PROPERTY CONDITION ASSESSMENT SERVICES AT WAIALUA COURTHOUSE

Location:	Hawaii
Posted:	May 28, 2026
Due:	Jun 1, 2026
Agency:	Office of Hawaiian Affairs
Type of Government:	State & Local
Category:	B - Special Studies and Analyses - Not R&D J - Maintenance, Repair, and Rebuilding of Equipment R - Professional, Administrative and Management Support Services
Publication URL:	To access bid details, please log in.

05/15/2026 – Request for Quotes (RFQ) No. LAD 2026-020

Notice is hereby given that the Office of Hawaiian Affairs (hereinafter “OHA”) will be accepting quotes from qualified, licensed building inspection and facilities assessment professional to conduct a comprehensive Property Condition Assessment (hereinafter “PCA) of its historic Waialua Courthouse property.

Quotes must be received through the HIePRO website by 2:00 p.m. Hawaiʻi Standard Time (hereinafter “HST”) on Monday, June 1, 2026.

All Offerors are strongly encouraged to attend the in-person site visit. The site visit will be held on Tuesday, May 26, 2026 from 8:30 – 9:30 a.m. HST. All interested parties shall meet at the Waialua Courthouse, 66-207 Kamehameha Highway, Haleiwa, Hawaiʻi 96712. Please contact Alison Roney at alisonr@oha.org by 4:00 p.m. HST on Friday, May 22, 2026 if you would like to attend the site visit.

Vendor questions must be received either in-person at the site visit or through the HIePRO website by 4:00 p.m. HST on Wednesday, May 27, 2026.

OHA’s responses to vendor questions will be posted through the HIePRO website by 4:00 p.m. HST on Thursday, May 28, 2026.

LAD 2026-020 Property Condition Assessment

OHA GENERAL TERMS AND CONDITIONS

Addendum 1_QA

Attachment Preview

State of Hawaiʻi

560 North Nimitz Highway, Suite 200

Honolulu, Hawaiʻi 96817

May 15, 2026

Request for Quotes (“RFQ”) No. LAD 2026-020

PROPERTY CONDITION ASSESSMENT AT THE WAIALUA COURTHOUSE

To All Interested Parties:

Notice is hereby given that the Office of Hawaiian Affairs (hereinafter “OHA”) will be accepting

quotes from qualified, licensed building inspection and facilities assessment professional to

conduct a comprehensive Property Condition Assessment (hereinafter “PCA) of its historic

Waialua Courthouse property.

Quotes must be received through the HIePRO website by 2:00 p.m. Hawaiʻi Standard Time

(hereinafter “HST”) on Monday, June 1, 2026.

Pursuant to Hawaii Administrative Rules §3-122-75, considering the criteria, including but not

limited to quality, warranty, and delivery; the award shall be made to the lowest responsive,

responsible offeror. When award to the lowest responsive, responsible offeror is not practicable,

award shall be made to the offeror whose quotation provides the best value to the OHA.

The OHA reserves the right to reject any or all quotes and to accept the quotes in whole or part in

the best interest of the OHA.

Site Visit

All Offerors are strongly encouraged to attend the in-person site visit. The site visit will be held

on Tuesday, May 26, 2026 from 8:30 – 9:30 a.m. HST. All interested parties shall meet at the

Waialua Courthouse, 66-207 Kamehameha Highway, Haleiwa, Hawaiʻi 96712.

Please contact Alison Roney at alisonr@oha.org by 4:00 p.m. HST on Friday, May 22, 2026 if

you would like to attend the site visit.

Questions and Answers

Vendor questions must be received either in-person at the site visit or through the HIePRO

website by 4:00 p.m. HST on Wednesday, May 27, 2026.

RFQ No. LAD 2026-020 PROPERTY CONDITION ASSESSMENT

Page 1 of 6

OHA’s responses to vendor questions will be posted through the HIePRO website by 4:00 p.m.

HST on Thursday, May 28, 2026.

