General Construction & Renovations

Native Technologies provides full-service construction project management for condominium associations, commercial owners, and property managers across Hawaii. We plan and deliver interior and exterior upgrades in occupied properties, including flooring replacement, lighting upgrades, painting, signage, storefront upgrades, shade structures, landscaping, and other decorative treatments.

Why general construction upgrades matter in Hawaii

Well-planned upgrades improve curb appeal, tenant experience, energy performance, and asset value. In active buildings, poor phasing or unclear scope can cause disruptions, cost growth, and schedule slips. A disciplined, owner-focused process keeps work moving while businesses and residents carry on.

Our approach

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

  1. Assessment and scope definition
    Walk the site, confirm objectives and constraints, develop finish and fixture standards, and prioritize a phasing plan that fits operating hours and access limits.
  2. Budgeting and financing coordination
    Opinion of probable cost, cash-flow modeling, value options, and procurement strategy. For AOAOs, we align approvals with design milestones.
  3. Independent owner’s agent
    We remain independent from the designer, manufacturers, and installers to preserve competition and keep recommendations focused on the owner’s best interests.
  4. Team assembly and design management
    Assist in selection of the design team and coordinate drawings, specifications, permits, and submittal requirements. Integrate ADA, life safety, signage guidelines, and brand standards as needed.
  5. Bidding and contracting
    Structured RFPs to qualified contractors, pre-bid walks, proposal leveling, interviews, and board-ready award memos with negotiated terms and warranty requirements.
  6. Tenant and resident logistics
    Work-hour planning, barricades and wayfinding, dust and noise controls, delivery routes, swing spaces, and a predictable notice cadence to minimize disruption.
  7. Construction management with regular site visits
    OAC meetings, submittal and RFI control, schedule tracking, field observations, and photo-rich reporting. We monitor quality and safety and coordinate after-hours or night work when required.
  8. Turnover, restoration, and warranty
    Punch lists, commissioning where applicable, as-builts, O&M manuals, and a clear warranty path.

Owner and resident education

We start with a project overview, then provide plain-language bulletins and scheduled notices so tenants and residents know what to expect and when. Store managers and building staff receive look-ahead updates to keep daily operations smooth.

Permitting Strategy

We align the permit set and inspection plan with local AHJ requirements and coordinate any special approvals for signage, lighting, or exterior work. Where appropriate, we use phased permits to match construction sequencing.

What we handle (so you don’t have to)

  • Scope, budget, and schedule built for occupied environments
  • Assist in selection of the design team and manage deliverables
  • Competitive bidding, proposal leveling, contract negotiation, and warranties
  • Tenant and public coordination, barricade plans, wayfinding, after-hours work
  • Quality control: submittals, mockups, field observations, documentation
  • Risk management: safety, access control, temporary protection, and clean job sites

Project highlights

Topa Tower Portfolio Main

Topa Financial Center Renovations, Topa Companies, $1.1 million (Downtown Honolulu)

Successful elements

  • Managed the renovation from start to finish, completed on time and on budget
  • Installed more than half a million dollars of Canadian granite in public areas
  • Additional work included foundation repair, stairway replacement, planter waterproofing and repairs, replacement of exterior light fixtures and soffits, landscaping, garage resurfacing, and painting of common areas

Challenges and solutions

  • Heavy pedestrian and tenant traffic required careful planning across multiple contractors
  • A detailed staging plan was executed by our on-site construction manager, who coordinated daily with contractors, tenants, and building management
Howard Hughes-4

Ward Center Renovations, Howard Hughes Corporation, $3 million (Kakaako) Successful elements

Successful elements

  • Multi-faceted renovation delivered on schedule and on budget under a construction management structure with multiple trade contractors

Scope included new tower cladding, parking deck and planter waterproofing replacement, window replacements, fire sprinkler replacement, demolition and rebuild of all restrooms, new high-end lighting throughout, suspended ceilings in all wings, lighted-canopy replacement, and painting of the entire complex

Challenges and solutions

  • All stores remained open during construction, requiring zero or minimal disruption to the public
  • We coordinated tenant-specific work plans, established work zones and barricades with improved visual designs, and scheduled night work when needed
  • Ongoing communication from our project manager built strong rapport with mall personnel, store owners, and service staff

How this experience applies to your project

  • Strong cost and schedule controls for multi-trade programs, with clear KPIs to track project health
  • Proven phasing and staging for active public and tenant environments
  • Communication that builds trust and reduces disruption for all stakeholders

Considering a renovation program?

Let’s review your scope, operating constraints, and schedule drivers, then map a phased plan your team can approve with confidence.

CONTACT FOR CONSULTATION OR PROPOSAL
info@nativetechs.com | PH 808.620.6332

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