Board Meetings: 2025
February 10, 2025
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March 15, 2025 - Annual Meeting
The Royal Mauian AOAO held its Annual Meeting on March 15, 2025, covering board introductions, financial performance, property updates, and community governance. The 2024 budget was nearly on target, with a slight 0.1% overage, and the 2025 budget includes a 7% increase in maintenance fees primarily due to rising insurance costs. Reserve funds remain strong, with over $1.26 million projected by year-end. Property improvements included landscaping changes, irrigation repairs, and structural maintenance such as elevator motor replacement and pool area upgrades. Owners voted on board candidates and meeting minutes, and the meeting emphasized clear communication, owner engagement, and upcoming projects, concluding with an invitation to a community potluck and the announcement of the next annual meeting date: March 21, 2026.
March 28, 2025
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May 15, 2025
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May 22, 2025
Summary not available. Agenda included “plumbing replacement policy.” Please contribute your content using the feedback form.
July 1, 2025
Royal Mauian AOAO Board of Directors emailed a letter to owners informing them of an upcoming credit on their Quarter 3 invoice, stemming from a settlement with four claimants who contested the Guest Registration Fee. Under the settlement, $90,400 in fees collected between 2023 and April 18, 2025, were first used to reimburse legal costs incurred by the claimants and the AOAO, with the remaining $18,600 being refunded to affected owners and one property management company. Credits will vary by unit depending on guest occupancy, with an average refund of about $225. The registration fee will continue to be charged, and starting in Q2 2025, it will be treated as operating revenue and formally integrated into the AOAO’s annual budget beginning in 2026. The current fee of $35 per stay will remain through 2027, with a potential review in 2028.
August 14, 2025
The Royal Mauian AOAO board meeting covered approval of prior minutes, a detailed treasurer’s report showing revenues ahead of budget and expenses under budget for the first half of the fiscal year, and reserve fund status. The board approved budget amendments to integrate guest registration fee revenues into the 2025 budget, resulting in a one-time 4.1% maintenance fee credit to owners, and authorized purchase of 2025–26 insurance coverage despite a 22% premium increase. The projects report included pool repairs, extensive parking lot and sidewalk work ahead of sealing, landscaping improvements, and staffing adjustments following a maintenance manager injury. The board discussed two community issues—the proposed 217-unit Kamole Grand development, with concerns about traffic, flooding, and unauthorized beach access, and the “Park Maui” paid parking proposal for nearby beach parks—urging owner participation in public hearings. The meeting also introduced new local legal counsel, Carrie Maling, expected to provide more accessible and cost-effective support. The next board meeting is scheduled for November 6.
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Meeting Opening and Attendance
Meeting called to order at 2:01 PM Hawaii time.
Four board members present: Paul Perato, Jerry Rubin, Kevin Ferris, and Don (Chair).
Two members absent due to illness (Maggie, Sheldon) and Susan Sipe not in attendance.
Minutes from May 15 and May 22, 2025 board meetings approved.
Treasurer’s Report – First Half of Fiscal Year (Through June 30)
Revenue Performance
Total revenue: $552,357 vs. budgeted $491,393 — a 12.4% positive variance (+$60,965).
No delinquencies in owner dues.
Overages in miscellaneous accounts, notably:
Registration fees: $59,023 recognized due to settlement, including $34.2K in legal fee reimbursement and $24.8K from 2025 collections.
Rental, transfer, and fines revenue over budget by $1,475.
Expense Performance
All operating expense categories under budget.
Payroll: $3,070 under (1.7%), though 10% health benefits increase expected to absorb savings.
Contract services: $649 under; landscaping over by $3,706 due to dethatching project.
Savings in elevator services ($1,849), refuse ($737), tree trimming ($1,060), maintenance ($644), and utilities ($11,094 — mainly from faulty water meter).
Other expenses: $10,207 under, mostly from insurance and tax timing.
Net ordinary income: $86,628 YTD, expected to decrease after budget revisions.
Reserves
Reserve balance: $1,315,903 (cash in operating and fixed asset accounts).
Q2 income: $81,518 (maintenance fees, interest, solar reimbursements).
Q2 expenses: $23,527 for power conditioning, backflow prevention, emergency repairs, and taxes.
Year-to-date reserve expenditures: $61,208.
Budget Amendments and Maintenance Fee Adjustment
From presentation:
Integration of guest registration fee revenue into 2025 budget (projected $50,000, conservative vs. $54K estimate).
Reallocation of $34.2K in legal fee reimbursement to operating reserves.
Reduction of maintenance fee revenue requirement by $50,000.
Result: 4.1% maintenance fee credit to owners in Q4 2025 billings.
Approved unanimously.
Insurance Renewal
Projects and Staffing Report
Facilities
Pool: Emergency quartzite repairs completed; heavy summer use increasing chemical needs.
