Why a Pickleball Court Should Not Be Approved at a Hawaii Condominium Building

Pickleball is one of the fastest-growing recreational activities in the country. It is social, active, and enjoyable for many people. But just because an amenity is popular does not mean it belongs on the grounds of every condominium building.

As a building expert with 45 years of experience in construction, inspections, property conditions, and building safety, I look at a proposed amenity differently. I look beyond whether people will enjoy using it. I look at how it may affect the building, the residents, neighbors, the common elements, maintenance costs, safety, liability, and the long-term use and enjoyment of the property.

From that perspective, I would be very cautious about approving a pickleball court at a Hawaii condominium building.

1. Pickleball Creates a Different Type of Noise

One of the biggest concerns is noise.

The impact of a hard paddle striking a plastic ball creates a sharp, repetitive sound. Unlike the more continuous background sounds people may become accustomed to, repeated impacts can attract attention every few seconds during a game.

This concern is significant enough that USA Pickleball has developed programs specifically addressing pickleball acoustics, including quieter equipment and acoustic mitigation systems for facilities in sound-sensitive locations.

At a condominium, this sound may occur close to bedrooms, lanais, living rooms, home offices, and neighbors. Residents who never agreed to live next to a recreational court could suddenly be exposed to hours of repetitive harsh noise activity.

In my opinion, locating a potentially intrusive recreational use close to people's homes without first conducting a professional acoustic study is asking for future complaints and disputes.

2. Condominium Living Requires Consideration of All Owners

A condominium is different from a public park or stand-alone recreation center.

Common areas belong to and are used for the benefit of the condominium community. Adding a new recreational use can affect residents who may never use that amenity.

Hawaii condominium law recognizes owners' rights concerning the use of common elements, and a condominium's declaration and bylaws may control how those areas can be used or altered. Hawaii law also addresses additions and alterations that may affect property safety, value, or an owner's use and enjoyment of the property.

Before a board approves a pickleball court, the association should carefully review its declaration, bylaws, house rules, condominium map, and applicable legal requirements with condominium counsel.

A board should not assume that because there is physically enough room for a court, or there is an existing paddle tennis court or tennis court, that converting that space is automatically appropriate.

3. A Court Can Affect Residents Who Receive No Benefit From It

Consider a unit owner whose lanai faces the proposed court.

That owner may receive no benefit from pickleball but could experience increased activity, conversation, ball impact noise, nighttime lighting, and loss of privacy.

Another resident may work from home. Another may be elderly. Others may simply have purchased their units because the area outside their homes was landscaped, quiet, or lightly used.

Changing an existing common area into an active sports facility changes the character of that area.

Once the court has been installed, correcting the problem can be much more expensive and contentious than properly evaluating the proposal before approval.

4. Hawaii's Environment Adds Maintenance Concerns

Building anything outdoors in Hawaii requires consideration of our environment.

Salt-laden air, ultraviolet exposure, wind-driven rain, humidity, corrosion, and intense sunlight can accelerate deterioration of construction materials. Fencing, gates, court surfaces, lighting equipment, fasteners, coatings, and other components will require inspection and maintenance.

Drainage also needs careful consideration. A court creates a large finished surface that must properly drain without directing water toward buildings, walkways, landscaping, parking areas, or neighboring properties.

If the proposed court is on a rooftop, podium deck, parking structure, or other elevated building component, the review becomes even more important. Waterproofing, drainage, structural loading, penetrations, vibration, and attachment of fences or equipment must be evaluated by qualified professionals.

An amenity should never be installed at the expense of the building envelope or waterproofing system.

5. Liability Does Not Stop With Construction

The association also needs to consider what happens after the court opens.

People can fall. Balls can leave the playing area. Players and spectators can collide. Fencing and gates require maintenance. Lighting may affect surrounding units. Wet surfaces can become slippery. Access routes must remain safe.

The association should determine whether the proposed facility creates additional insurance requirements or liability exposure.

It should also answer a basic question before construction begins:

Who will pay for the court for the next 10 or 20 years?

The cost is not simply the initial installation. There will eventually be resurfacing, equipment replacement, fence repairs, lighting maintenance, cleaning, drainage work, and possibly acoustic mitigation.

Those costs ultimately become condominium expenses.

6. Noise Mitigation Should Not Be an Afterthought

I have seen too many building problems addressed only after complaints begin.

That is backwards.

If a condominium is seriously considering pickleball, an independent acoustical professional should evaluate the proposed location before approval. The analysis should consider nearby units, surrounding buildings, reflected sound, hours of operation, barriers, orientation, and realistic playing conditions.

If expensive sound barriers become necessary after the court has already been constructed, residents may reasonably ask why those costs were not identified beforehand.

USA Pickleball itself provides information on acoustic analyses, quieter equipment, sound-absorbing materials, and other noise-reduction strategies. That reinforces an important point: acoustic impact is a legitimate design consideration, not something a condominium board should dismiss as simply a complaint from a few residents.

7. Popularity Is Not a Substitute for Due Diligence

I am not against pickleball.

I am against putting an amenity in the wrong location without first understanding its consequences.

A condominium board has a responsibility to look beyond the immediate excitement surrounding a new amenity. The question should not simply be:

"Do residents want a pickleball court?"

The questions should also include:

• How close will it be to residential units?

• What will residents hear from their bedrooms and lanais?

• Does the condominium's governing documentation allow the proposed use?

• Will existing owners lose the use or enjoyment of a common area?

• Has an acoustic study been performed?

• Are drainage and waterproofing adequate?

• Are structural modifications required?

• Will lighting affect neighboring units?

• What are the insurance and liability implications?

• What will maintenance and replacement cost over the life of the court?

• Who will be responsible when complaints begin?

Those questions should be answered before approval, not after construction.

My Recommendation

For a typical Hawaii condominium property where a proposed pickleball court would be close to residential units, I would not recommend approval until a complete independent evaluation has been performed.

That evaluation should include the proposed location, acoustics, construction details, drainage, safety, accessibility, insurance considerations, long-term maintenance costs, governing documents, and the effect on surrounding unit owners.

If the condominium cannot demonstrate that the court can be built and operated without creating an unreasonable impact on residents, neighbors, or the property, then the better decision is simple:

Do not build it there.

I am aware of several lawsuits against condo associations regarding the pickle ball court noise.

Good building management is not about waiting for a problem and then figuring out how to fix it. It is about identifying foreseeable problems before they become expensive disputes, repairs, or liabilities.

When it comes to a pickleball court at a condominium building, prevention is much less expensive than correction.

Lance Luke

National Building Expert

Building Consultant & Construction Expert

Phone: (808) 422-2132

Email: lanceluke@hawaiibuildingexpert.com

Website: hawaiibuildingexpert.com

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