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How it works

Six steps, with dates set before you pay a deposit.

Here is what happens at each step and what we need from you.

A hand checking off items on a handwritten project checklist
  1. Step 1

    Documents

    Before anything is scheduled

    You send us what you already have. We read it before the visit so we know what the community owns and what has been done to it.

    What we need from you
    Current budget, governing documents, the last reserve study if there is one, and recent major repair invoices. We send a one-page checklist.
    What you get
    A written scope, price and schedule to approve. Nothing is booked until you have it.
  2. Step 2

    Site visit

    A date set when you book

    We walk the common areas and record the visible condition of each shared component: roofs, paving, pools, paint, fences, lighting and equipment. We count, measure and photograph.

    What we need from you
    Access to common areas and equipment rooms. A manager or board member is welcome to walk with us but does not have to.
    What you get
    A written note confirming what we covered and anything we could not reach.
  3. Step 3

    Report

    Within two weeks of the site visit

    We build the component list, estimate costs and remaining lives, and run the 30-year funding plan. The report opens with a plain-English summary for the board.

    What we need from you
    Nothing, unless a document is missing.
    What you get
    The full report as a PDF, plus the component table as a spreadsheet.
  4. Step 4

    Board review

    After the report arrives

    We walk the board through the report on a call and answer questions. Boards often know about a repair or a component we should add, which is why this step exists.

    What we need from you
    Your comments, in writing or on the call.
    What you get
    A walkthrough and up to two rounds of comments, included in the price. Longer presentations are listed on the pricing page.
  5. Step 5

    Final report

    After your last comments

    The final report, ready for the board to adopt and share with owners.

    What we need from you
    Final payment on delivery.
    What you get
    The final PDF and spreadsheet, covered by our life-of-study guarantee.
  6. Step 6

    Updates

    In later years

    Costs, balances and projects change. An update brings the numbers current without starting over, with or without a new site visit.

    What we need from you
    Your current balance and budget, and anything that has been replaced.
    What you get
    An updated plan at the update prices on the pricing page.

If the visit shows possible damage

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.

Life-of-study guarantee

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 covers our factual errors. It does not promise how long a component will last or what a bid will cost.

Who decides

The board. The report lays out the numbers and our recommendation. The board decides how much to save, whether dues change, and when each project happens.

Contact usSee a sample report