oliver construction llc

Newest Kitchen Project

2012-01-30T11:24:00.001-10:00

At Sea Village. On Allii Drive.

Window Replacement at Sea Village

2011-12-16T11:45:00.001-10:00

This week we are replacing two windows and a sliding glass door at Sea Village condos. The scaffolding was one of the challenging aspects of this job. It is 30' up and on the rocks.

Five New Patio Doors

2011-02-21T15:32:00.001-10:00

I just completed the change of five patio doors at a home in Kona Palisades. The existing doors were aluminum single glazed that were about 25 years old.

While they still functioned adequately, they just looked old and shabby. The doors were not very air tight and allowed bugs to infiltrate the living areas.

These pictures are not pictures of the actual job, but are from the manufacturers websites.

The exterior molding needed to be custom made to match the rest of the homes moldings. They were 1" x 2.5" rough sawn cedar.

The interior was trimmed with drywall. I needed to fur out the framing and piece in drywall strips and then install corner beads and match the texture.

Each door was fitted with a lockset and they were all keyed alike.

Kitchen Renovation in Waikoloa Village

2010-12-14T14:35:00.002-10:00

This project was a job that the homeowner began on their own and decided that it was more than they could handle. However, they did complet the removal of the old cabinetry and appliances as wel as tear up the Pergo style wood flooring and install new tile.

Expanding Business to the South and East

2010-12-14T12:16:00.000-10:00

Over the last 4 years I have completed nearly 100 projects which geographically have predominately been on the west side of Hawaii county. I have done a few projects towards Ocean View and Pahala and have decided that I would enjoy going into this area to work.
I have worked in Hawi and Honokaa and while it is rather far from Captain Cook where I base my operations I know look forward to traveling island wide to provide services to clients in need of remodeling, renovation or repairs, focusing on kitchens, baths, windows and doors.

Getting back to Work

2010-12-03T10:32:00.001-10:00

I have just returned from California and a visit with family for Thanksgiving.
Now I must turn to following up on past projects that need attention as well as looking towards new jobs that have crossed my desk.
Today I am picking up some special order glass for a project that the customer wants for some large windows that do not currently meet code.
The code requires all glazing that is withing 18" of a walking surface or within 12" of a door to be tempered. This home was built in 1980, and it seems as if that particular part of the code was not being enforced at the time. It may have to do with availability of materials at the time but probably more due to lack of knowledge on the contractor or inspector involved. I encounter this type of thing quite a bit.
Another common safety violation is using a hollow core door between living area and a garage.
this door must be a 1 hour fire door with self closing hinges. Also enclosed garages must have sloped floors. I can go on but there have been so many of these types of non compliant issue over the years that it would get boring.
Later I am looking at modifying some recently installed kitchen cabinets in order for a larger refrigerator to fit. Then I am checking out a project where the client wants a new patio door.
I can post the details of those projects later as the may prove helpful to anyone that is contemplating a similar project.
Feel free to post questions about your projects and I will do my best to assist you.

Locations of Projects (updated)

2010-11-10T16:05:00.000-10:00

View Larger Map
Red placemarks indicate Blogged projects
Blue placemarks are other project to be blogged soon

Custom Made Hickory Cabinets

2010-11-10T15:54:00.003-10:00

This is a kitchen we just finished in Captain Cook off of Middle Keei Rd. We custom built the Hckory cabinets at my home shop. Many of the components were pre made at the shop of an associate in Corvallis, Oregon.

we made the doors and drawers as well a some of the trim items and hardware off island because of the greater availability of those items and better pricing as well as the controlled environment that the Oregon shop offers.

We built the boxes themselves and assembled the pieces at my home shop which is mostly outdoors and under canopies.

We also applies the spray on lacquer finish here. We had excellent success doing this as our climate is great for applying lacquer.

You might notice that we construct large boxes rather than small boxes you would get at Lowes or Home Depot. This saves on material and makes installation go quicker. They are heavier and rquire two people to install.

This is the kitchen before picture. the cabinets were 25 year old plywood and particle board built in place. The client did their own demolition.

In addition to the cabinets we made the window above the sink larger, changed the location of the gas stove, added some lighting above the stove and ran a new water line for the icemaker.
I retruned after 1 month to ,make some adjustments to the cabinet door as the had climatized to the new environment and required a little adjustment to close properly.

we think we saved the client considerable expense, working with their budget and design ideas this job was around $11,000.00

Coffee Shack Makeover in Kainaliu.

