process and in no case will the
quality review be eliminated. The main purpose of this process is to assure:
Clarity, completeness, coordination, and accuracy of documents.
That the project, study or investigation meets the Client's objectives.
That the requirements of our Agreement with the Client have been met, and the Client
has received the value of the fee to be paid.
The Preparation of This Report Was The
Responsibility of and Completed By:
____________________________________ ____________
signature date
The Quality Review of This Report Was The
Responsibility of and Completed By:
____________________________________ ____________
signature date
6/10/2014
6/12/2014
Page 2
I. Scope of Work
The scope of work is to estimate the Remaining Useful Life (RUL) of the Building Facilities and
Physical Plant for Reed’s Bay Hotel. This report is intended to be used as part of decision
making on the future utilization of this property.
The Study was based on the examination of the property through meetings, interviews and on-
site inspections by a team of experienced and knowledgeable professionals.
Location and Vicinity Maps, along with aerial views of the property are provided in Appendix A.
Reed’s Bay Hotel located at 175 Banyan Drive, Hilo, Hawai‘i.
II. Existing Conditions
This Property is currently being used as hotel & sub-lease of rooms. There is a major hotel wing,
a largely unused restaurant wing, and the lobby structure connecting the two wings. The
restaurant wing was originally a two story structure, housing a restaurant on the second floor,
however, in July 1983, a fire destroyed the upper level. Currently, the lower level is used for the
resident manager’s office and storage.
The current lease will expire on March 14, 2015. The future use of this property and potential
terms and conditions for lease renegotiations will be determined as part of the process with the
Hawaii State Department of Land and Natural Resources.
Page 3
BACKGROUND INFORMATION :
· Name of Property: REEDS BAY RESORT HOTEL, LTD.
· Address: 175 Banyan Drive, Hilo, HI 96720
· TMK of Property: 3-2-1-005:022
· Lease Agreement Info: No. 3029
o Lessee: Reed’s Bay Resort Hotel LTD
o Duration: Expires on March 14, 2015
· General Description of Property:
o Number of Buildings: Two (2) connected by Office and Covered Walkway
o Type of Construction: Cast in Place Concrete and Concrete Masonry Units; Roof
over Lobby/Office area is timber.
o Year Constructed: Unknown. Real Property records show earliest electrical
alteration occurred on 7/24/1969.
· Grounds Information:
o Pavement & Parking: Asphaltic Concrete
o Walkways: Concrete
o Miscellaneous: Swimming Pool & Landscaped Areas, Lined Drainage Channel
· Utility Type & Construction:
o Electrical: Typical Pre-Current Building Code; In need of upgrading
o Plumbing: Cast Iron, Copper & PVC
o Air Conditioning: No Central Air; Some areas with window type air
conditioning units.
III. Site Visit
On February 25, 2014, a site visit was performed by a civil engineer, a structural engineer, a
mechanical engineer, an electrical engineer and Donn Inouye of Reed’s Bay Hotel to assess the
general condition of the buildings and physical plant components of the Reed’s Bay Hotel.
An interview was held with Donn Inouye to discuss the history of the property improvements, as
well as to gain insight on recent repairs and known issues. After the interview, the site visit was
performed and the major building and physical plant components were observed.
The condition of the major components observed is documented in Appendix B.
Page 4
IV. Discussion
The structural elements are the most important factor in determining the RUL. Condition of
major systems such as electrical, plumbing and sewer are also contributing factors. The
condition of major equipment related to these systems, such as large capacity water heaters,
transformers, electrical service components, etc. are also considered, but have less of an impact
since they can be replaced with minimal disruption to the use of the building. Items such as
furnishings are not considered to impact the RUL. Isolated conditions, including but not limited
to, the repair of a failing retaining wall, continuing as needed repair of balcony railings and
remedial work in the currently unused section, may require repair or replacement to achieve the
RUL, but this can be achieved without significantly impacting the current operations and usage
of the facility.
The primary objective was to inspect and examine the elements of the building structure and
physical plant, including the grounds, which are controlling elements in determining the RUL in
terms of a range of years.
Significant Findings are itemized below (See Appendix B for Element Numbers):
· Element No. S 1.a – Retaining wall is in need of repair & re-construction.
· Element No. S 4.b - Structural steel beams, a few of which have section loss due to
corrosion. These members will need cleaning and reinforcement and/or replacement in
certain locations if the use of this location continues.
· Element No. E 1.a – Electrical wiring & breakers are unsatisfactory. Continued use will
require the upgrade of this system to meet current codes.
· Element No. U 2.a – Commercial gas water heater & flue has limited life. Although not a
critical element to RUL, replacement of this element within the next 2-5 years is
recommended.
