Category Archives: Consumer issues

Kahala oceanfront condos face looming deadline

Owners of apartments in the Kahala Beach Condominium are preparing to surrender their properties and walk away empty handed in just two years.

The original 60-year ground lease for the 196-unit oceanfront project expires on July 15, 2027, and ownership of the buildings will revert to the landowner, Kamehameha Schools, the charitable trust established in 1884 to benefit Native Hawaiians.

Apartments in the Kahala Beach, nestled between the Waialae Country Club and the Kahala Hotel and Resort, range in size from 1,050 square feet to 3,510 sq. ft., and are spread across four 4-story buildings on 6.7 acres, with over 460 feet of beach frontage.

Kamehameha Schools also owns the land under the neighboring Waialae Country Club and Kahala Resort and Hotel, but previously extended those leases to 2060 and beyond.

However, Kamehameha has declined to extend the Kahala Beach lease, and refused to consider several offers from the Assocation of Apartment Owners to purchase the fee interest.

Although individual lessees have purchased their condominium apartments, the leased land and any improvements (meaning the buildings themselves) revert to the landowner when the ground lease expires. Hawaii is one of the few places in the United States where leasehold residential properties are found.

This reality of just walking away is common with commercial leases. If a business lease isn’t renewed, the business owner simply packs up and moves on. But it is far less common for residential properties, given the idea that one’s home is their castle.

There haven’t been many examples of lease expirations leading to evictions. Owners of the Kailuan Apartments were evicted by Kaneohe Ranch at the expiration of their lease at the end of 2007. Although there was substantial negative publicity, the ranch proceeded with redevelopment of the property.

As the Kahala lease expiration nears, owners have reported Kamehameha Schools may offer month-to-month rebtals or short-term rental agreements, perhaps a year at a time, while working on a longer term development plan for the property.

During an extended legal battle over setting of the lease rent for the final 10-year term (2017-2027), consultants concluded the “highest and best use” would be an ultra-luxury condominium development that maximizes the site’s best attributes, such as its direct ocean frontage and allowable height and density. It’s current A-2 zoning imposes a 60-foot height limit, 50% higher than the current 40 foot building height.

However, redevelopment won’t be simple. The Kahala Beach condo was built a decade before the state enacted laws for coastal zone management to ensure access to and protection of the shoreline, and its development limits have become stricter over time. There has already been considerable erosion along the ocean side of the property which continues at a rapid pace.

With the effects of climate change and rising sea levels, the property is now in a designated high-risk flood zone. This requires a base flood elevation of 9 feet, which would reduce the size of any new development. Further, underground parking, as exists in the current buildings, would no longer be allowed for new construction on the site.

Other factors include stricter regulations for handling of stormwater, and new street regulations require wider roadways and fire truck turnarounds, which could impose additional limits.

These and other factors leave the future of the area in doubt. Only one thing is clear. Current owners in the Kahala Beach will have to surrender their apartments to Kamehameha Schools in 24 months, even if they are allowed to stay with temporary short-term rental agreements.

The building was a luxury address when it opened in 1967, but as the remaining term of the lease has dwindled, long-term owners have been fleeing, with just 34% of apartments now owner-occupied, according to the condominium’s latest biennial registration filed with the state. Many units are being used as high-priced vacation rentals.

Although the buildings appear relatively well maintained, visitors report apartment owners are now reluctant to invest in needed repairs and maintenance in their individual units, and conditions are deteriorating. Apartments have been selling over the last several years at what often seem like bargain prices for oceanfront living, except that lease rent and monthly maintenance fees can run over $5,000 monthly, and in two years the master lease will end.

Cautionary tales of AI from a longtime friend

I’m taking the liberty of promoting this comment by Charles Smith to its own post. We’ve known each other for about 50 years, and he’s always the source of good insights. His provides a number of important links describing issues and/or limits of AI, which are very useful in understanding our relationship to these new systems.

Thanks, Chuck!

And I highly recommend his Of Two Minds blog.

