Maui Real Estate Blog
What The FAQ is a Residential Condo?
If you browse through enough home or land listings on Maui, you may encounter some terms that may leave you scratching your head. Words like residential condominium, condominium home or CPR seem out of place when it comes to home and land listings. That said, these aren’t typos. Residential Condominiums are an increasingly popular form of ownership. This post attempts to define residential condos and answer some of the most frequently asked questions we receive from prospective residential condo buyers.
Frequently Asked Questions on Maui Residential Condos
What exactly is a residential condo?
I think it is safe to say that most understand how condos work in an apartment building setting. At a basic level, Residential condos takes the same principles and apply them to land that is zoned to allow multiple structures. For example, zoning rules for an agriculturally zoned lot allow the potential for a main house and a cottage. With the residential condo process, the main house and a surrounding area of land becomes one unit of the condo. The cottage and a surrounding area of land becomes the other unit of the condo.
I have seen the term CPR before in listing remarks. What does that mean?
CPR is not just an abbreviation for cardio pulmonary resuscitation. In a Hawaii real estate context, it is an abbreviation for Condominium Property Regime. The CPR process is how condominium homes are created. A CPR is the legal mechanism where a single property can be divided into two separate units of ownership. Each unit of ownership has its own deed, it may have its own mortgage and it has its own Tax Map Key.
How does a CPR process differ from a subdivision?
A CPR is not the same as a subdivision. The CPR process takes one property and divides it into two or more separate units of ownership. The process does not create additional entitlements to build more structures. For example, if you subdivided a five acre piece of agricultural land into to two lots, each lot would then have the potential for a home and a cottage. If the same five acre parcel were to go through the CPR process, one unit might have the rights to build a main house and the other unit may have the rights to the ohana unit.
Do I Own the Underlying Land with a Residential Condo?
The owners of the condominum units collectively own the underlying land. That said, limited common elements may be designated for the exclusive use of each unit. Exclusive is the key term. That means your partner in the condo can’t just meander into your yard area when they see fit.
Do Residential Condos have Common Elements?
Sometimes. The most frequent common elements relate to water and access. Two or more condos will sometimes share a single water meter. Two or more units might share a driveway or a portion of a driveway. In some cases, they may share both. Some residential condo properties on island have an area of common land shared by all of the different condo owners. There are some condo developments on island where almost all of the property is considered to be common element. In those cases, each unit may have a very small limited common element around the structure.
Do Residential Condos have Maintenance fees?
It is typical to have a nominal maintenance fee. Most frequently, the fee goes towards liability insurance for any common areas and the maintenance and maintenance reserves for those common areas. The larger and more elaborate the common area, the higher the fee. If there is nothing shared between the units of a condo, there may be no fee at all.
Are There More Rules with Residential Condos than a conventional home?
That depends on the intention of the people who created the condo. Some condo associations impose rules above and beyond county zoning. That said, most of the residential condo bylaws create no additional rules or regulations above and beyond county code.
Can any property go through the CPR process?
Some homeowners associations restrict CPR properties. For properties with existing structures, all homes need to go through miscellaneous inspections with the county. The structures need to comply with county zoning with all necessary permits in place. If the improvements on the property aren’t fully permitted, that could delay or prohibit the CPR process.
Is there a difference between a CPR property that is vacant land and a CPR property that has homes?
At a base level, they are similar. It is the same general process. I know some attorneys believe that CPRing raw land (sometimes called a spatial CPR) carries a little more risk. The risk is that one unit owner’s construction efforts could impact the construction efforts of the other unit owner. An owner who builds too much home or uses too many water fixtures could limit the plans of the other owner.
Typically, units of land sold as CPRs come with defined entitlements. Again, I will use an agricultural lot as an example. One unit of land receives entitlements to build a main house. The other unit of land receives entitlements to build an ohana of 1,000 square feet or less. If the ohana unit owner were to build first, and to build a structure larger than 1,000 square feet of living space, the owner of the main house unit may find themselves in a situation where they aren’t able to build over 1,000 square feet.
There is also some risk if the two unit owners share a county water meter. If the first person to build goes a little overboard with the number of plumbing fixtures for their unit, it could leave the other owner with fewer fixtures than anticipated.