2010-09-17T18:50:00.002-10:00

This new kitchen is in a completely remodeled coffee shack that was built in 1912.

Complete Makeover in Holualoa

2010-09-06T18:19:00.000-10:00

Very Small Condo Kitchen

2010-09-06T07:01:00.003-10:00

This is the end result on my latest project.
As you can see it isa very small kitchen.It is in a condo in Waikoloa village.
The old cabinetry was particle board painted several times and was just really falling apart.
I recycled a microwave from another project.Many times I have appliances from other projects that are too good to throw away or recycle for scrap. I try to reuse or donate them whenever i can.

The client was on a really tight budget of $6,000.00.
Our original bid came in a several hundred dollars over budget, so we made a few changes and we were able to do the job on budget.
We reused the original sink which was still in good condition. A more affordable new faucet was selected. The configuration of the cabinetry was
changed a little and the garbage disposal was still servicable. By donating the microwave we were able to get the job and meet the clients expectations. In this tough economy it really pays to be creative in your approach and flexible on our pricing so anyone considering some improments on a tight budget has a chance at a nice new kitchen.

To get an idea of the time frame for a project like this, our work schedule was as follows:
Cabinets were delivered by Home Depot on a Tuesday morning. I began removal of old cabinetry on the same day. I was able to load all the old materials and debris on my truck and take to the landfill any unsalvageable materials and return and begin the installation of the upper cabinetry and verify layouts fo rthe next day. On Wednesday I was able to complete the installation of all the cabinetry. Completion of adjustments and trim details were done on Thursday and the countertop contractor was able to make a template for the new Corian countertops. The following Wednesday the countertops were installed and the sink was installed. So as you can see, substantial start and completion were achieved in just three days and a week later everything was 100% complete and usable.
we try to disrupt your routine and lives as little as possible.

Before and After

2010-09-01T15:43:00.003-10:00

On the left is a photo of a project that was taken after the removal of the old cabinetry and a section of wall. The walls are CMU or concrete block, commonly called hollow tile here in Hawaii.

To the right is a picture taken after the new kitchen has been completed.

New EPA lead paint law went into effect April 22, 2010

2010-06-17T15:28:00.006-10:00

If you are considering remodel work, you should prepare for a new EPA regulation that became effective April 22. The Renovation, Repair and Painting (RRP) Rule addresses work performed in housing and child-occupied facilities built before 1978. If you disturb a surface area containing lead-based paint in a pre-1978 building, the EPA requires you use a LRRP certified conttractor who uses specific work practices that prevent lead contamination.

Common construction, renovation and maintenance activities, such as grinding, sanding, drilling and cutting, can create hazardous levels of dust. Even small amounts can harm you, your family and your neighbors.

Here is some of the basic information as provided by the EPA regarding what you should know before you begin that next project. In my opinion these rules will change the face of remodeling older homes and create a more disciplined and professional contractor that will rise above the uninformed and non conforming professional.

It should be noted that non compliance will result in fines starting at $37,500.00 per violation.
the EPA is serious about this and they wield a pwerful stick to insure enforcement.

As a licensed, bonded and insured general contractor that has 30 eperience in this profession I have undergone the training required to conform with this new law and can assist you in testing for the presence of lead paint and consult with you on how to comply if lead is found in the areas you are considering remodeling.

Lead Poisoning

The federal government banned lead-based paint from housing in 1978. Up to that point, the more lead there was in a can of paint, the higher its quality and price. Lead makes paint easier to apply and quicker to dry while inhibiting rust, mold and mildew.

Today, we know lead is an extremely toxic metal that causes many health problems. Like asbestos, there is no safe level of lead exposure. Lead can enter the body through breathing or swallowing lead dust. It accumulates, eventually storing itself in organs, tissue and bones where it can cause irreversible damage.

Lead levels in blood thought to be safe 20 years ago are now considered dangerous. With such small amounts confirmed to cause health problems in millions of adults and children, the regulatory focus is now on routine renovation and maintenance activities that disturb surfaces covered in lead-based paint.

Certified Renovator Course

An individual can become RRP certified by successfully completing a one-day EPA-accredited course. The course teaches how to comply with the RRP Rule by making practical changes in the way work is done.

When working on a pre-1978 home or child-occupied facility, it is required that at least one RRP-certified renovator be on the job. Willfully violating the RRP Rule by employing prohibited work practices can result in fines up to $37,500.