Ian, check out this Substack post by a journalist regarding her experience with ChatGPT. https://substack.com/home/post/p-164719684
Diabolus Ex Machina: ChatGPT as psychopath.
Read the whole essay, it’s sobering.

This is also worth reading:
https://www.media.mit.edu/publications/your-brain-on-chatgpt/
Your Brain on ChatGPT (mit.edu)
Here is a summary:
https://time.com/7295195/ai-chatgpt-google-learning-school/ChatGPT May Be Eroding Critical Thinking Skills, According to a New MIT Study

Anecdotally, I receive email from very intelligent readers who go down wormholes with AI chatbots, accumulating hundreds or even thousands of pages of “conversations.” The illusion of “intelligence” is bewitching because the chatbot’s apparent mastery of natural language is so compelling.

If nothing else brings us up short, there’s this: the AI chatbot Claude (Anthropic) resorts to blackmailing its programmers when threatened with disconnection:

https://www.zerohedge.com/technology/anthropics-latest-ai-model-threatened-engineers-blackmail-avoid-shutdown
Anthropic’s Latest AI Model Threatened Engineers With Blackmail To Avoid Shutdown

This is a good summary of LLM’s fundamental limitations.

https://www.zerohedge.com/ai/responsible-lie-how-ai-sells-conviction-without-truth
The Responsible Lie: How AI Sells Conviction Without Truth

Thanks for posting your experiences with Gemini and NotebookLLM–
Chuck (Charles Smith)

Whistleblower Complaint Targets Top Officials at the Public Utilities Commission

The State Senate Committee On Commerce And Consumer Protection, chaired by Sen. Jarrett Keohokalole, has an interim hearing scheduled this morning at 9:30, open in person and by live stream on the Senate YouTube channel.

It looks like a lot of energy policy wonk stuff.

In 2018, the Legislature passed the Hawaii Ratepayer Protection Act, directing the PUC to implement performance-based regulation (PBR), which took effect in 2021 for a five-year term. The PBR framework uses alternative regulatory mechanisms to align utility incentives with performance and policy goals. This briefing will provide an update on the framework and its implications on electrical utilities and rate payers in the future.

But a tip last night suggested I take a good look at the agenda.

And there’s the “easter egg” waiting to be found.

Item #4: Briefing on PUC Whistleblower Complaint Process

And, there attached to the other briefing materials regarding the PUC’s performance-based regulation of Hawaiian Electric, is a 6-page complaint by an anonymous whistleblower which describes disarray and disfunction in an important part of the agency, and pointing fingers at the current PUC chair, Leo Asuncion, and the recently appointed Chief of Policy and Research, Randy Baldemor.

The inclusion of a discussion of the whistleblower complaint process on the hearing agenda, coupled with disclosure of the complaint among the public briefing materials, shows the committee is taking this complaint seriously and not trying to sweep it under the proverbial rug.

Here are some excerpts from the whistleblower complaint. The full letter appears below.

• As you are aware, the Public Utilities Commission plays a critical role in safeguarding the reliability and safety of Hawaii’s electric, gas, water, and sewer utilities, as well as Young Brothers; ensuring the affordability and fairness of utility rates; overseeing HECO’s securitization and liability cap; and advancing Hawaii’s renewable energy goals.

However, the Commission’s ability to carry out this mission is currently being undermined by a toxic and ineffective work environment caused by the new Chief of Policy and Research, Randy Baldemor. We ask that the internal operations of the PUC be promptly and thoroughly investigated, and corrective action taken to address serious ethical and human resources concerns.

• At the PUC’s annual holiday party in December 2024, Chair Leo Asuncion announced that his friend, Randy Baldemor, would be the new Chief of Policy and Research—the top technical and policy advisor for the three Commissioners. Leo told everyone that Randy also lives in Hawaii Kai and they barbeque together with HECO executives.

• It was a running joke at the PUC-new minimum qualification requirements for Chief – “likes to barbecue with Leo and HECO execs” and “lives by Chair Asuncion in Hawaii Kai.”

