Window Replacement

Native Technologies provides full-service construction project management for condominium associations and commercial properties across Hawaii. We plan and deliver window replacement programs in occupied high-rise buildings, coordinating design, procurement, resident logistics, and construction while keeping the property secure and operational.

Why window replacements matter in Hawaii

Exposure varies by elevation and orientation, so some frames deteriorate faster than others. That can raise fairness questions among owners. A property-wide condition assessment by a qualified structural engineer or building envelope consultant creates the objective record boards need before committing to a replacement program.

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
    Property-wide condition review by licensed professionals, selective probes as appropriate, unit surveys, and prioritized phasing by elevation and stack.
  2. Budgeting and financing coordination
    Opinion of probable cost, cash-flow modeling, lender coordination, and support for AOAO approvals so loan and voting timelines align 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 association’s best interests.
  4. Team assembly and design management
    We assist in selection of the design team, then coordinate deliverables, specifications, mockups, and a permit strategy that fits Honolulu DPP realities.
  5. Bidding and contracting
    Structured RFPs, pre-bid walkthroughs, proposal leveling, and board-ready award memos. We document the process to avoid any appearance of favoritism or conflicts.
  6. Resident logistics and phased execution
    Access planning by stack and elevation, temporary protection and security, noise and dust controls, utility coordination, and a predictable notice cadence.
  7. Construction management with regular site visits
    OAC meetings, submittal/RFI/change-order control, schedule tracking, photo-rich reporting, and quality checks including mockup acceptance and performance testing.
  8. Turnover, restoration, and warranty
    Punch lists, closeout documents, owner training, and a warranty plan tied to care and maintenance requirements.

Owner and resident education

We start with a clear project overview and a town hall, then provide plain-language bulletins and scheduled notices so residents know what to expect, when access is needed, and how long impacts will last. Boards receive concise progress updates that surface decisions early.

Permitting Strategy

We align the design and permit path with Honolulu DPP realities and coordinate documentation, testing, and mockups so submittals, inspections, and closeout proceed smoothly.

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
  • Mockup strategy, performance testing plan, permits and inspections
  • 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

Project highlights

Mount Terrace_Homepage

Mount Terrace AOAO — Window Replacement ($8.2 million, Hawaii Kai)

Replaced wrap-around window systems in 126 occupied units on time and on budget while coordinating multiple contractors. Provided in-depth progress, quality, and financial reporting to the Board across a three-year program. Daily site assessments identified an early production error in a complex system; working with the contractor and design team, we implemented a corrective solution before the issue propagated. Owners and residents commended the team for efficiency, cleanliness, quality, and respectful conduct.

Delivery methods that fit your building

For window replacement, we deliver using design-bid-build. This maintains manufacturer neutrality, strengthens competition, and ensures a complete set of documents before pricing. The AOAO contracts directly with the design team and the contractor; we manage the process end to end as your independent representative.

Recognition

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

Need new windows?

Let’s review your condition data, approvals path, and schedule drivers, then outline a plan your board can adopt with confidence.

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

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