Test the Paint

The RRP rule requires the contractor test each painted surface that will be disturbed during the job to determine if the paint contains lead. If the contractor resides outside of California, he will have to test the paint by using an EPA-approved test kit.

A California-based contractor must assume that any structure built before 1978 contains lead, so testing as specified by the EPA is not necessary. Contractors outside of California may also elect to skip the testing process and assume that surfaces contain lead-based paint.

This decision is understandable, since 66 percent of all homes and apartments built between 1940 and 1960 contain this dangerous material; 25 percent of homes and apartments built from 1960 to 1978 contain lead-based paint as well.

Advise Your Customers

Before beginning a job in a home, child-care facility or school built before 1978, certain EPA materials must be made available to the homeowner or building manager. The contractor is also responsible for explaining the steps that will be taken to protect the residents or building occupants from any exposure to lead dust.

Setting Up a Lead-Safe Work Site

Any contractor performing remediation work is familiar with the requirements for creating a lead-safe work area:
● The work area must be contained or separated from other parts of the building using heavy plastic sheeting.
● Objects that cannot be moved must be covered and sealed with poly as well.
● Entry doors and HVAC vents must be closed and sealed, and there are the warning signs to post, etc.
● Workers must have the appropriate personal protective equipment, i.e. clothing and respiratory protection.

Doing the Job

Common work practices in construction, renovation, restoration and demolition work create serious dust problems. Electric power tools such as drills, sanders, grinders, circular saws, reciprocating saws and scrapers all raise dust particles above OSHA’s Permissible Exposure Limit or “PEL” levels.

These power tools are prohibited for jobs covered by the RRP Rule.

To contain dust safely under RRP, you must use “ventilated” power tools connected to a HEPA vacuum. These specialized power tools are designed for dust control. They have shrouds that capture the dust when it’s at its most friable and transfers it under negative pressure to a HEPA vacuum.

New dust catching devices for drilling are beginning to appear on the market. There are plastic bubbles that stick on the surface and allow it to be drilled through it as it captures the dust.

A simple method for accomplishing the same result is to spray shaving cream on the wall and drill through it. The shaving cream will capture most of the dust and it’s easy to wipe away and dispose.

Electric power tools certainly create the most friable and dangerous dust. However, there are lead-safe practices that apply to non-electric or manual tools, which can also generate huge amounts of dust. For example, in demolition work, prying and pulling materials or components apart is a dustless alternative to pounding and hammering.

Other traditional work practices prohibited by the RRP Rule include planing, needle gunning, or blasting power tools, unless they are connected to a HEPA vacuum. Open flame burning, torching and heat gunning are also prohibited since it creates dangerous fumes and small lead particles that settle on surfaces and are difficult to pick up.

Clean-Up

With the exception of floors, the protocol for clean-up following a remediation job is identical for lead dust. The first step is to collect all the dust and debris in heavy mil plastic and seal it tight. Once the poly is removed, any objects and all non-floor surfaces should be cleaned with a HEPA vacuum or damp disposable wiping cloths.

Remember, lead is very toxic and it only takes a very small amount to poison you. Lead dust particles can remain on clothes, shoes hands and hair. HEPA vacuums should be used to clean work clothes and shoes before leaving the work area.

Do not bring lead-based paint dust home and expose your family to this poisonous material.

The last step is to clean the floor. Lead is a very dense, heavy metal so it tends to fall on the floor, and it is difficult to pick up. A floor that looks spotless may still contain lead dust, and normal cleaning methods are simply not sufficient to get the job done.

Sweeping is not effective and a standard vacuum may actually cause a more widespread exposure. Uncarpeted floors should be wet-mopped using a dual bucket system.

For cleaning carpeted floors, the RRP Rule is very specific. The only acceptable method is to use a HEPA vacuum connected to a powered brush roll.

Floor cleaning is critical because children play on floors where they can get the dangerous dust on their hands, toys and other objects they put in their mouths. Childhood lead poisoning is considered a major environmental health problem in the U.S. Children with unsafe levels of lead have damaged neural pathways in the brain causing learning and behavior disorders.

It is not by coincidence that approximately half of the children in special education today have higher-than-normal blood lead levels.

Cleaning Verification

After cleaning and a visual inspection, a certified renovator must perform a cleaning verification. The cleaning verification starts with a wipe down, using disposable cleaning cloths for every window and countertop.

