Features / What is coming
Find out what is coming before it arrives.
Your homes went up the same year. That means the roofs, the fences and the paving all reach replacement age around the same year too, and most boards discover this one emergency at a time. Put in the year the neighborhood was built and this page tells you how many of each thing are due now, within five years, and within ten, priced from what you have actually paid.
It uses your prices, never a national average
A number pulled from an industry table looks authoritative and can be wrong by a decade and six figures. So the cost of replacing one roof comes from one of two places: the largest amount your association has actually paid for roof work, taken from your own records, or a figure your board typed in after getting a quote. Anything with neither is shown as unpriced and left out of the totals. We would rather show you a gap than fill it in with a guess.
Assumptions are labelled as assumptions
If nobody has recorded when a roof was last done, the arithmetic assumes it is original to the build year and says so, in the sentence you would read out loud at a meeting. A board that has recorded nothing sees "every age below is assumed" at the top of the page, not buried in a footnote. Record real years as you learn them and the picture sharpens with each one.
It is arithmetic, and it says so
A reserve study is a professional engagement with somebody walking your property, and if these numbers are large you should commission one. What this does is tell you whether that conversation is overdue. It also shows what your own statement says you have already spent on this kind of work this year, which is often the number that ends the debate.
What it will not pretend to know
An operating statement does not carry a reserve balance, so this page does not claim to know what your reserve fund holds. It says that plainly rather than computing a comforting figure from the wrong column. For the balance, ask your management company or look at the bank statement.
Questions boards ask about what is coming
Is this a reserve study?
No, and the page says so at the top. It is the arithmetic you would want in front of you before commissioning one, and the arithmetic that tells you whether you should.
What if we have never recorded when anything was replaced?
It still works. It assumes everything is original to the build year, labels every total as a conditional, and asks you to record what you know. One roof year at a time makes it truer.
Where do the replacement costs come from?
The largest single amount in your own cost records for that category, which you accept in one click, or a figure you type after getting a quote. Never an industry table.
Can it tell us whether we can afford it?
It shows what your statement says you have budgeted and spent, and it tells you honestly that a statement does not contain your reserve balance.
Is this included?
Yes, in every plan.
See it with your community's name on it
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