In addition, we note the items disclosed as part of the Pre-Inspection Meeting w/ the Lessee.
· No noticeable settlement or erosion has occurred since his lease term.
· A lined concrete drainage channel located along the North property line has been
maintained regularly by them. The Inspection Team also noted that it appeared well
maintained.
· The floor level above the basement was once a restaurant which was destroyed by fire in
1983. This area has been barricaded and is no longer in use, but is considered structurally
satisfactory aside from a few steel beams needing replacement and/or reinforcement. The
walls and roof framing for the former restaurant area will need to be reconstructed if this
area is to be put back into use.
· Plumbing is operational with no significant problems with exception of normal
preventative and repair maintenance.
· Electrical System is the original system that has been maintained. The current wiring and
distribution system does not meet Electrical Code Requirements. Lessee submits that
should the lease continue, he intends to upgrade the Electrical.
· Electrical Source by HELCO is satisfactory with the Transformer replaced about 10 years
ago.
Page 5
· Water and Wastewater by the County of Hawaii have performed satisfactorily with no
significant disruptions.
V. Conclusion
Based on the documentation available, meeting with the Lessee and the Site
Evaluation/Inspection performed on February 25, 2014, the Remaining Useful Life (RUL) is
determined to be 12-15 years assuming the current usage is continued.
Important elements that are in need of repair but not considered to significantly affect the RUL
of this property are:
· Site Retaining Wall – The repair of retaining wall in the restaurant wing is failing and
will need to be re-constructed.
· Restaurant Wing Structural Repairs – There are several beams supporting the second
floor that are badly deteriorated and need to be replaced. To fully utilize this wing,
extensive repairs would be necessary, including but not limited to, reconstruction of the
second floor roof and walls, cleaning and patching of isolated concrete spalling and all
existing steel beams would need to be cleaned, repaired where required and painted.
· Electrical Wiring & System – continued future use of this building will require upgrade
of the electrical system. This is important to continued use but not a major RUL factor as
the system is still working as originally intended.
· Water Heater System – continued use of this building facility will require replacement of
this Water Heater and Flue System. Again, this is important to continued use, but not a
major RUL factor.
VI. Conditions and Limitations
The scope of work is limited to general visual observation of accessible major structural,
architectural, mechanical, electrical, plumbing, and sewer components of the facility in order to
estimate remaining useful life of the facility. This Evaluation and Inspection was prepared based
on examination of available records, interview meetings w/ the Lessee and visual on-site
inspection of the Physical Plant & its operation.
This report does not address any furnishings or non-permanent equipment. We have not verified
the structural integrity of all members to support present or code required gravity or lateral loads,
or performed any testing of the various building components. We did not perform any testing or
investigations to confirm the accuracy of any drawings, calculations or documentation provided
for review as a part of this evaluation. It is beyond the scope of this report to determine what
deficiencies would need to be remediated in order to bring the current facility up to code. This
report does not address any other portions or aspects of the existing facility other than those areas
mentioned, nor does it provide warranty, either expressed or implied, for any portion of the
existing facility.
Page 6
Remaining Useful Life is the duration for which the facilities will be useful to the business, not
how long they will actually last. It is based on many factors and can change over time depending
on factors such as improvements made to the property, economic changes and changes to
laws. The remaining useful life estimates, assume basic maintenance and isolated critical
repairs. The facilities may remain functional past these estimated spans, however, it is expected
that widespread, more costly repairs and upgrades would begin to compound and it may no
longer be feasible to operate at the status quo.
VII. Personal Background
HUGH Y. ONO. P.E.
Hugh Ono is a Civil Engineer with background in Construction, Construction Management,
Engineering Management and Administration and Building & Grounds Maintenance
Management.
RENEE ISHISAKA, P.E.
Renee Ishisaka is a Structural Engineer with over 5 years experience in a wide variety of both
design and construction projects. Projects have involved reinforced, prestressed and post-
tensioned concrete; structural steel; masonry; and timber construction. Ms. Ishisaka has
experience with the following types of projects: Hospitals, Department of Defense projects,
airport facilities, commercial/office buildings, residential buildings, educational facilities, and
hotels.
NIMR TAMIMI, P.E.
Nimr Y. Tamimi, P.E., LEED AP, is a Principal at Engineering Partners Inc. with 26 years of
experience as a design mechanical engineer in Hawaii. Mr. Tamimi’s experience relevant to this
project include the design of new mechanical systems and renovations of existing systems for
Hotels, Resorts, Multifamily residential, restaurants, swimming pools, domestic water heating
systems, fuel gas distribution systems, and HVAC systems. Included as part of those projects are
payback analysis, usable life analysis, due diligence, and trouble shooting.