Background

OHA requires a qualified, licensed building inspection and facilities assessment professional to

conduct a comprehensive PCA of its historic Waialua Courthouse property located at 66-207

Kamehameha Highway, Haleiwa, Hawaiʻi 96712 (TMK 1-6-6-009:023; SIHP 50-80-04-01334)

to identify existing and emerging deficiencies, estimate repair costs, and provide a prioritized

remediation plan to inform OHA’s capital improvement planning.

Property Information:

 Constructed in 1913

 Listed on State Historic Register (SIHP 50-80-04-01334) and is subject to applicable

preservation standards.

 Single-story wooden courthouse building with four small rooms, a large main room, and

two restrooms, plus a former basement jail

o Main floor area: approximately 1800 sq ft

o Basement area: approximately 700 sq ft plus approximately 1000 sq ft crawlspace

 Exterior includes a paved parking lot, detached brick pump house (currently in disrepair),

and a grassy open area behind the building with a septic tank and decommissioned

cesspool

 The Courthouse has experienced extended deferred maintenance, previously identified

mold risk issues from a previously repaired roof leak, termite damage, rusted jail fixtures,

foundation cracks, degraded outbuilding, cracked and peeling paint, and major basement

flooding during storms.

Scope of Services

The Offeror shall conduct a physical walk-through inspection of all accessible interior and

exterior areas of both structures. The Offeror is responsible for noting conditions that are visually

apparent; this scope does not include destructive testing, environmental sampling, or invasive

investigation unless specifically authorized in writing.

A. General Condition Assessment: The Offeror shall assess the condition of all major

building systems and components, including, but not limited to:

a. Site and Grounds – drainage, paving, accessible routes, site utilities, and exterior

lighting

b. Foundation and Structural Frame – foundation type and condition, load-bearing

elements, floor and roof framing, and evidence of settlement and cracking

c. Exterior Envelope – roofing, wall cladding, windows, doors, flashings, and

weatherproofing

RFQ No. LAD 2026-020 PROPERTY CONDITION ASSESSMENT

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d. Interior Construction – finishes, flooring, ceilings, stairs, railings, and evidence of

water damage, mold, rot, or pest infestation

e. Mechanical Systems – HVAC, plumbing, and domestic hot water

f. Electrical Systems – service entrance, distribution panels, wiring condition,

lighting, and emergency systems

g. Fire and Life Safety – suppression systems, detection and alarm, means of egress,

fire-rated assemblies, and applicable code compliance observations

h. ADA Accessibility – general observations on accessible routes, entrances,

restrooms, and public use areas

B. Special Assessment – Basement Flooding: The basement level shall receive focused

attention due to documented storm-related flooding. In addition to the standard condition

assessment, the Offeror shall:

a. Evaluate the extent of moisture intrusion, water damage, and related deterioration,

including impacts to structural elements, mechanical systems, and interior

finishes;

b. Assess the adequacy of existing drainage and waterproofing systems;

c. Identify probable sources of water infiltration; and

d. Provide remediation recommendations and Rough order-of-magnitude (ROM)

cost estimates specific to the basement’s flooding and moisture issues.

C. Special Assessment – Pumphouse (Retail Conversion Feasibility): The Offeror shall

perform a baseline condition assessment of the Pumphouse using the same methodology

described in Item A. General Condition Assessment. In addition, the Offeror shall

evaluate the feasibility of converting the Pumphouse into an occupied retail space,

including:

a. Structural Assessment – potential of the existing structure for retail occupancy

b. Code Compliance Gap Analysis – change of occupancy requirements under the

Hawaii State Building Code, applicable fire code, and ADA accessibility

standards

c. Conceptual Renovation Program – narrative description of improvements required

to support retail use, including structural repairs, mechanical, electrical, plumbing

upgrades, building envelope work, and ADA accommodations

RFQ No. LAD 2026-020 PROPERTY CONDITION ASSESSMENT

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d. ROM Cost Estimate – a cost range for the full conversion reflecting current Oahu

construction costs and any identified uncertainties

The Offeror shall identify any major constraints, unknowns, or risks that could materially

affect feasibility or cost.