I know of just one circumstance where the ohana side of the CPR overbuilt. I haven’t heard first hand of any issues with someone hogging all of the water fixtures. That said, I want to help illuminate potential risks even if they aren’t likely to occur. Condo documents should spell out the entitlements available to each unit. They should also offer some means to mitigate against the above risks. If there are any questions about the documents, hire a Hawaii Real Estate attorney to assist with document review.
Is there anything else I should know about the process of buying a residential condo?
There are a couple of things to note. If it is the first time the condo is being sold, the buyer has a 30 day rescission period. Not all attorneys are equal when it comes to the creation of condominium documents. More specifically, some do a great job and others write confusing documents with too many loop holes and ambiguities. Repeating the advice from the question above, it is worth the investment to hire a qualified Hawaii Real Estate attorney to review the condo documents. They can answer the legal questions about the condo documents that are outside the scope of your Realtor’s services.
Why do people choose to CPR a property?
There are a number of reasons why people choose to condo.
- Statistics show that the CPR process creates equity. The sum of selling the units of a CPR minus the cost of the CPR exceeds the value of a whole property that has not been through the CPR process.
- Not everyone wants or needs all of the building entitlements that come with a property. Some don’t want or need an ohana on their property.
- The units of a CPR tend to create more affordable options for buyers.
- CPRs allow for the split of a property in a tenants in common situation or among family members.
- It does not typically require the improvements necessary for a subdivision.
- It is typically faster than the subdivision process.
Are there any downsides to CPRing a property?
- We mentioned the potential risk with a spatial CPR above.
- The CPR process requires some sort of ongoing relationship between unit owners.
- There is the potential for shared liability with building or zoning violations. The County could attribute the violation to the whole property instead of citing just the specific unit.
- Taxes could go up on the property if you retain both units. This is particularly the case if you have a homeowner tax assessment.
Hopefully, this answers some of our reader’s questions on CPRs. Special thanks to Jacob Wormser, Attorney at Law. His letter to prospective condominium clients helped clarify some of my own questions on the CPR process. Still have questions? Contact the Maui Real Estate Team and we will do our best to provide answers or direct you to the right resources if we can’t do it ourselves.
Maui Real Estate Blog
52 Laenani, A Distinguished Haiku Home
What makes a home distinguished? Is it the location? Is it the architecture and design? What about the quality of the build? Is it a combination of all of the above? Our new listing in Haiku hits it out of the park based on all three criteria. Built in 2017, 52 Laenani is an extremely well built home, with impressive attributes, a very well thought out floor plan and a beautiful setting at the edge of Maliko Gulch.
The Beauty of Maliko Gulch
About five years ago, I helped the sellers in their search for an ideal Haiku or Upcountry Property. We looked at another home in the Haiku Mauka subdivision. They liked the home, but it wasn’t quite the one. However, what really captivated the sellers about the property was the setting on Maliko Gulch. Its taken a lot of time and a steady flow of water to carve this lush, deep and beautiful gulch. Homes on this side of the gulch also tend to offer great vistas looking towards the West Maui Mountains, the Pacific Ocean and the East end of Molokai. Summer sunsets are often dramatic and colorful. When my buyers found out that one of the two lots in the subdivision that had not been developed was coming to market, they pounced before it hit the MLS.
A Well Designed Home
With a beautiful home site procured, the sellers went about the process of designing and building a residence equal to its setting. It all starts with the floor plan. I have been in a lot of homes with beautiful finishing on this island. That said, in a number of the homes the floor plan fell far short of the finish. The architect sized the rooms wrong, space was wasted or the flow was all wrong.
The floor plan of this home just feels good. Walk in the front door and you enter a large and open living, dining and kitchen area. The space feels that much bigger with ceilings heights that top out at 16 feet. Large sliding glass doors bring in light and open up to a spacious covered lanai that runs the entire length of the home.
The kitchen offers a clean design with plenty of space. An oversized island adds room for people to socialize during meal prep or a place to dine for less formal meals.
The central living area separates the master bedroom from the second and third bedrooms. The master itself is a generous space with high ceilings and sliding glass doors that run along the lanai. It has a large walk in closet and a big bathroom. The bathroom includes a double vanity, a free standing tub and walk in shower. A second shower is located outside off the master bath. With complete privacy from your neighbors, it is a great place to rinse off with a view or to wash off the sand after time at the beach.