Uncarpeted floors are wiped clean using a Swiffer mop. Each “used” wipe or Swiffer cleaning cloth must be compared visually to sample images printed on an EPA Post-Renovation Cleaning Verification Card.

A certified renovator can use the EPA Post-Renovation Cleaning Verification Card to determine whether dust, debris, or residues still exist after cleaning, and if a re-cleaning is required.

Waste Disposal

Waste disposal for materials containing lead is similar to remediation of materials containing mold. All waste and debris should be disposed in accordance with federal, state and local regulations.

Waste and debris should be placed in heavy mil plastic bags. Use a gooseneck seal and HEPA-vacuum the outside of the bag before it is removed from the work area. Examples of RRP waste include plastic sheeting; paint chips; drywall; wipes; mop heads; protective clothing; used respirators; gloves and architectural materials.

For more information on the RRP Rule and upcoming lead requirements, contact the National Lead Information Center at (800) 424-LEAD (5323) or visit EPA’s website at www.epa.gov/lead.

Using Ready to Assemble Cabinetry

2009-10-14T15:12:00.002-10:00

This project was a little different from my usual projects. The client, who I have done work for in the past, choose to utilize in stock cabinets that arrive at the job knocked down and need to be assembled. The main benefit of this product line is time. When you order cabinets ready made from a mainland manufacturer it can take from 6 to 8 weeks to arrive at the job site. I do not really like using these kind of cabinets as they are not as well designed or sturdily built as ready to use cabinets.

They are also made of particle board and vinyl veneers. There are no face frames and the doors are solid wood. The drawers and toe kicks are poorly designed in my opinion.

I am afraid that they will not hold up to heavy use and will need to be modified later in order to prevent premature replacement.

I have torn out dozens of particle board cabinets through out the island and they just don't hold up.

I have developed a technique that will improve the quality and special care must be taken during assembly and installation to get a serviceable product.

The product itself is about 25% of the price of made to order cabinets but there are very few options available. You will spend a little more for the assembly in addition to the usual installations costs. So if you are short on time and willing to discuss and pay for some upgrades that i have developed then you can save time with this product line.

If i am asked to give my honest opinion a would advise against using them. However i have used them on three different jobs over the last two years.

Kaiminani Drive Project

2009-09-25T11:00:00.004-10:00

I have been updating this blog three days in a row. There is a large backlog of projects to share here.
This project was for a full time resident that lives on Kaiminani Drive near the airport.
They chose to utilize Kraftmaid cabinets purchased at The Home Depot.

The client also desired to have a solid surface counter top.This product is Corian. There are several different brands to choose from and both Home Depot and Lowes offer a variety of colors and brands.

When a solid surface material such as this is used we do not need to use a plywood sub top for support. The manufacturer of the material requires that there be breathability in the installation for the warranty to be valid.

I will need to know ahead of time what type of material is to be used for the counter top so that we cam plan accordingly.

Part of the design was to utilize some efficient storage features that are available when you

are deciding styles, finish and features.

On this project the client chose a lazy susan for the corner base cabinet and a pull out shelf for the lower part of the pantry cabinet.

There are many other possibilities available as well.

each of the manufacturers have a catalog that describes these options and there are also displays at the retailers available for you to see first hand how they look and feel.

You can see that one of the cabinets has real leaded stained glass
doors. this is another option that is available from most manufacturers.

I have also modified existing cabinets that are stile and panel, where i carefully removed that panel and install glass of your choosing. It can be clear or decorative glass. This is an easy way to add some special accents to your design.

I have taken pride in finding creative and efficient ways to accomplish your design and use goals

This job also had a bar top wall behind the stove and we cut that wall down and created a large dining area at the same level as the rest of the cabinets.

Most of the projects I do will end up making this simple change for a more usable and modern feel.

Remodeled Vacation Rental at Alii Villas

2009-09-24T16:21:00.003-10:00

This project was completed in late July 2009.
The client choose to use Thomasville cabinets purchased at Lowes.
The original cabinets were MDF (particleboard) with a white melamine finish.
The peninsula was a 42" bar top. We lowered the bar top to match the 36" height of the cabinetry.

Because this is a vacation rental the owner choose to not include an oven. They did invest in a nice smooth surface cook top and microwave installed over the cook top.

The sink in an under mount composite sink.

The granite was installed by a local independent contractor of my recommendation.

One of the problems that I have encountered with counter top installations is the inordinate amount of time many of the installers feel that they need in order to complete their portion of the project. As you can imagine scheduling is an important part of any project and how long the kitchen is unusable is an important consideration.

