Sample report
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Reserve Study
Quarry Bend Townhomes
64 units · 12 components · Full study with site visit
Summary for the board
Quarry Bend Townhomes has $486,000 in reserves and adds $84,000 a year. Its 12 shared components would cost about $1,228,200 to replace at today's prices.
At the current contribution, the reserve fund would run short in 2040. That could mean a special assessment, which is a one-time charge to each owner, or borrowing.
We recommend raising the yearly contribution to $89,000. At that level the balance stays above $60,000 in every one of the next 30 years. For each unit, that is about $7 more per month.
A reserve study is a plan, not a rule. The board decides how much to save and when to do each project. We do not give structural or safety opinions. Where a site visit showed possible damage, the notes say so and recommend bringing in a qualified specialist.
Component table
Every shared part that wears out, how long it typically lasts, when it is next due, and what it costs today. "Due in" counts from the study date.
| Component | Quantity | Typical life | Due in | Cost today | Cost when due |
|---|---|---|---|---|---|
| Asphalt seal coat | 94,000 sq ft | 5 yrs | 2 yrs | $18,500 | $19,627 |
| Pool heater and equipment | 1 system | 10 yrs | 3 yrs | $21,500 | $23,494 |
| Exterior paint | 16 buildings | 10 yrs | 4 yrs | $186,000 | $209,345 |
| Irrigation controllers | 8 controllers | 12 yrs | 5 yrs | $9,400 | $10,897 |
| Pool resurfacing | 1 pool, 1 spa | 12 yrs | 6 yrs | $48,000 | $57,315 |
| Clubhouse HVAC | 2 units | 18 yrs | 7 yrs | $26,000 | $31,977 |
| Asphalt overlay | 94,000 sq ft | 25 yrs | 9 yrs | $142,000 | $185,278 |
| Roofs, composition shingle | 16 buildings | 25 yrs | 11 yrs | $612,000 | $847,151 |
| Site lighting | 48 poles | 25 yrs | 12 yrs | $33,000 | $47,050 |
| Perimeter fence, wood | 2,300 ft | 20 yrs | 14 yrs | $64,000 | $96,806 |
| Gutters and downspouts | 16 buildings | 30 yrs | 16 yrs | $52,000 | $83,445 |
| Mailbox clusters | 6 clusters | 25 yrs | 18 yrs | $15,800 | $26,898 |
| Total, all components | $1,228,200 | ||||
Costs are planning estimates, at 3% yearly inflation. Actual bids will differ. Typical life is a planning figure, not a prediction for a specific component.
30-year funding plan
The reserve balance each year under the recommended plan, compared with staying at today's contribution.
Site visit notes
What we saw on the visit, in plain terms. These are observations of visible condition, not opinions on structure or safety.
Composition shingle on 16 buildings, installed 14 years ago according to the records provided. Visible granule loss on south-facing slopes and some lifted tabs at ridges. Replacement is planned for year 11. Consider having a roofer look at these areas.
Seal coat is weathered through in the drive lanes, with visible cracking near the mail kiosk. Overlay is planned for year 9. Consider having a paving contractor look at the cracked area.
Plaster is rough at the waterline and some tile grout is open. Equipment was running on the visit day. The heater is past its typical life. Resurfacing is planned for year 6.
A section of perimeter fence near building 12 is leaning. We do not give structural or safety opinions. We told the board in writing to have a qualified specialist look at it.