Islander on the Beach complex:

Complex Work Projects:

From time to time, as with all multi-dwelling complexes with associations, work takes place that owners aren't aware of and have no control over. We shall not be held liable for work taking place around the complex at any given time. If there is work that we know about ahead of time, we will be sure to let guests know if that work will effect this condo or surrounding condos, if possible and if we are notified timely.  Sometimes, that is not the case and we are surprised to hear some form of repair or work is taking place.  By reserving this unit and agreeing to terms and conditions with the reservation, you understand we will not be held liable for those types of situations and no refund or change of room will be made, unless the type of work materially impacts the specific unit you are staying in to make it inhabitable.



Update from site manager re. lanai/spalling work (updated 4/19/24):

Aloha Owners, We did not receive our permits this month, as hoped for. I have been in consultation with our facilities committee, board members and contractors. For now we have decided to postpone the spalling repairs until March of 2025 at the earliest. 


Lanai/patio Spalling Work:  (updated 3/1/24):

Dear Owners,

The Board has been working with the County of Kauai for the past 2 years in a permitting application process. Given our Commercial designation and waterfront location, the oversight involves many stages of due diligence and information gathering.

We have competing bids from two contractors for the work, although scheduling will be dependent on contractor availability subject to permit finalization.

At present, the goal is to begin the largest project, the Niihau building, in October of 2024.The challenge to a definite timeline is the fact we do not yet have permits finalized but are moving closer.

We respect the fact that owners need to plan for guest reservations.

Legally, we are required to provide owners with 6 months’ notice when we prepare to undertake a project which requires a building to be vacant.

If we do achieve our permitting as we hope that notice could be provided in April 2024.

We are providing this information so that owners in the Niihau building may advise their rental agencies and plan accordingly.

We will keep you up to date in the coming weeks regarding our permitting progress. If we do not have permits in place in time to provide you formal notice in April, you can revisit your bookings.

We will continue to update you all as we move closer to successful permitting.

Thank you for your patience.

Islander on the Beach Board of Directors


Lanai/patio Spalling Work:  (updated 11/9/22); From GM:

The Board is moving forward to plan for the next phase of spalling repair/maintenance. The County has informed us that the leaking Backflow Device in our parking lot must be the first priority and we cannot pull a Spalling permit until the Backflow is fixed. Thus, the Replacement and Certification of the Backflow have been scheduled and confirmed to be completed in December. At that time, we can submit an application for the Spalling permit. The permitting process could take a minimum of six months to be approved by the County Planning Department.

Once the permit has been approved, the Board will confirm a date with a contractor to begin work which will be a minimum of six months after a contractor is secured. The Board will inform owners when the permit has been secured. Formal notice of the spalling work will be sent to owners after the contractor and date is scheduled at least six months prior to the scheduled closure.

Lanai/patio Spalling Work:  (updated 7/11/22):

Preliminary reports are indicating this project will take place in June and July, 2023.  Read below for details (subject to change after structural engineer inspection, which hasn't been scheduled as of this update).

Lanai/patio Spalling Work:  (updated 4/5/22):

This project has been delayed indefinitely as of the above date.

The crew will be working from 8am-5pm during weekdays only.  Spalling repairs consist of drilling out old rebar from lanai (patio), installing new rebar, and then new cement will be poured.  The GM's note is as follows:

After conducting inspections throughout the property, several lanais were found to possibly be affected by spalling damage. This type of repair work will require specific units in various buildings to be closed at various times during a five week period beginning on April 1, 2022 through April 29, 2022.   Please note that the duration of this repair project is an estimate and could be extended depending on weather and the severity of the repair.  All owners/guests should be aware that spalling work will be taking place during this time period. Therefore, activity, dust and noise levels will be higher than normal on property.  

The units being worked on during this particular project are:  118, 123, 130, 133, 134, 144, 156, 205, 209, 215, 217, 218, 221, 222, 223, 229, 230, 231, 232, 233, 234, 235, 237, 244, 246, 249, 251, 252, 254, 256, 258, 259, 263, 265, 317, 318, 319, 320, 322, 323, 328, 331, 332, 333, 336, 337, 338, 339, 342, 343, 344, 349, 350, 351, 352, 354, 355, 356, 358, 359, 361, and 365.

The two direct oceanfront buildings will be worked on first, starting April 1 and should last approximately two weeks.  The rest of the buildings at the complex will commence approximately 2 weeks later and should last approximately 2 to 3 weeks.