CHRISTOPHER LOVETT, P.E.
Christopher Lovett, P.E., is a Principal at Engineering Partners Inc. with over 16 years of
experience in the design, specification and construction of commercial electrical and
telecommunications systems. Mr. Lovett’s experience ranges from designing power and lighting
distribution systems for both medium and low voltages and telecommunications infrastructure
design. Projects include extensive Electrical Engineering designs for hotels/casinos, high-rise
residential, hospital, educational facilities and commercial/office buildings. Mr. Lovett provides
extensive experience in project management, construction administration, scheduling and cost
estimating.
Appendix A
Figure 1: Location Map
(Images from Google Earth)
Not to Scale
Project Location
Figure 2: Vicinity Map
(Images from Google Earth)
Not to Scale
Reed's Bay
Hotel
Country Club
Condominium HotelUncle Billy's Hilo
Bay Hotel
Kamehameha Avenue
N
Prepared for : State of Hawaii Department of Land and Natural Resources
Aerial Views of Reed’s Bay Hotel
View from South
View from West
View from North
View from East
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m
a
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e
r
o
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d.
M
a
j
o
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i
t
y
o
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f
a
n
d
w
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l
l
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w
a
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e
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d
b
y
f
i
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i
n
19
8
3
a
n
d
s
u
b
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q
u
e
n
t
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x
p
o
s
u
r
e
.
R
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m
a
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o
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d
.
2 2 1 3
42
-
4
5
Y
e
a
r
s
2
5
8 8 12 0
a.
I
M
G
_
2
2
6
9
b.
D
S
C
N
0
4
2
0
c.
D
S
C
N
0
4
1
5
d.
D
S
C
N
0
4
3
4
a. Repair is suggested but not critical for continued use of the space.b. Repair is suggested but not critical for coninued use of the space.c. Repair of the beams with severe corrosion is necessary for continued use of the space.d. Not rated heavily since area has not been used for 30 years. Reconstruction of the roof and wall framing is required should this area be returned to use.
S5
S
t
r
u
c
t
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a
l
-
R
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f
F
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a
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o
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a
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s
p
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.
N
o
p
o
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d
i
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g
w
a
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e
r
w
a
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o
b
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e
r
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d
.
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a
t
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r
st
a
i
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s
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l
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.
b.
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O
T
A
P
P
L
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C
A
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E
2 2
42
-
4
5
Y
e
a
r
s
25 N/
A
10 N/
A
a.
D
S
C
N
0
4
3
1
IM
G
_
2
3
0
6
N/
A
N/A
S6
S
t
r
u
c
t
u
r
a
l
-
S
t
a
i
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s
a.
E
x
t
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a
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-
U
p
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l
a
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a.
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o
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b.
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o
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c
a
l
3 3
4
2
-
4
5
Y
e
a
r
s
2
5
2
0
a.
D
S
C
N
0
4
2
8
b.
I
M
G
_
2
2
9
6
a. Small, isolated area. b. Repair is required to meet railing requirements if usage is continued.
S7
S
t
r
u
c
t
u
r
a
l
-
B
a
l
c
o
n
i
e
s
a.
R
a
i
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g
s
o
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E
a
s
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E
n
d
b.
B
a
l
c
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y
R
a
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s
a.
T
y
p
i
c
a
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y
r
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s
t
i
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g
b.
M
a
n
y
h
a
v
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b
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e
n
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p
l
a
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d
,
s
o
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p
l
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d
a
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to
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U
w
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E
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t
C
o
r
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e
r
2 2
42
-
4
5
Y
e
a
r
s
2
5
2
0
a.
I
M
G
_
2
3
0
0
b.
I
M
G
_
2
2
6
4
a. Suggest cleaning and painting.B. Continued replacement should be anticipated.
P1
P
l
u
m
b
i
n
g
-
D
i
s
t
r
i
b
u
t
i
o
n
S
y
s
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o
c
a
t
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d
i
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i
n
t
e
r
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s
-
C
o
p
p
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r
a
s
p
e
r
M
r
.
I
n
o
u
y
e
NO
A
P
P
A
R
E
N
T
P
R
O
B
L
E
M
S
w
i
t
h
e
x
c
e
p
t
i
o
n
o
f
r
o
u
t
i
n
e
ma
i
n
t
e
n
a
n
c
e
.
