Fire Sprinkler Installation

Fire sprinkler installation is a big decision for any AOAO. Native Technologies assists many AOAOs in evaluating whether to install fire sprinkler systems or pursue opt-out alternatives.
Native Technologies provides full-service construction project management for condominium associations and commercial properties across Hawaii. We plan and deliver building-wide fire sprinkler installations in occupied high-rise buildings, coordinating design, procurement, resident logistics, and construction while keeping the property secure and operational.

Why fire sprinkler installations matter in Hawaii

Retrofit requirements and life-safety standards place clear expectations on older residential towers. A proactive, code-based sprinkler program protects residents, supports compliance, and reduces insurance and casualty risk for the AOAO.

Our approach

We manage the entire effort, from early planning through warranty, so boards, managers, and residents have a single accountable partner.

  1. Assessment and scope definition
    Review existing conditions and previous reports; confirm required sprinkler coverage areas; define riser locations, water service upgrades, backflow and meter needs, civil tie-ins and site utilities, fire pump and emergency power requirements, and architectural finish strategies (e.g., soffits or other concealment options) coordinated with unit layouts; integrate with the fire alarm system.
  2. Budgeting and financing coordination
    Opinion of probable cost, cash-flow modeling, and lender coordination. We align AOAO approvals with design milestones so borrowing and voting timelines support the construction window.
  3. 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.
  4. Team assembly and design management
    We assist in selection of the design team (mechanical engineer as lead, with architect, electrical engineer, and civil engineer as required). We coordinate schematic design, construction documents, specifications, architectural finish options such as soffits/bulkheads and related paint/trim details, and an acceptance-testing plan that fits Honolulu DPP and HFD processes.
  5. Bidding and contracting
    Run a transparent, competitive RFP to qualified contractors; conduct pre-bid walks and interviews; level proposals; and prepare a board-ready award memo with negotiated terms.
  6. Resident logistics and phased execution
    Plan stack-by-stack access, temporary protection and security, noise/dust windows, and in-unit sequencing to minimize downtime. Set clear restoration standards for finishes, including soffits or other concealment where used, so expectations are consistent across units.
  7. Construction management with regular site visits
    Lead OAC meetings; control submittals, RFIs, and change orders; track schedule; and issue photo-rich progress reports. We observe installation quality, coordinate courtesy reviews, and manage acceptance testing with the contractor and engineer.
  8. Turnover, restoration, and warranty
    Punch lists, training, monitoring connections, as-builts, and warranty tracking, with close coordination on final inspections and sign-offs.

Owner and resident education

We begin with a project overview and a town hall, then provide plain-language bulletins and scheduled notices that explain scope, access needs, finish options (e.g., soffits where required), and short-term impacts. During construction, communication stays predictable so residents know what’s happening and boards see decisions and risks early.

Permitting Strategy

We align the permit set, inspection plan, and acceptance testing with Honolulu DPP and HFD expectations, and coordinate related civil reviews (e.g., Board of Water Supply service, meter, and backflow permits) so approvals, testing, and closeout proceed with fewer surprises.

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 (mechanical, electrical, architectural, and civil as required)
  • Architectural finish options for concealment (e.g., soffits/bulkheads) and standard restoration details
  • Acceptance-testing plan, permits, inspections, and AHJ coordination
  • Competitive bidding, leveling, and contract negotiation
  • Resident communications: town halls and written bulletins
  • Quality control: submittals, field observations, testing oversight, documentation
  • Risk management: security and weather protection during openings; unit-specific tracking of extras when applicable
  • Civil coordination: water service upgrades, backflow prevention, meter sizing, and site utility tie-ins

Project highlights

Mount Terrace_Homepage

Discovery Bay — Fire Sprinkler Installation (Waikiki)

Two-tower, high-rise condominium (42 stories, 666 units). Currently in the design phase: scope definition and design-team procurement complete; design advancing toward bid and permit documents in coordination with financing and resident education. Work includes planning for risers, civil and water service upgrades (meter/backflow), fire pump and emergency power review, integration with the fire alarm system, and phased in-unit execution in an occupied building, including discussion and selection of architectural finish options such as soffits for concealment where needed.

Recognition

Native Technologies has been recognized by Building Management Hawaii as Project Management Vendor of the Year (2025), runner-up (2024), and winner (2023).

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