Waikiki Condo Remodel Journal – Ilikai #327
The Ilikai is my favorite Waikiki condotel because of the direct beach access, impressive ocean views and its luxurious resort feel. My goal is to complete this Ilikai #327 remodel project in three weeks and be rent-ready by mid February. You can compare with my 2017 comprehensive Ilikai #712 remodel journal here. The Ilikai #327 unit has been a solid vacation rental with steady bookings. Just a few minor changes are needed to improve the visitor experience and increase cash flow. This unit was last remodeled in 2003 as part of a large renovation project that involved many Ilikai units. You may recognize the signature Ilikai kitchen design with granite bar-countertop, 12” x 12” granite floor tile, tropical green carpet, sand color wall paper, and crown molding.
I will be upgrading the following components to improve functionality, durability, energy efficiency, and ambience for maximum visitor enjoyment:
1) Replace the existing carpet with 12” x 24” porcelain tile. Extend the same tile out on the lanai.
2) Move the curtain track ~5” closer to the lanai sliding glass door. Install a new curtain track below the soffit at the lanai sliding glass door. This will give my an additional ~5 inches clearance, enough to install two Queen beds.
3) Repurpose the existing curtain valance with crown molding into a narrow soffit with 3” dimmable LED recessed spotlights.
4) Reframe the wall behind the bed to be flush with the left concrete pillar. This requires the crown molding to be modified as well.
5) Remove the protruding drywall corner to the right of the bed and install a new narrow closet instead.
6) Remove the AC plastic conduit and install a drywall column instead. This will hide the AC chiller lines for a cleaner look.
7) Remove the existing old window tint.
8) Install a new ceiling fan.
9) Replace the existing King bed with two Queen beds.
10) Paint the entire unit.
11) Install new black-out curtains.
12) Install a larger wall mounted flat screen TV with all wiring running behind the wall.
13) Replace the existing appliances.
These changes represent a partial remodel. The kitchen and bathroom will remain the same, other than wall touch-up and new paint. It was a difficult decision on when to suspend rental bookings and schedule the work. There really is no good time to not have it rented. But the faster the upgrades are completed the sooner the unit could generate increased revenue. Time is money. Let’s get started.
1/8/2018 – Week #1:
This is the first time I get to see the unit since it has been booked solid up until now:
Ilikai 327 remodel – living room – before
Ilikai 327 remodel – living room – before
I took measurements and assessed what needs to be done including what materials I need. Immediately, I ordered the following materials to be ready and avoid construction delays:
From Lowes: 450 sqft porcelain tile 12” x 24”, with expected delivery date Friday 1/19/2018.
From Slumber World: 2x Queen Uptown headboards. Ready for p/u after 1/16/2018.
From Amazon:
– 2x Olee Sleep 14 Inch T-3000 Heavy Duty Steel – Queen Bed Frames 14BF04Q (QUEEN)
– 2x Signature Sleep Memoir 12 Inch Memory Foam Mattress with CertiPUR-US certified foam, Queen
– SGL 3 Inch LED Recessed Lighting Kit, IC Rated, 6x GU10 Dimmable 6w LED Bulbs Included, 2700K Warm White,Swivel, 6-Pack
– 10 Pack Bioluz LED GU10 LED Bulbs 50W Halogen Equivalent Dimmable 6.5w 3000K 120v UL Listed (Pack of 10)
– ECHOGEAR Low Profile Fixed TV Wall Mount Bracket for most 32-80 inch TVs – Holds TV 1.25″ from wall
– 2x Datacomm 45-0031-WH Recessed Low Voltage Media Plate with Duplex Receptacle, White
I did not order appliances yet.
During the first week I also executed the contractor proposal. We are waiting for the Ilikai AOAO approval.
1/15/2018 – Week #2:
Monday was a holiday. We received AOAO approval on Tuesday and the demo work began. The contractor removed all carpets, curtain rods and the AC conduit.
Ilikai 327 livingroom demo
Ilikai 327 bedroom demo
I picked up three roles of Latecrete 170 sound & crack insulation floor underlayment with four bags of thinset mortar from Daltile. Friday 1/19/18 Lowes delivered 225 porcelain tiles to the Ilikai loading dock. I rolled them up to the unit and stacked them on the lanai for now. I started removing the old tint from the lanai sliding glass door. This is a tedious job that took hours.
Next: ceiling fan installation. To be continued..
Check back next week for more.
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