Building Envelope Repairs
Our approach
We manage the entire effort, from early diagnostics through warranty, so boards, managers, and residents have a single accountable partner.
- Assessment and scope definition
Property-wide condition review, selective probes, and quantity takeoffs for spalls, coatings, sealants, railings, roofs, and waterproofing. Define priorities by elevation/stack and outline owner options where appropriate. - Budgeting and financing coordination
Opinion of probable cost, cash-flow modeling, and lender coordination. When appropriate, we align envelope repairs with other capital work (e.g., DWV) to reduce total duration and streamline financing - while managing jobsite congestion risks. - Independent owner’s agent
We remain independent from the designer, manufacturers, and installers to preserve competition and keep recommendations focused on the association’s best interests. - Team assembly and design management
We assist in selection of the design team (structural engineer and architect, with other subconsultants as required). We coordinate drawings, technical specifications (spall/rail, coatings, sealants, roofing, waterproofing), and a permit strategy that fits Honolulu DPP realities. HAZMAT testing (e.g., lead/asbestos) is procured and coordinated where needed. - Bidding and contracting
Structured, transparent RFPs with pre-bid walks, leveled bid analyses, bidder interviews, and board-ready award memos with negotiated terms and warranty requirements. - Resident logistics and phased execution
Access planning by elevation/stack, swing-stage or mast-climber interfaces, protection and security, noise/dust controls, and a predictable notice cadence for in-unit work at windows/lanai doors as applicable. - Construction management with regular site visits
OAC meetings; submittal/RFI/change-order control; schedule tracking; and photo-rich reporting. We verify production (including spall repair quantities, which are commonly invoiced by volume), observe safety/housekeeping practices, and coordinate courtesy reviews. - Turnover, restoration, and warranty
Punch lists, as-builts, warranty documentation, and closeout. We support contractor warranty follow-ups post-completion on a time-and-materials basis if needed.
Owner and resident education
We start with a project overview and town hall, then provide plain-language bulletins that become more detailed as design and phasing solidify. During construction, we continue focused updates so residents know what to expect and boards see decisions and risks early.
Permitting Strategy
We stage documentation for DPP and discuss lawful pre-permit options (e.g., Special Assignment Inspection when applicable) to responsibly manage schedule risk, while aligning third-party reviews and inspection plans with the work sequence.
Delivery methods that fit your building
We stage documentation for DPP and discuss lawful pre-permit options (e.g., Special Assignment Inspection when applicable) to responsibly manage schedule risk, while aligning third-party reviews and inspection plans with the work sequence.
Design/bid/build (DBB)
Best for complex, multi-trade programs (spalls/rails, coatings, sealants, roofing, waterproofing) where comprehensive drawings/specs, apples-to-apples pricing, and lender/owner transparency are critical.
Why choose it: clear documents, stronger competition, robust quality control.
Considerations: more front-end design time; change management depends on document completeness.
Design/build (DB)
Useful when schedule is tight, the scope can be performance-specified, or access windows (swing stages, mast climbers) favor a single point of responsibility. We prequalify teams, set measurable performance criteria, require mockups and inspection/testing milestones, and keep owner controls and price transparency in place.
Why choose it: accelerated delivery, integrated sequencing, fewer handoffs.
Considerations: narrower bid pool; demands disciplined owner oversight and acceptance criteria.
Recognition
Appropriate for limited, repetitive, or maintenance-scale scopes (e.g., localized sealant replacement, small spall patches, coating touch-ups, targeted railing work, or painting-only projects). We issue a concise scope with standard details, obtain multiple competitive quotes, and track production by measured quantities. Where structural or waterproofing details are needed, the design team still provides direction.
Why choose it: quick mobilization, reduced soft costs for small jobs.
Considerations: not suited for complex structural or envelope programs; requires tight field QA and clear warranty language.
We will map these options in a short matrix for your board and recommend the path that minimizes risk while meeting schedule and budget goals. If helpful, we can also phase work (for example, DBB for structural and rail items, direct contractor for repainting) to balance speed and control.
What we handle (so you don’t have to)
- Scope, budget, and schedule development built for occupied buildings
- Financing coordination and lender presentations tied to a realistic budget
- Attorney coordination on access, consents, and resident policies
- Assist in selection of the design team and manage deliverables (structural, architectural, and other subs as needed)
- HAZMAT consultant procurement and testing coordination
- Competitive bidding, leveling, contract negotiation, and warranty terms
- Resident communications: town halls and written bulletins
- Quality control: submittals, field observations, spall-quantity verification, testing oversight, documentation
- Risk management: jobsite safety/housekeeping, swing-stage interfaces, temporary protection, and unit-specific tracking of extras
- Coordination with concurrent projects (e.g., DWV) to reduce overall timeline and improve financing outcomes
Project highlights
Four Paddle AOAO - Property-wide painting and concrete spall repair
Contractor: Seal Masters of Hawaii. Coordinated design and contractor procurement, swing-stage access planning, quantity verification, and board reporting for an occupied high-rise program.
Royal Iolani AOAO - Property-wide painting and concrete spall repair, including a roof recoat
Managed competitive bidding, resident communications, and field QA; coordinated sequencing and finish standards.
Naniwa Gardens AOAO - Building-wide painting and spall repair
Project architect: WJE. Contractor: Eko. Active program coordination with contractor oversight and production tracking in an occupied setting.
Iolani Court Plaza AOAO - Property-wide spall repair, painting, waterproofing, and sealant replacement (completed 2022)
Contractor: Seal Masters of Hawaii. Delivered an exterior restoration program at a 347-unit tower with third-party design oversight and robust construction administration.
Recognition
Native Technologies has been recognized by Building Management Hawaii as Project Management Vendor of the Year (2025), runner-up (2024), and winner (2023).