Other notable features of the floor plan include a billiards and media room off the living area and an office off the living room. There is a separate laundry room with a utility sink. The garage is oversized with over 800 square feet of space. That means room for the cars and plenty of room for all of your other toys.
Quality Materials and Custom Finishes
The sellers made good choices when picking materials inside and outside the home. The exterior is stucco and the roof is standing seam metal. Both will weather well in the climate of windward Maui.
Flooring in the home includes durable porcelain tile and dark strand bamboo. The cabinetry in the kitchen is natural finished cherry wood. Counter tops are black granite. A custom acacia wood vanity is in the powder room. There is another custom, acacia wood, surfboard desk top in the office. This is just a partial list of the quality materials evident throughout the home.
With the climate on Maui, quality outdoor spaces are imperative. As mentioned before, this home has a covered lanai that runs the length of the exterior of the home. It is well oriented to take in views of the gulch, the ocean and the West Maui Mountains. The orientation also takes you out of the teeth of the trade winds while still allowing breezes along the porch. The overhang on the lanai is more than sufficient to shelter you from a passing trade shower.
The property itself is two acres. The sellers planted citrus, avocado and mango trees. Roughly an acre and a half is flat to gently slop with about a half acre located in steeper gulch. Gated access and perimeter landscaping provide privacy from neighbors.
We talked about the geography of the land already. It is ultimately what prompted the sellers to buy and build. The property’s location on the North Shore is another selling point. The house is five minutes from Haiku Town Center. There you will find fitness centers, a yoga studio, a small grocery store and some great restaurants including Nuka, my favorite sushi spot on the island. Makawao Town is about eight minutes away. Paia Town and its many restaurants and amenities are a little over 15 minutes from the front gate. There are a number of good public and private schools within 15 minutes drive from the property.
The Haiku Mauka neighborhood is great for walking with limited traffic. Fourth Division Marine Park (Giggle Hill) is just minutes stroll out the front gage of the home.
Find Out More About 52 Laenani
The asking price for 52 Laenani is $2,190,000. Check out the MLS listing for more photos of the property. Qualified Buyers may contact the Maui Real Estate Team to talk to an agent about the property or to arrange an exclusive tour of the home. Not on island? Take a 3D tour of the home to see more features and to get a better feel for the floor plan.
Maui Real Estate Blog
Huelo Estate Property
Peace and Quiet. A beautiful home. Big vistas of the deep blue Pacific Ocean. You can have it all with this Estate Property in Huelo.
The serenity of the home is evident the moment you drive through the gated entry to the property. A pond full of lotus flowers sits in the middle of the circular driveway.
The quality of the home is evident throughout. There are oversized windows, 9 foot ceilings and an ocean view from nearly every room in the house. The kitchen features stainless steel appliances, cherry cabinets and granite counter tops. The floors are Jatoba (Brazilian Cherry) and Travertine throughout.
There are two master suites; one spans the entire second floor. Each features en-suite baths and oversize walk-in closets. There is a third bedroom as well as an office area. Trade winds are plentiful, but central A/C will help cool you down when necessary.
The ocean views from the property are substantial. Situated on the Northeast facing coastline of Maui, it is possible to watch sunrises and moon rises from the home.
The property consists of 3.8 acres of landscaped privacy with coconut palms, an extensive banana grove, mango, papaya and citrus. There are two excellent spots to add a cottage.
The Huelo location offers a quiet setting roughly 30 minutes from Kahului airport. It is approximately 10 minutes to restaurants and the grocery store in Haiku Town. Ho’okipa Beach Park is 15 minutes from the property. It is roughly 20 minutes drive to Paia town amenities.
This Huelo Estate is offered for $1,488,000. Check out the 43 West Waipio listing page for additional photos. Contact The Maui Real Estate Team to arrange a showing or if you have questions on the property.
Maui Real Estate Blog
North Shore Paradise
Our listings past and present include quite a few beautiful properties. This new listing in Haiku certainly falls into the that category. The stunning main home went through a comprehensive remodel and the landscaping and grounds are truly stunning. However, this property is really distinguished by its fun quotient. It may well be the most fun property we have ever marketed. There are just so many things to keep you entertained on this two acre property. Its like owning your own mini resort just for the enjoyment of your family and friends.