I will try to get the project ready for templating as soon as possible usually by the 3rd or 4th day of work. many installers will claim they can get the product installed within two weeks of making a template. I have had some take as long as 6 weeks and most will be around 3 weeks.

To me this is unacceptable and have worked out a good relationship with an installer that shares my concern for timeliness and will promise two weeks and mean it. He has done a few jobs in as little as one week after templating.

This is an example of one of the seemingly small things that need to be considered when planning your project and with this knowledge can avoid a lengthy and frustrating delay in the completion of your new kitchen.

New Home Near Waimea

2009-09-23T15:04:00.003-10:00

It has been almost a year since I posted to this blog. This time has been spent keeping very busy, too busy in fact to keep current with this blog.there is a back log of jobs to share and i will be attempting to bring them to the site in the next few weeks.

The project shown here is west of Waimea near Waiaka. The client is building a new home in this area and choose to use Kraftmaid cabinets purchased at Home

Depot. The client worked wth the

designers there and came up with a suitable layout for the floorplan for their new kitchen.

We had to make some onsite modifications

to the sink base cabinet since it is in a

corner at 45

degrees.

The problem was that the doors clashed with the

trash can pullout that is t o the left of the sink.

The dishwasher is to the left and there was some

clearance issues here as well.

The solution involved trimming about an eighth of

an inch off each door and refinishing where the

cut was made. Next we utilized a different hinge

that opened the doors to a different angle

and provided clearance in the trouble areas.

Waikoloa Village Condominiums Project #1

2008-10-09T15:48:00.002-10:00

Waikoloa Village Condominiums Project #2

2008-10-08T07:40:00.003-10:00

This project is the second one that I have done in this condominium complex. Many of these condos have been remodeled and the results are usually amazing. I need to include some before pictures of my projects so you can see the distinct difference a well planned and thoughtful project can make.

This kitchen utilizes Kraftmaid cabinets from Home Depot. In fact, all the products used in this project were purchased there, including appliances, fixtures and granite.

Take notice of the soffits. Since there were no existing soffits, we chose to use crown moldings to finish off the top of the upper cabinets. This project had concrete walls and steel studs. Both of these features require extra work in order to safely secure the cabinetry.

We also replaced the bathroom cabinets, countertops and fixtures.

Keauhou Punahele Project

2008-10-06T13:30:00.000-10:00

This project was built using the in stock cabinets that Home Depot offers. The product comes in many smaller boxes and needs to be assembled on site. The product utilizes furniture grade fiberboard for the boxes and solid hardwood doors and drawer fronts. I am not a big fan of this product as it is not very forgiving, however, it serves a purpose when a job needs to be completed right away.

The customer selected granite countertops which are 18" x 32" tiles designed for ease of use. the backsplashes are faux copper panels. Both of these products are available at Home Depot.

The client chose to reuse the still servicable appliances after we cleaned them and installed new cords and plumbing connections.
When utilizing this cabinet product, I take extra steps during installation to improve upon the fit and finish, so that it is nearly as attractive as custom cabinetry.

This project is in a condominium project and typically these kitchens have concrete or block walls. This creates a special challenge for a safe and secure installation. I have developed my own technique and use special fasteners to insure the security of the cabinetry.

The upper cabinets have been trimmed with a crown molding that provides for a finished look and hides the indirect lighting that I installed along with two new ceiling fans to complete the project.

Kaimani Trees Project

2008-10-06T13:25:00.003-10:00

This kitchen was designed by the specialists at Lowes and the client chose Schuler cabinets.The kitchen features newer appliances and granite countertops.

This is the second kitchen that I have done in this neighborhood. All the homes in this area originally had painted particle board cabinets with tile or laminate countertops. Most of them are in very bad shape. Many homeowners have already replaced their kitchen cabinets. The ones that haven"t made the investment in this improvement will have to do so before too long.

The homowner had bought new applaince less than a year before the remodel. The cabinets were designed around these existing appliances.

Undermount sinks are gaining in popularity but they do require more planning and a few extra steps during the installation.

This home did not have any soffits above the cabinets, however it does have a sloped ceiling. The crown molding has been customized with three molding profiles to reach the ceiling on one side and since the ceiling is quite high on the other side, we simply matched the low side.

It was rather easy to include a new Pergo laminated floor to this kitchen. The original was tile and it didn't match the new layout.