Reserve study questions, answered plainly.

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.

Money an association sets aside, separate from its operating budget, for major repairs and replacements. The reserve balance is what is in that account today.

The number of years before the reserve balance would fall below $0 if the community kept saving at today's rate and did its planned projects on schedule.

A one-time charge to each owner, on top of regular dues, usually to pay for something the reserves cannot cover.

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.

Your report arrives within two weeks of the site visit. We confirm the dates in writing before you pay a deposit.

We are opening state by state. The Where we work page shows the status for your state.

A full study starts from scratch with a site visit. An update brings an existing study current with new costs, a new balance and anything replaced, either with a new site visit or without one.

Your budget, governing documents (your CC&Rs and bylaws), the last study if there is one, recent major repair invoices, and access to the common areas on the visit day. We send a one-page checklist.

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.

Anything owned by individual owners, operating costs like landscaping and utilities, items under a cost threshold agreed in the scope, and anything we could not see or reach on the visit. The written scope lists exclusions before you book.

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 do not give structural or safety opinions. If we see possible damage or a safety concern, we tell the board in writing and recommend bringing in a qualified specialist.

We do not claim that any study meets a state law or a lender's requirements. We are a new firm with no track record yet, so a lender may question our study. Ask your lender before you book.

Not today. If your lender, state rule or governing documents require a credentialed preparer, tell us before booking, because we may not be able to take the job.

Full studies start at $2,495 for up to 15 components with no association-maintained residential buildings. Other sizes and update prices are on the pricing page. The written quote confirms the number before any deposit.

A 50% deposit to book and 50% on delivery of the final report. We take the deposit only after you approve the written scope and dates.