The Main House
The four bedroom, three bathroom main home offers 2,570 square feet of luxurious, living space. The seller completed a comprehensive remodel of the home in 2016.
The screened front porch of the home was converted to a dramatic entry with a custom walnut door, built in desk, new coat closet and new light fixtures. Big windows provide views of the ocean and the beautiful landscaping around the property.
The remodel work extended to the living room. The sellers added new fixtures, a new built-in entertainment center and a new built-in hutch. A new split system A/C helps to cool the house on the warmest days.
The remodel work extended into the kitchen. The sellers installed a new farm sink and new Subzero, Thermador and Bosch Appliances. New Swarovski Crystal Pendants and a Custom 5,50 piece tile mosaic by Brian Lehto add to the aesthetic appeal.
The extensive remodel work extended into the master suite. The seller added a custom built-in tiger wood cabinet for clothing and a built-in zebra wood TV center. Other notable additions to the bedroom include a new walk in closet and split system a/c. The sellers added a double vanity and a new walk-in shower to the master bathroom. An outdoor meditation garden and outdoor lava rock shower were added just off the master bathroom.
Other notable remodel items for the main house include the following:
- New dark bamboo flooring throughout the home.
- A new back entry was added with a custom Walnut Door, a new laundry “closet” and a new organizer.
- New LED soffit lighting throughout the home.
- The home’s three other bedrooms received new fans and light fixtures.
- The sellers expanded the closet space of the two downstairs bedrooms and added built-ins.
- A new water filtration system that services the entire house.
- The sellers replaced the roof with a standing seam metal roof.
- The comprehensive remodel included a replacement of the septic system.
The Ohana and the Office
The remodel efforts extended to the detached two bedroom, one and a half bath ohana. The structure had pretty good bones with its high ceilings and tile floors. The sellers completely redid the kitchen, added new light fixtures, two new window a/c units, and they expanded the master bedroom to 300 square feet. The half bath has exterior access making it a good “pool bath” for the nearby pool area.
The sellers thoughtful touch extended to the office/studio space. The space received new lights and fixtures. An outside custom bar with seating was added to the exterior. They added a lanai area between the office and the ohana. New tile, a custom mosiac and turtle/ocean paintings by local artist Brian Lehto enhance this outdoor living space.
The Pool Area
The revamp and renovation of North Shore Paradise included the addition of a forty foot long, heated, saltwater pool. The pool has an attached spa and a combination waterfall,slide and rock jump feature. The pool area serves as a focal point for entertainment both day and night. There is a gazebo to escape the sun next to the pool. A larger pavilion area is big enough to accommodate plenty of friends and family for a meal. As the day cools to night and the stars begin to twinkle overhead, a poolside fire pit is another spot to gather with friends and family.
Pickleball, Chess and Fruit Picking
The fun doesn’t stop at the pool area. At this time, Pickleball is the fastest growing sport in America. It crossed the big blue of the Pacific and it can now be played among the verdant landscape of North Shore Paradise. A basketball hoop gives you the opportunity to hone your three pointers and free throw shooting.
An oversized outdoor chess board means that you can exercise your mind and your body at North Shore Paradise. Tucked next to the pool pavilion and surrounded on three sides by tropical landscaping, I can’t think of many better settings for a game of chess.
If you work up an appetite with all of your play, you can just meander through the property’s orchard to see if there is anything ripe to eat. There are over 20 varieties of fruit trees including citrus, avocado, lychee, macadamia nut, fig, banana, breadfruit, papaya, coffee and more. There is a small organic herb garden with room to add a vegetable garden. The edibles are just part of the beautiful landscaping on the property. Other highlights include a massive Banyan Tree, a majestic Royal Poinciana and a variety of tropical flowers.
Keeping it Green
North Shore Paradise has two large, net-metered, grid tied photovoltaic (solar) systems. There are 21 solar panels on the main house. An additional 41 panels are located on the ohana roof. The ohana panels power the ohana, office and pool. There are also solar hot water heaters on the house and the ohana. Collectively, the pv systems and the water heaters significantly reduce electric bills. Of course, they are also environmentally friendly.