• The PUC Chair, Leo Asuncion, has created an environment where staff feel unable to share feedback, as he has been unreceptive to previous concerns and remains closed off to input. This has led to a tense atmosphere, where employees have no safe internal channels for raising concerns without retaliation.

• Randy had zero experience in public utility regulation.’ He has zero experience working in electric, gas, water, wastewater, and/or telecommunications industries. He has zero experience with Young Brothers. He has also clearly demonstrated he has zero knowledge of utility regulation and no understanding of utility systems and technologies. Accordingly, he is incapable of leading his team and appropriately
advising the Commission on all regulated industry policy matters [which is a primary job requirement].

• He is not capable of performing the duties of the Chief of Policy and Research due to his complete lack of regulatory and industry experience and apparent disinterest in learning about utilities.

• As COO of HTA, Randy was investigated by the Hawaii State Ethics Commission for accepting multiple courtesy upgrades to business class flights and hotel accommodations while traveling on official state business. He directed staff to solicit these upgrades. (See: Resolution of Charge 2017-4 at https://files.hawaii.gov/ethics/advice/ROC2017-4.pdf)

Of the four people fined, Randy received the biggest fine [$6,000], because he directed staff to seek upgrades for him. The Ethics Commission apparently specifically chose not to fine HTA staff directed by Randy to seek upgrades.

An HTA staff person stated: “Anyone who questioned Randy or George got fired or was asked to resign.

• No one wants to question Randy because of his temper.

• To verify the concerns raised in this letter, the legislature could conduct anonymous interviews with those who work most closely with Randy. This includes his 10 staff in the Policy Branch and many of the 10 staff attorneys, who can all confirm his unprofessional conduct and lack of qualifications.

The person who tipped me to the complaint commented: “Wasn’t me but I agree! Only scratches the surface.”

Hawaii Public Utilities Commission whistleblower complaint by Ian Lind on Scribd

Former Honolulu attorney indicted in alleged $750K probate fraud

[Correction: This post originally estimated the total amount involved in this fraud case at $1.5 million. This has been reduced to $750 based on information in a June 24 press release by the Office of the Attorney General.]

Robert Earl Chapman, a former managing partner at one of Hawaii’s largest law firms, has been indicted on 22 counts including forgery, theft, and identity theft in connection with an alleged scheme to seize control of about $750,000 from a deceased Honolulu resident’s estate.

Chapman, a graduate of the University of Maryland law school, was licensed to practice law in Hawaii in 1980. He became a named partner in the firm, then known as Stanton, Clay, Tom & Chapman, Attorneys At Law, in 1987, and later served as managing director of the firm, then known as Clay Chapman Iwamura Pulice & Nervell. He resigned from the practice of law in lieu of discipline in 2022.

The grand jury indictment was filed in Honolulu’s First Circuit Court on Friday morning, June 20, by the Office of the Attorney General. A Grand Jury Bench Warrant set bail at $1 million, and Chapman posted a $1 million bond after the warrant was served on Saturday afternoon.

A grand jury indictment is a one-sided process, based only on the prosecutors’ version of events and interpretation of the evidence. It means that the grand jury believed there was enough evidence to bring charges, but is not proof that any crimes have occurred.

Court records do not indicate whether Chapman has retained an attorney, and he has not yet had an opportunity to respond to the charges or enter a plea in the case.

According to the indictment, Chapman allegedly accessed confidential personal information of Robert Boulette without authorization on or about October 19, 2018. Then, “with intent to defraud,” Chapman allegedly created or altered what “purported to be the will and codicil of Robert Boulette” which he then used to take control of the accounts and properties making up Boulette’s estate.

None of the offense were “discovered prior to January 13, 2023, by either an aggrieved party or a person who has a legal duty to represent an aggrieved party,” the indictment states.

Boulette died in Honolulu in November 2016 at age 77. Originally from Portland, Oregon, Boulette served in the Navy and later worked for the Naval Audit Service until his retirement, according to an obituary in the Portland Oregonian newspaper. After retiring in the mid-1990s, Boulette made Honolulu his home, but traveled extensively.