2
42
-
4
5
Y
e
a
r
s
N
/
A
N
/
A
N
/
A
N
/
A
P2
P
l
u
m
b
i
n
g
-
W
a
s
t
e
S
y
s
t
e
m
L
o
c
a
t
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d
i
n
I
n
t
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o
r
W
a
l
l
s
-
O
r
i
g
i
n
a
l
C
a
s
t
I
r
o
n
i
n
P
l
a
c
e
NO
A
P
P
A
R
E
N
T
P
R
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B
L
E
M
S
w
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t
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x
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o
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t
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e
ma
i
n
t
e
n
a
n
c
e
.
2
42
-
4
5
Y
e
a
r
s
N
/
A
N
/
A
N
/
A
N
/
A
E1
E
l
e
c
t
r
i
c
a
l
-
W
i
r
i
n
g
&
D
i
s
t
r
i
b
u
t
i
o
n
L
o
c
a
t
e
d
w
i
t
h
i
n
t
h
e
B
u
i
l
d
i
n
g
s
&
i
s
t
h
e
o
r
i
g
i
n
a
l
S
y
s
t
e
m
I
s
o
u
t
d
a
t
e
d
a
n
d
d
o
e
s
n
o
t
m
e
e
t
c
u
r
r
e
n
t
C
o
d
e
s
.
2
42
-
4
5
Y
e
a
r
s
1
0
3
N
/
A
Is not considered critical to Remaining Useful Life. If building will continue in use, Electrical Upgrade and Replacment of this System is necessary.
E2
E
l
e
c
t
r
i
c
a
l
-
S
o
l
a
r
S
y
s
t
e
m
s
N
O
N
E
N
O
T
E
D
NO
T
A
P
P
L
I
C
A
B
L
E
3
N
/
A
N
/
A
N
/
A
N
/
A
N
/
A
M1
M
e
c
h
a
n
i
c
a
l
-
A
i
r
C
o
n
d
i
t
i
o
n
i
n
g
P
l
a
n
t
N
O
N
E
N
O
T
E
D
NO
T
A
P
P
L
I
C
A
B
L
E
2
N
/
A
N
/
A
N
/
A
N
/
A
N
/
A
M2
M
e
c
h
a
n
i
c
a
l
-
A
i
r
C
o
n
d
i
t
i
o
n
i
n
g
D
u
c
t
s
N
O
C
E
N
T
R
A
L
A
I
R
C
O
N
D
I
T
I
O
N
I
N
G
NO
T
A
P
P
L
I
C
A
B
L
E
3
N
/
A
N
/
A
N
/
A
N
/
A
N
/
A
U1
U
t
i
l
i
t
y
-
E
l
e
c
t
r
i
c
a
l
P
o
w
e
r
S
u
p
p
l
y
H
E
L
C
O
T
R
A
N
S
F
O
R
M
E
R
&
V
A
U
L
T
o
n
S
o
u
t
h
B
o
u
n
d
a
r
y
Pr
o
v
i
d
e
d
b
y
H
E
L
C
O
3
N
/
A
N
/
A
N
/
A
DS
C
N
0
4
2
4
(M
e
t
e
r
s
)
;
DS
C
N
0
4
2
6
(T
r
a
n
s
f
o
r
m
e
r
)
N/A
U2
Ut
i
l
i
t
y
-
H
e
a
t
e
r
&
F
l
u
e
,
C
o
m
m
e
r
c
i
a
l
Si
z
e
a.
I
n
L
a
u
n
d
r
o
m
a
t
A
r
e
a
t
o
t
h
e
S
o
u
t
h
o
f
R
e
c
e
p
t
i
o
n
s
O
f
f
i
c
e
a
.
R
e
a
c
h
i
n
g
A
g
e
L
i
m
i
t
1
N
o
t
K
n
o
w
n
1
5
+
2
-
3
Y
e
a
r
s
D
S
C
N
0
4
2
3
a. Gas Hot Water Heater and Flue will need to be replaced with continued use.
U3
U
t
i
l
i
t
y
-
W
a
s
t
e
w
a
t
e
r
S
y
s
t
e
m
WA
S
T
E
W
A
T
E
R
D
I
S
P
O
S
A
L
P
R
O
V
I
D
E
D
B
Y
T
H
E
C
O
U
N
T
Y
O
F
H
A
W
A
I
I
th
r
u
M
a
i
n
&
P
u
m
p
S
t
a
t
i
o
n
S
y
s
t
e
m
.
