Reserve studies for HOAs and condo associations
A reserve study is a long-range plan for your community's roofs, paving, pools and other shared parts: what each will cost to replace, and how much to save each year.
Listed for communities up to 499 units, before you ask.
Within one week of the site visit, with dates in writing before any deposit.
We correct our factual errors free for the life of the study. What it covers
Sample report
Alder Court Condominiums expects to end 2026 with $420,000 in reserves, and adds $84,000 a year.
At that rate, the plan projects a shortfall in 2039.
We recommend a 2027 contribution of $107,000. Under the stated assumptions, the year-end balance stays above $100,000.
| Component | Next due | Cost today |
|---|---|---|
| Seal coat | 2027 | $10,850 |
| Paint and stucco | 2028 | $121,600 |
| Pool resurfacing | 2028 | $26,000 |
| Balcony coatings | 2029 | $27,300 |
| Pool equipment | 2030 | $14,500 |
| Gates | 2030 | $24,000 |
| Stairs and landings | 2031 | $57,000 |
| Irrigation controllers | 2031 | $7,200 |
| Pool deck | 2032 | $16,800 |
| All 20 components | $1,292,530 | |
Lowest year-end balance under the plan: $111,397 in 2040.
How it works
Your budget, governing documents, last study if you have one, and recent repair invoices.
A field technician we contract walks your common areas with our checklist. We review what they record.
We walk the board through the report on a call and take your comments.
A plain-English report the board can adopt, with a schedule for future updates.
Your report arrives within one week of the site visit. We'll beat any other firm's written quote for the same scope. See every step, or see what's included for HOAs and condos.
Pricing
That starting price covers communities of up to 49 units, and larger ones with a short component list. Other communities are priced by size below.
| Scope | Full study with site visit | Update with site visit | Update, no site visit |
|---|---|---|---|
| Small: up to 49 unitsUp to 50 components. Up to 499 units also fits with 15 components or fewer and no association-maintained residential buildings | $2,995 | $1,995 | $1,295 |
| Standard: 50-199 unitsUp to 50 components | $4,495 | $2,895 | $1,995 |
| Large: 200-499 unitsUp to 50 components | $6,495 | $4,295 | $1,995 |
| 500+ units and complex properties500+ units, mixed use, marina, golf, or over 50 components | Written quote | Written quote | Written quote |
The site visit is included in full studies and updates with a site visit. See full pricing and terms
For community managers
Site visits for several communities on one schedule, grouped by area.
One named contact for the studies you send us.
Scope, price and dates in one PDF for your board.
Send us the list, and we reply with a separate quote per community.
A long-range plan for the shared parts of a community that wear out, such as roofs, paving, pools, paint and fences. It lists each one, estimates when it will need replacing and what that will cost, and suggests how much to save each year.
It depends on your state and governing documents. California, for example, requires a site visit at least every three years and a board review every year where its budget test is met. Your manager or attorney can confirm what applies to you.
All funding decisions. The report shows the numbers and our recommendation. The board decides how much to save, whether dues change, and when projects happen.
If we got a fact wrong, such as a count, a missed component or a mistyped number, we correct it free for up to three years from the final report, or until your next study or update, whichever comes first. It does not promise how long a component will last or what a bid will cost.
We reply by email with next steps.