Own in Kapalua and unsure who fixes a flickering streetlight or a roof leak? You are not alone. Between your building’s AOAO and the Kapalua Resort Association, it can be hard to tell who handles what. In this quick guide, you will learn the key differences, how fees flow, and exactly who to call for common issues. Let’s dive in.
AOAO and KRA at a glance
Your building or neighborhood is governed by an AOAO. In Hawaiʻi, AOAOs operate under the Condominium Property Act, HRS Chapter 514B and your project’s declaration, bylaws, and house rules.
The Kapalua Resort Association is the master resort association for the 1,650-acre Kapalua Resort. KRA maintains resort-wide common elements and contracts for services like security and the shuttle. KRA does not manage the internal operations of individual AOAOs. See KRA’s overview and contacts on the KRA New Owners page.
Who handles what
Inside your AOAO
- Building exteriors, roofs, balconies, and elevators within the project boundary.
- In-project amenities such as pools, spas, fencing, interior hallways, trash rooms, and assigned parking described in the declaration.
- Onsite landscaping within the gated HOA boundary and common-area irrigation.
- Annual budgets, monthly maintenance fees, special assessments, and reserves as required by state law.
Resort-level KRA
- Resort roads and main roadways used by multiple communities.
- Streetlights, directional signage, shared walkways and trails outside individual HOA boundaries.
- Resort-wide landscaping in common corridors and some shared structures.
- Contracted services such as security and the Kapalua shuttle.
Boundaries and gray areas
Rules of thumb
- If the item is inside your gate or clearly within the condo or subdivision map, the AOAO usually handles it.
- If it is a main resort roadway, resort streetlight, major intersection, or directional signage, KRA typically handles it.
When lines blur
- Entry signage, shared driveways, or landscaping right outside a gate can be ambiguous. Start with your recorded map and declaration, then confirm with your AOAO manager. If it still looks like resort infrastructure, contact KRA.
Fees and assessments
- AOAO fees: Your AOAO sets the annual budget, collects monthly maintenance fees, and funds reserves for capital replacements as outlined in HRS 514B-148.
- KRA fees: KRA bills each AOAO. The KRA portion is typically included in your monthly AOAO maintenance fee rather than invoiced to you directly. You can confirm this billing flow on the KRA New Owners page.
Who to call and how to confirm responsibility
Quick checklist
- Step 1: Check your project boundary. Review your recorded declaration and map to see if the item is inside your AOAO. If you need official copies, the State of Hawaiʻi Bureau of Conveyances explains how to obtain recorded documents in its BOC FAQs.
- Step 2: Contact your AOAO manager or board for items inside the project. Most AOAOs have a managing agent and maintenance request process.
- Step 3: If it appears to be resort infrastructure, contact KRA. Find contacts and guidance on the KRA New Owners page.
Common Kapalua scenarios
- Roof or exterior wall leak, balcony issue, or in-project irrigation: AOAO maintenance request.
- Streetlight out on a main resort road, pothole on a resort roadway, or missing resort directional signage: KRA.
- Non-emergency security concern on resort grounds: KRA security via the contact listed on the KRA site. For emergencies call 911.
- Design questions visible from resort roads: apply to your AOAO for in-project changes, and check with KRA if resort-wide standards may apply.
Buying or selling in Kapalua
- Request the AOAO resale package early. Hawaiʻi law requires AOAOs and their managing agents to provide specified records and disclosures to sellers and buyers. A 2024 Hawaiʻi appellate decision discusses these disclosure duties for managing agents; you can read it here: Hawaiʻi Court of Appeals case on AOAO records and disclosures.
- Ask whether any KRA-related assessments, rules, or standards affect your transfer. KRA fees typically flow through your AOAO, so they should appear in the AOAO accounting.
- Need recorded originals of your declaration, bylaws, or maps for escrow? Order them from the Bureau of Conveyances using the BOC FAQs. If you are trying to identify the correct Kapalua AOAO by project name, local indexes like Document Services of Maui can help you look up document availability before you order official copies.
As a long-time Maui resident with a construction background, I help you read between the lines of AOAO documents and practical building issues. If you are buying or selling in Kapalua, I will coordinate the right disclosures, confirm responsibilities, and keep your escrow moving smoothly. Have questions about your AOAO or KRA next steps? Reach out to Lena M. Taberna to get clear, local guidance.
FAQs
What is an AOAO in Hawaiʻi condominiums?
- An AOAO is your project’s owners association that manages common elements inside the condo or HOA boundary under Hawaiʻi’s condominium law and your project’s governing documents.
What does the Kapalua Resort Association handle?
- KRA maintains resort-wide elements such as resort roads, streetlights, directional signage, shared paths, and contracts for services like security and the shuttle.
Do Kapalua owners pay KRA fees directly?
- Typically no. KRA bills each AOAO, and your unit’s KRA portion is usually included in your monthly AOAO maintenance fee.
Who fixes a pothole or a dark streetlight on a main resort road?
- KRA. Report resort roadway issues and streetlight outages to the KRA office listed on the KRA site.
How do I confirm if a repair is AOAO or KRA?
- Check your recorded map and declaration to see if the item is inside the AOAO boundary, then contact your AOAO manager. If it seems like resort infrastructure, contact KRA.
What documents should I request when selling in Kapalua?
- Ask for the AOAO resale package and confirm whether any KRA-related rules or fees affect the transfer. Order recorded declarations and maps from the Bureau of Conveyances if needed.