Pr
o
v
i
d
e
d
b
y
C
o
H
W
a
s
t
e
w
a
t
e
r
3
N
/
A
N
/
A
N
/
A
N
/
A
N
/
A
U4
U
t
i
l
i
t
y
-
W
a
t
e
r
S
u
p
p
l
y
S
y
s
t
e
m
WA
T
E
R
P
R
O
V
I
D
E
D
U
P
T
O
S
E
R
V
I
C
E
M
E
T
E
R
b
y
C
O
U
N
T
Y
O
F
H
A
W
A
I
I
DE
P
A
R
T
M
E
N
T
O
F
W
A
T
E
R
S
U
P
P
L
Y
Pr
o
v
i
d
e
d
b
y
C
o
H
D
W
S
3
N
/
A
N
/
A
N
/
A
N
/
A
N
/
A
U5
U
t
i
l
i
t
y
-
G
a
s
S
u
p
p
l
y
S
y
s
t
e
m
G
A
S
P
R
O
V
I
D
E
D
U
P
T
O
S
E
R
V
I
C
E
M
E
T
E
R
b
y
T
H
E
G
A
S
C
O
M
P
A
N
Y
P
r
o
v
i
d
e
d
b
y
T
h
e
G
a
s
C
o
m
p
a
n
y
3
N
/
A
N
/
A
N
/
A
D
S
C
N
0
4
2
7
N
/
A
O1
A
D
A
C
O
M
P
L
I
A
N
T
R
E
E
D
S
B
A
Y
R
E
S
O
R
T
H
O
T
E
L
-
G
E
N
E
R
A
L
Is
N
O
T
A
D
A
C
o
m
p
l
i
a
n
t
1
N
/
A
4
0
N
o
n
e
N
/
A
Recommend ADA Improvement be incorporated with future Improvements.
O2
S
w
i
m
m
i
n
g
P
o
o
l
Lo
c
a
t
e
d
B
e
t
w
e
e
n
T
w
o
M
a
i
n
B
u
i
l
d
i
n
g
W
i
n
g
s
We
l
l
m
a
i
n
t
a
i
n
e
d
2
42
-
4
5
Y
e
a
r
s
2
0
1
0
I
M
G
_
2
2
6
6
N
/
A
Comments & Major Deficiencies Noted:
Es
t
i
m
a
t
e
d
A
g
e
:
I
f
Av
a
i
l
a
b
l
e
(
Y
e
a
r
s
)
RU
L
W
e
i
g
h
t
:
(1
H
i
g
h
t
o
3
L
o
w
)
De
s
c
r
i
p
t
i
o
n
o
f
F
i
n
d
i
n
g
:
Ele
m
e
n
t
Co
d
e
EV
A
L
U
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T
I
O
N
S
I
T
E
I
N
S
P
E
C
T
I
O
N
T
E
A
M
:
* S
S
F
M
I
N
T
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R
N
A
T
I
O
N
A
L
-
H
u
g
h
O
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o
,
P
.
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.
&
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e
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k
a
,
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.
* R
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* E
N
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,
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.
-
N
i
m
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m
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,
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&
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,
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.
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.
Re
m
a
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n
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g
U
s
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f
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Lif
e
(
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a
r
s
)
Es
t
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m
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d
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f
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l
Lif
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(
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a
r
s
)
Ele
m
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s
N
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t
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Reed’s Bay Hotel – Referenced Photos
Photo 1: DSCN0429 – Undermining at
Makai South Building Sidewalk
Photo 2: DSCN0438 – Cracking in
Walkway
Photo 3: DSCN0443– Concrete Drainage
Ditch
Photo 4: IMG_2037 – Paved Parking Lot
Photo 5: IMG_2278 – CMU Wall Failure Photo 6: IMG_2276 – Cracking, Staining
and Efflorescence at Restaurant Basement
Photo 7: IMG_2297 - Effloresence and
Cracking/Patching in Hallways
Photo 8: IMG_2283 – Cracking at
Exterior Basement Wall.
Photo 9: IMG_2269 – Cracking at Top of
Column
Photo 10: DSCN0420 – Spalling in
Concrete Beam
Photo 11: DSCN0415 – Section Loss at
Steel Beam due to Corrosion
Photo 12: DSCN0434 – Wall and Roof
Framing and Restaurant Level
Photo 13: DSCN0431 Roof at Lobby Area Photo 14: IMG_2306 Water Staining at
Underside of Lobby Area Roof
Photo 15: DSCN0428 – Spalling at
Exterior Stair Soffit
Photo 16: IMG_2296 - Railing Missing
Bolt and Vertical
Photo 17: IMG_2300 – Rusting Railings
at East End
Photo 18: IMG_2264 – Typical Railing
Condition
Photo 19: DSCN0424 – Electric Meters Photo 20: DSCN0426 – HELCO
Transformer
Photo 21: DSCN0423 – Hot Water Heater Photo 22: DSCN0427 – Gas Meter
Photo 23: IMG_2266 – Swimming Pool