Find out More…
North Shore Paradise is offered for $2,380,000. Find more photos and details on the 2423 Lilokoi Listing Page. Take a 3D tour of the main house to see the floor plan and more of the design details. You can also take a 3D tour of the cottage. Qualified buyers may contact the Maui Real Estate Team with questions or to arrange a private showing.
Maui Real Estate Blog
Old Hawaii Homes at New Prices
We recently reduced the price on two of our listings. The properties located in Kula and Haiku respectively share something in common beyond price changes. Both homes exhibit the classic Hawaii Plantation Style. While the homes were built 83 and 144 years ago, the charm and appeal of this design style endures through today.
785 Kekaulike, Kula
This Kula Classic consists of a 1936 home on just over 3.1 acres with a separate cottage built in the early 1980s. The 1936 home features design hallmarks of the era including fir floors, double hung windows with counter weights, and crystal door knobs. Originally owned by a ranch manager, subsequent owners have done a fantastic job maintaining the home over the years.
A previous owner completed a substantial addition to the property in 2006 when they added a new master suite. Their contractor took tremendous pains to ensure that the addition was true to the style of the original construction. The bedroom has fir flooring that matches the rest of the house. The builder used double hung windows with counter weights that they reclaimed from a Plantation home in Wailuku. The bathroom has a clawfoot tub. The tiles from the master bath match the original bathroom tiles on the other side of the house.
The seller recently lowered the list price for this Kula classic to $1,530,000. You can take a 3D tour of the main home to see more of the many details. Check you the 785 Kekaulike listing page for more photos.
555 Haiku Road, Haiku
Our listing at 555 Haiku Road is the oldest home that I have been in on Maui. The five bedroom, five bath home is situated on 1.2 beautiful acres with big mature trees, beautiful tropical flowers, citrus trees and bananas. Originally built in 1875, the home served as the residence of the Doctor for the nearby Pineapple Plantation. Most recently, it has been operated as a bed and breakfast. The old cliche that they don’t build them like they used to is certainly appropriate with this home.
The style of the era is evident both on a small scale and a large scale. The gracious front porch is both a gathering place, and a spot to enjoy the cooling trade winds. There is custom woodwork throughout the interior and exterior of the home. You just don’t see this type of craftsmanship with new construction.
Other features and materials include double hung windows, fir floors, crystal door knobs and a clawfoot tub in one of the bathrooms.
This classic and gracious plantation style home is now listed for $1,220,000. Take a 3D tour to get a better sense of the floor plan and to see more details of the home. Check out the 555 Haiku Road listing page for more photos and details. Contact The Maui Real Estate Team with questions or to arrange a showing of either of these historical homes.
Maui Real Estate Blog
Room to Roam in Nahiku
Our new Hana agent, Sonny Sudak listed a fantastic property in Nahiku on Maui’s East Side. This 57 acre property includes a small cottage, big ocean views, plenty of privacy and a whole lot more.
The seller cleared roughly two to two and a half acres around the cottage. Recent clearing efforts helped to really open up the ocean views. The remaining acreage is largely tropical jungle with three intermittent streams crossing through the property. The closest stream is audible from the cottage after heavy rains.
The two bedroom one bath cottage features vaulted ceilings. There are sliding glass doors in the two bedrooms ensure you are seeing plenty of the ocean view. The sellers recently renovated the kitchen. It has plenty of counter and cabinet space. The screened in lanai off the back is a great spot to enjoy the natural beauty of the surrounding land and the ocean off in the distance. The home’s post and pier construction provides a covered work space underneath the lanai.
The cottage has power through Maui Electric. TV and Internet service is provided by Satellite. A 3,000 gallon catchment tank is the source of water of the property.
There are numerous possibilities for this property. Keep it as it is for a private and quiet jungle hideaway. The agricultural zoning allows for a main home to built on the property. Clear more land for farming operations. The jungle locations is conducive to growing a variety of fruit trees and other agricultural products. The choice is yours.
This great Nahiku Property is listed for $950,000. Check out the 475 Hana Highway listing page for more photos and details on the property. Contact the Maui Real Estate Team with questions or to arrange a showing.