For homeowners associations

HOA reserve studies, with the price up front.

An HOA reserve study lists the shared parts your association has to maintain, estimates when each will need replacing and what it will cost, and suggests how much to save each year.

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Aerial view of a planned neighborhood with shared roads, landscaping and a roundabout

What's different about an HOA

Homeowners associations are the largest part of the market, at about 58% to 63% of U.S. community associations, according to the Foundation for Community Association Research. Many have no shared roof at all. Their long-term costs are often in the ground and around the edges: streets, drainage, walls and gates.

Nevada's law names "roofs, roads and sidewalks" as examples of what reserves are for. California's counts gas, water and electrical lines where the association is responsible for them.

Who is responsible for what?

We start with your CC&Rs. Documents don't always settle it: California's real estate regulator warns they "may be unclear about whether the sidewalks along the edge of a development belong to the association or the city." We compare the documents with what's on the ground, and we flag open questions for the board.

Components boards often miss

The same regulator's 2010 guide lists "major common area components frequently overlooked." These are among them:

Drainage systems
Irrigation piping, valves and sprinkler heads
Lakes, ponds and waterways
Mailboxes and mail centers
Security gates and operators
Septic tanks
Slopes
Walkways of wood, brick or tile

When an HOA needs one

Rules vary a lot, and these are examples from the laws we read:

CaliforniaA visit at least every three years and a yearly board review, where the budget test is met. Read the guide.
NevadaA study at least once every five years.
New JerseyAt least once every five years for most planned communities.
FloridaThe HOA statute treats reserves differently from condos, and we read no study mandate in that subsection.

These explain the law, and they aren't a list of where we work. We don't take studies in Nevada or New Jersey today. Check your state.

Even where nothing requires one, a big project ahead, an old study or a dues debate can make one worthwhile.

What about lenders?

The new 15% lender rule gets a lot of attention, but it's mainly a condo issue. Fannie Mae waives project review for units in most planned unit developments. Ask your lender how your community is treated.

Who does the work

We're a new firm, and we hold no RS, PRA or PE credential today. If your state, lender or documents require one, we aren't the right choice yet. See how to choose a reserve study company.

Published prices

Full studies start at $2,495 for the Simple scope: up to 15 components, no association-maintained residential buildings, up to 499 units. Other communities are priced by size. Your report arrives within two weeks of the site visit.

Scope	Full study with site visit	Update with site visit	Update, no site visit
SimpleUp to 15 components, no association-maintained residential buildings, up to 499 units	$2,495	$1,695	$895
Under 25 unitsUp to 50 components	$2,995	$1,995	$995
25-49 unitsUp to 50 components	$3,495	$2,295	$1,195
50-99 unitsUp to 50 components	$3,995	$2,595	$1,395
100-199 unitsUp to 50 components	$4,995	$3,295	$1,695
200-499 unitsUp to 50 components	$6,495	$4,295	$2,295

Request a quote See full pricing, travel and terms

HOA reserve study questions

Does our HOA legally need a reserve study?

It depends on your state and governing documents. California requires one for associations that meet a budget test, New Jersey requires one for most planned communities with at least $25,000 in common capital assets, and Nevada requires one every five years. Florida HOAs handle reserves differently. Your attorney can confirm what applies to you.

We have no shared buildings. What is there to study?

Often private streets, sidewalks, drainage, gates, walls, pools, a clubhouse, lighting, irrigation and landscaping structures, if the association has to maintain them.

Do lenders care about HOA reserve studies?

Usually less than for condos. Fannie Mae waives project review for units in most planned unit developments. Check with your lender, because whether a community counts as a planned development or a condo depends on its documents.

What does the board still decide?

The funding goal, how much to save, whether dues change, and when each project happens. The report gives the numbers and our recommendation.

What is not included?

We do not give structural or safety opinions, and we do not cover items owned by individual owners or say whether a study meets a law. If we see possible damage or a safety concern, we tell the board in writing to bring in a qualified specialist.