Neither Chapman nor his law firm represented Boulette in any court case prior to his death, court records show. However, Chapman handled many estates and trusts, and was the contact person in numerous probate proceedings, according to a review of published legal notices. The indictment does not indicate where or how Chapman accessed Boulette’s confidential personal information, and whether the information was taken from the firm’s own records.

On October 24, 2018, Chapman filed an application to be named personal representative and to proceed with informal probate of Boulette’s will and a codicil amending the will, court records show. Informal probate usually sidesteps court supervision, which would have been an advantage if the intent was to defraud Boulette’s estate. The indictment alleges either or both of the documents, the will and codicil, were fraudulently created or altered, but does not provide further specifics. Legal notices of Chapman’s application were published in the Honolulu Star-Advertiser on three consecutive Thursdays in November 2018.

The indictment alleges Chapman then used the fraudulent documents to gain control over Boulette’s accounts and property with a total value of close to $750,000 that Boulette had bequeathed to the Make a Wish Foundation, Elderhostel Inc., and the Portland State University Alumni Association.

The indictment does not identify the specific accounts or properties Chapman is alleged to have improperly controlled, although it reports their respective values.

However, real estate records show that at the time of Boulette’s death in late 2016, he owned a small 1 bedroom-1 bath apartment in the Nuuanu Brookside condominium. On May 29, 2020, two years after Chapman applied to serve as the personal representative of Boulette’s estate, the leasehold apartment was transferred from Boulette’s estate to a new entity, NuBrook LLC.

State business registration records show NuBrook LLC had been registered to do business just three weeks before it took title to Boulette’s interest in the Brookside condominium. Chapman was listed as NuBrook’s sole member and manager, and was registered at the address of Chapman’s law firm. Chapman signed the assignment of lease document as the personal representative of Boulette’s estate, and as manager of NuBrook LLC.

In May 2023, the apartment was sold to a private buyer for $395,000, real estate records show.

This appears to be the transaction corresponds to Count 22 of the indictment, which charges Chapman with first degree theft for allegedly diverting $362,566.13 from Boulette’s estate to his own benefit in 2023. The amount may represent the net selling price of the Nuuanu Brookside apartment after paying fees and costs of the sale.

The charges against Chapman appear to mirror those detailed in the 2022 case brought by the Office of Disciplinary Counsel, which ended Chapman’s legal career. In that case, which did not involve criminal charges, Chapman admitted to the misconduct.

ODC launched its investigation after receiving a complaint alleging Chapman had “wrongfully attempted to lay claim to approximately $2,000,000.00 in abandoned property held by the Hawai’i Department of Budget and Finance….”

The abandoned property belonged to a former client whose company he had represented in the 1980s. He had never met the client, and had not even had any indirect contact with her for three decades. After questions were raised about Chapman’s application to claim the property on behalf of the client, a handwriting analyst retained by the Attorney General’s office determined that a power of attorney Chapman used in an attempt to legitimate his claim was a forgery.

ODC completed its investigation and initiated formal disciplinary proceedings against Chapman in October 2022. A month later, Chapman submitted a legal declaration admitting the allegations were true and offering to resign in lieu of discipline while the charges against him were pending. ODC then filed a petition in open court asking the Hawaii Supreme Court to approve Chapman’s request, which made public its previously confidential 37-page petition for discipline spelling out the allegations and evidence.

The Supreme Court agreed, finding Chapman’s misconduct had entailed “egregious violations” of the court’s Rules of Professional Conduct. No criminal charges were filed in that case.

Two subsequent lawsuits were later filed against Chapman and his former firm by former clients alleging legal malpractice, breach of contract, and other offenses. Both ended with confidential settlements.

Also see:

Fraud allegations lead to resignation of prominent business attorney,” iLind.net, December 29, 2022

News media turn a blind eye to attorney misdeeds,” iLind.net, January 17 2023