Reserves feel short, or an assessment is looming
Most special assessments are visible years before the bill.
They build up in underfunded reserves, stale studies, and deferred repairs, and the warning signs show early.
Warning signs to check this month
- Your reserve study is more than three years old, or wasn’t based on a site visit.
- Reserve contributions have stayed flat while construction costs rose.
- Major components, such as roofs and paving, are near the end of their expected life.
- You keep repairing the same thing.
- Your last insurance renewal came with conditions.
What usually goes wrong
- The reserve plan rests on replacement costs and lifespans from years ago.
- Repairs are postponed to keep dues flat, and turn into replacements.
- The gap is found when the roof fails, not while there is time to close it gradually.
Read the full guide
How your own independent data changes it.
Your reserve study
Without it: Built on assumptions and old costs.
With it: Built on current condition data and cost forecasts.
Contributions
Without it: Flat, hoping the math works out.
With it: Planned against what is coming, and when.
Replacements
Without it: Decided when something breaks.
With it: Ranked by urgency, with a timeline.
Where to start.
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Start here
Governance & Reserve Risk Review
Scoped on a consultation
Your balance and contribution rate measured against projected capital needs, with your contracts and records reviewed alongside.
See Governance & Reserve Risk Review -
Property Monitoring
$1,200 a year
Reserve planning input for your reserve study firm: documented findings, risk estimates, cost forecasts, and urgency and timelines, from two inspections a year.
See Property Monitoring
Talk it through with someone no contractor pays.
In 20 minutes we’ll look at your situation and tell you plainly where to start.