D. Property Condition Assessment Report: The Offeror shall prepare and submit a

comprehensive written PCA Report. The Report shall be organized, professional, and

written in plain language understandable to a non-technical audience. The Report shall

include, at minimum, the following components:

a. Observed conditions and identified deficiencies for all systems and components

described above, including the basement flooding assessment and Pumphouse

retail conversion feasibility analysis

b. A comprehensive photographic record cross-referenced to the narrative findings

c. All repair and remediation needs prioritized into three categories — Immediate

(0–90 days), Short-Term (1–3 years), and Long-Term (3–10 years)

d. ROM cost estimates for all identified repair and remediation needs

General Requirements

A. Prior to submitting a quote through HIePRO, the Offeror must be registered in HIePRO in

order to respond to a solicitation. Please register by going to SPO’s website:

https://hiepro.ehawaii.gov/vendor.html.

B. The Successful Offeror must be registered as a business in the State of Hawaiʻi, be

compliant with the Hawaiʻi Compliance Express (“HCE”), complete the W-9 form

(https://www.irs.gov/pub/irs-pdf/fw9.pdf) and provide a Certificate of Liability Insurance.

If you are not registered with the HCE, please register by going to the HCE website:

https://vendors.ehawaii.gov/hce/.

C. The Offeror must submit a current copy of a Certificate of Liability Insurance upon

notification of award and shall, at its own costs and expense, at all times during the term

of the Contract, maintain insurance coverage with the minimum limits as follows:

Coverage

Commercial General Liability

(including personal injury, death,

and property damage)

Limits

$2,000,000 per occurrence; $2,000,000 general

aggregate per policy year; $2,000,000 products

and completed operations aggregate limit per

policy year.

RFQ No. LAD 2026-020 PROPERTY CONDITION ASSESSMENT

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Personal and Advertising

Injury

Umbrella Liability

$1,000,000 each occurrence.

$2,000,000 aggregate.

Automobile Insurance covering all

owned, non-owned, and hired

automobiles

Bodily injury liability limits of $1,000,000 each

person and $1,000,000 per accident; property

damage liability limits of $1,000,000 per

accident. Or $2,000,000 combined single limit.

Workers Compensation as

required by laws of the State of

Hawaiʻi

Insurance to include Employer’s Liability. Such

coverage shall apply to all employees of the

Offeror and (in case any sub-contractor fails to

provide adequate similar protection for all its

employees) to all employees of sub-contractors.

Professional Liability (Errors and

Omissions)

$1,000,000 per claim

$2,000,000 annual aggregate

1. The State of Hawai‘i, the OHA, its elected and appointed officials, employees, and

volunteers shall be named added as additional insured with respect to occurrences

during or in connection with the performance of this Contract. Before the effective

date of this Contract, the Offeror agrees to provide the OHA with certificate(s) of

insurance necessary to satisfy the OHA that the insurance provision of this Contract

have been complied with and to keep such certificate(s) on deposit with the OHA

during the entire term of this Contract. The minimum insurance required shall be in

full compliance with the Hawaiʻi Insurance Code throughout the entire term of the

Contract, including supplemental contracts, and shall be written by a company

authorized to do business in the State of Hawaiʻi and rated no less than an AM Best

rating of A-VIII. Offeror and its carriers agree to waive their rights of subrogation

with respect to any claims covered, or which should have been covered, by valid and

collectible insurance, including any deductibles or self-insurance maintained

thereunder. Upon request by the OHA, the Offeror shall furnish a copy of the policy

or policies that satisfy the Insurance Requirements of this Contract.

2. Failure of the Offeror to provide and keep in force such insurance shall be regarded as

a material default under this Contract, entitling the OHA to exercise any or all the

remedies provided in this Contract for default of the Offeror.

3. The procuring of such required policy or policies of insurance shall not be construed

to limit the Offeror’s liability hereunder or to fulfill the indemnification provisions

and requirements of this Contract. Notwithstanding said policy or policies of

insurance, the Offeror shall be obliged for the full and total amount of damage, injury,

or loss cause by negligence or neglect connected with this Contract.

RFQ No. LAD 2026-020 PROPERTY CONDITION ASSESSMENT

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PROPERTY CONDITION ASSESSMENT SERVICES AT WAIALUA COURTHOUSE

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See also