Parking lot & sidewalks: 115 ft of curb and 70 sq ft of sidewalk replaced; rock wall repaired; asphalt patching completed ahead of sealing (Aug 21, 28; Sept 4, 11).
Drainage issue near car wash corrected.
Landscaping: Positive feedback on Rapa Nui’s work; Phase 3 dethatching planned; new podocarpus plantings underway; coconut palm trimming pending.
Roof: Drone infrared inspection showed no major issues; one area flagged for follow-up.
Staffing
Resident maintenance manager injured offsite (broken fibula); expected out 2–3 months.
Part-time help under consideration.
Some projects delayed; staff praised for hard work.
Community Development and Local Issues
Kamole Grand Development
Proposed 217-unit condo project across from Royal Mauian.
Concerns: traffic congestion, flooding, increased pedestrian traffic, unauthorized beach/lawn use.
September 9 public hearing; owners urged to submit testimony.
Potential strategies: oppose project or advocate mitigations (reduced size, controlled access).
Park Maui Proposal
Legal Counsel Update
New local attorney retained: Carrie Maling (Maui-based, experienced with condominiums, lower rates than prior Honolulu firm).
Role includes advice on ordinances, rental issues, fines, and potential advocacy regarding Kamole Grand.
September 19, 2025 - Budget Update
As explained in this letter, the Royal Mauian AOAO Board of Directors, at its August 14, 2025 meeting, amended the 2025 Operating Budget following settlement of the Guest Registration Fee issue. The key financial adjustments were:
Reallocation to Reserves – $34,200 in deferred registration fee revenue was returned to the Operating Reserves, fully restoring funds previously used for legal defense costs since 2023.
Budget Inclusion – $50,000 in Guest Registration Fee revenue was added to the 2025 Operating Budget.
Maintenance Fee Adjustment – The budgeted Maintenance Fee revenue was reduced by $50,000 (from $1,207,278 to $1,157,278), equal to a 4.1% reduction.
Owner Credit – Owners will see a 4.1% credit applied to their Q4 billings, effectively reducing the previously approved 7% annual increase to 2.9% for 2025.
November 13, 2025
November 21, 2025 - Maintenance fee increase effective 1/1/26
2026 Operating Budget
Unchanged from the draft reviewed on November 13.
Includes a 5% increase in maintenance fees, effective January 1, 2026.
Increase raises $1,215,770 for operating expenses and reserve contributions.
Average increase over 2025–2026 is 3.95%, lower than several prior years.
Budget was unanimously approved.
Upcoming Meetings
Annual General Meeting: March 21, 2026.
Next board meeting: January 15, 2:00 p.m. Hawaii Time (subject to change).
2026 Reserve Study
Completed October 15 by Association Reserves.
No material changes from the 2025 study aside from inflation adjustments.
Fully funded balance requirement: $3.136 million.
Estimated 2025 year-end reserve balance: $1.14 million.
Association is 36.4% funded, placing it in a medium-risk category.
Recommended 2026 reserve contributions total $283,296.
Planned projects include painting, waterproofing, roof maintenance, fire system inspections, light fixture upgrades, and partial door replacements.
Reserve study was unanimously approved.
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The meeting was attended by Treasurer Paul Perano, Secretary Kevin Tarras, Directors Jerry Rubin and Susan Sipe, and later Maggie Sheldon, along with bookkeeper Amalia and several owners. The board unanimously approved the minutes from the November 13, 2025 meeting. Treasurer Paul Perano then presented the 2026 operating budget, noting that it had already been thoroughly reviewed at the prior meeting and that no changes were made. The approved budget includes a 5% increase in maintenance fees, effective January 1, 2026, raising $1,215,770 to meet operating and reserve funding needs. Paul explained that insurance premium increases account for over half of the increase, and that the combined average budget increase for 2025–2026 is 3.95%, which is lower than several previous years. The board unanimously approved the 2026 operating budget.
Paul next reviewed the 2026 Reserve Study, completed October 15 by Association Reserves. No site visit was conducted this year, and no major changes were recommended compared to 2025 aside from inflationary adjustments. The study calculated a fully funded balance requirement of $3.136 million, compared with an estimated actual year-end reserve balance of $1.14 million, placing the association at a 36.4% funded level, categorized as medium risk for deferred maintenance or special assessments. Recommended 2026 reserve contributions total $283,296 (including $25,000 from solar reimbursements), and the study outlined several planned projects such as painting, waterproofing, roof maintenance, electrical fixture upgrades, fire system inspections, and refurbishment of selected building areas. The board unanimously approved the reserve study.
Before adjournment, the board announced that the Annual General Meeting will be held on March 21, 2026, and the next board meeting is scheduled for January 15 at 2:00 p.m. Hawaii Time. With no owner questions presented, the meeting was adjourned at 2:14 p.m., after which the board proceeded to an executive session.
