Cap X Offerings
AOAO 3rd Party Owner Representation
Construction Management & Procurement Specialist
Capital Reserve Project Management & Planning
How Cap X Can Maximize Your Capital Projects
Here'sWhat We Do
- Roof Replacement & Waterproofing One of the largest line items in any reserve study — and one of the most mismanaged. Cap X oversees the full cycle: scoping, bidding, contractor vetting, contract execution, and inspection through closeout. We work exclusively with licensed, reputable roofing contractors and partner with licensed engineering firms when structural or waterproofing assessments are required. No surprises, no runaway change orders.
- Concrete, Waterproofing & Structural Repairs Spalling, delamination, post-tension cables, expansion joints — Hawaii's buildings take a beating. Cap X translates engineering reports into actionable scopes, manages the bid process, and keeps contractors accountable from mobilization to punch list. We partner with licensed structural and civil engineers to ensure every repair is properly assessed and specified before a single dollar is committed.
- Painting & Exterior Coatings More than aesthetics — exterior painting is a weatherproofing system. Cap X ensures specs are written correctly, warranties are enforceable, and the board isn't paying premium prices for substandard prep work. We partner with experienced, licensed painting contractors who understand Hawaii's coastal conditions.
- Pool, Pool Deck, Spa & Recreation Amenity Renovation Gunite, waterline tile, decking, equipment — amenity projects are high-visibility and high-risk. Cap X manages owner expectations, contractor scope, and phasing so residents aren't left without amenities longer than necessary. All work is performed by licensed contractors with proven AOAO experience.
- Mechanical, Electrical & Plumbing Systems Heat pumps, elevators, plumbing risers, electrical infrastructure — these are the high-cost, high-complexity items that boards get blindsided by. Cap X reads the reserve study, tracks the components, and gets ahead of failures before they become emergencies. We partner with licensed mechanical, electrical, and plumbing engineers and contractors to scope and execute work correctly the first time.
- Window & Sealant Programs One of the most common sources of water intrusion and deferred maintenance claims in Hawaii high-rises. Cap X designs programs that are phased intelligently, bid competitively, and executed with documented quality control — backed by licensed contractors and, where needed, building envelope consultants.
- Capital Reserve Planning & Project Sequencing Your reserve study is only as good as the execution behind it. Cap X helps boards prioritize, phase, and fund capital projects strategically — balancing cash flow, assessment impact, and long-term asset protection. We work alongside reserve study specialists and licensed engineers to keep your plan grounded in real-world costs and timelines.
- Owner's Representation & Independent Project Oversight When the project is too big to leave to chance, Cap X steps in as your eyes and ears — independent of the contractor, independent of the managing agent, and fully accountable to the board. Every project is supported by our network of licensed contractors and engineering partners who meet Cap X's vetting standards before they ever set foot on your property.
- Deep contractor and engineering network — relationships with licensed, vetted contractors and engineering firms across every capital project category built over three decades in Hawaii; knows who performs and who to avoid
- Elevator Modernization & Maintenance Contract Negotiations - Boards get locked into bad maintenance contracts, technicians skip steps, and aging equipment drifts out of code until the state forces the issue. Modernization means energy efficiency, life safety, and code compliance on the association's timeline. Cap X provides independent oversight that holds maintenance contractors accountable and brings procurement discipline to modernizations, cab refreshes, and contract negotiations that actually protect the association.
- Waste Pipe Retrofitting & Replacement Experience:
- Ala Wai Plaza — $17M building-wide waste pipe retrofit. Assembled full project team while serving as RM under NK Management Site Management, assembled construction manager: Bergeman Project Group, plumbing contractor: Sagewater, and financing: Bank of Hawaii.
- Hale Kulanui — 180-unit, 27-story DWV retrofit. NK Management building. Coordinated full project team from owner's side through completion.
Credentials
CMCA certified
Certified Manager of Community Associations, the nationally recognized professional credential in AOAO management
Executive MBA, UH Shidler College of Business
Graduate-level training in accounting, finance, operations, strategic planning, and organizational management
US Navy Veteran
US Navy Veteran
Hospital Corpsman, 3rd Battalion 3rd Marines, Naval Hospital Oakland EMT; trained to operate under pressure, saving lives, and make sound decisions when stakes are high
Qualified to lead your projects
Strong Foundation in Condo & Construction Management
General Manager Resident Manager
20+ years of Hawaii AOAO management experience — as General Manager and Resident Manager for Oahu's most complex high-rise condominium properties, including simultaneous oversight of multiple luxury towers: Nauru Tower, Kapiolani Residence, Ilikai Apartment Building, Mauna Luan, 1717 Ala Wai, Lalea, Ala Wai Plaza and many others.
Founded, operated and sold NK Management
Once held an active BC General Contractor license. As owner, Mano personally handled all construction estimates, RFP development, contractor bidding, construction accounting, and project administration across hundreds of capital projects statewide. Managing agents often hired Mano's staff because they were well trained.
Senior Manager, Vice President, & Management Executive
Seasoned AOAO expert and well trained in AOAO Board Management at Touchstone Properties, Hawaii First, and Associa Hawaii before launching NK Management.
Expertise
RFP development and competitive bidding
Write and administered dozens of construction request for proposals (RFPs) across all major capital project categories; knows how to scope work that protects the association, attracts qualified contractors, and produces defensible apples-to-apples bids that hold up under board scrutiny.
Capital Projects Execution from RFP creation to final punchlist
Managed capital projects: roofing, concrete, waterproofing, painting, pool renovation, mechanical systems, window programs, water mitigation and structural repairs — writing RFP's, scoping work, vetting contractors, administering contracts, and managing projects from RFP to final punch list.
Trained in parliamentary procedure
Parliamentarian Procedure Savvy — studied under Hawaii's top parliamentarians with deep working knowledge of Robert's Rules of Order; has navigated some of the most contentious and complex AOAO board rooms in the state — contested elections, emergency special meetings, owner consent votes, and high-stakes capital project approvals
Managed 300+ Hawaii AOAOs
Served 300+ Hawaii AOAOs — built direct working relationships with board presidents, treasurers, and committee chairs across more than 300 associations statewide; understands how boards think, how they vote, and what they need to hear to make confident, prudent decisions on major capital commitments
Unmatched institutional knowledge
Institutional knowledge — no other construction management or owner's representation firm operating in Hawaii today combines decades of board-level relationships, hands-on capital project execution, licensed contractor oversight, and deep familiarity with Hawaii's unique AOAO regulatory environment
Fluent in board governance
Fluent in board governance and understands HRS Chapter 514B, declarations, bylaws, and house rules; knows the difference between what a board can decide unilaterally and what requires owner consent, what belongs in executive session and what must be disclosed, and provide advice on how to structure capital project construction.
No Shortcuts
BE THOROUGH, DO YOUR RESEARCH
Before you break ground, before you write a check — let Cap X provide a complimentary initial project review to ensure you're taking the right steps. We step in where managing agents stop: independent project oversight, bulletproof and airtight RFPs that contractors take seriously, and construction management that holds everyone accountable from bid to punch list. All of it third-party, unbiased, and built around one client — you.