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2:T1192,[{"@context":"https://schema.org","@type":"BreadcrumbList","itemListElement":[{"@type":"ListItem","position":1,"name":"Home","item":"https://condosignal.com/"},{"@type":"ListItem","position":2,"name":"Reserve studies","item":"https://condosignal.com/reserve-studies"}]},{"@context":"https://schema.org","@type":"FAQPage","mainEntity":[{"@type":"Question","name":"What is a healthy reserve funding level?","acceptedAnswer":{"@type":"Answer","text":"Industry guidance from the Community Associations Institute generally treats 70 percent funded or above as strong, 30 to 70 percent as moderate, and below 30 percent as weak. But the percent funded figure is a snapshot — trends and the composition of upcoming capital needs matter as much as the number itself. A building at 38 percent funded with its roof due for replacement in two years is in a materially different position from one at 38 percent funded with no major replacements scheduled for a decade."}},{"@type":"Question","name":"What is the difference between a fully funded plan and a baseline funded plan?","acceptedAnswer":{"@type":"Answer","text":"A fully funded plan targets a reserve balance equal to the full cumulative depreciation of all components at all times — a higher bar that requires larger annual contributions but provides more financial cushion. A baseline or threshold funded plan targets keeping the balance above zero throughout the projection period, allowing the balance to fall near zero before a major expenditure and recover afterward. Most reserve studies present a baseline plan as the minimum and a fully funded plan as the target. Associations operating on a baseline plan have less room for cost overruns or component failures earlier than projected."}},{"@type":"Question","name":"How do I find out if a Florida condo has completed a SIRS?","acceptedAnswer":{"@type":"Answer","text":"Ask the association directly — in writing — for the most recent Structural Integrity Reserve Study. For buildings three stories or taller and 30 or more years old, the SIRS was required under SB 4-D and SB 154. If the association cannot produce it or claims one is not required, verify the building's age and height independently. An association that should have a SIRS but cannot produce one is out of compliance with current Florida law, which is a significant due diligence finding."}},{"@type":"Question","name":"Can an association vote to waive reserve contributions?","acceptedAnswer":{"@type":"Answer","text":"In most states, yes — associations can vote to waive or reduce reserve contributions, which lowers dues in the short term but reduces financial cushion over time. Florida historically allowed this practice, but the post-2022 SIRS legislation removed the ability to waive contributions for structural integrity reserve components. In Texas and Arizona, waiver practices are not constrained by statute. If a community's minutes show a history of reserve waiver votes, those votes directly explain a low reserve balance and indicate a pattern of deferring capital costs."}},{"@type":"Question","name":"What happens when the reserve fund runs out before a major repair is needed?","acceptedAnswer":{"@type":"Answer","text":"The association must either borrow (through a line of credit or special loan), levy a special assessment on owners, defer the repair (which usually makes the eventual cost higher), or some combination of all three. Special assessments for reserve shortfalls can be substantial — in high-rise buildings, tens of thousands of dollars per unit for a major repair the reserve fund cannot cover. A reserve study with a low percent funded and major components approaching end of life is the primary early-warning signal that this scenario is ahead."}},{"@type":"Question","name":"Should I request a new reserve study if the one on file is old?","acceptedAnswer":{"@type":"Answer","text":"If the study on file is more than three to five years old, ask the board or management company when an update is planned. An outdated study may significantly understate current replacement costs due to inflation, may not reflect components added or replaced since the study date, and may be using useful life estimates that no longer reflect the actual condition of the components. In Florida, the law requires a reserve study update every three years. In other states, the frequency is up to the association. An outdated study that has not been updated is itself a governance finding."}}]}]8:T545,A reserve study is an engineering and financial document prepared by a credentialed reserve analyst or engineer. It serves two functions. The physical analysis inventories the association's long-lived common components — roof, HVAC systems, elevators, plumbing stacks, parking structure, pool equipment, fencing, exterior painting, and similar items — estimates the useful remaining life of each, and projects the replacement cost in current or future dollars. The financial analysis takes those projections and produces a recommended annual contribution rate that, if followed, would result in the association having funds available when each component reaches end of life. The output is a funding plan — typically one of two types. A fully funded plan targets keeping the reserve balance equal to the full depreciation of all components at all times. A baseline (or threshold) funded plan targets keeping the balance above zero throughout the projection period, allowing the balance to dip toward zero before major expenditures. The difference between these two approaches is significant: a fully funded plan requires higher annual contributions but provides more financial cushion; a threshold plan keeps contributions lower but leaves less margin if replacement costs exceed projections or if multiple components fail sooner than expected.9:T6d0,The percent funded figure is the single most widely used measure of reserve adequacy. It expresses the current reserve balance as a percentage of the fully funded target — the amount the association would theoretically need on hand if every component were replaced today proportionate to its age and the association's share of the cost. A percent funded of 100 percent means the reserve balance exactly matches the depreciation of all components. A percent funded of 50 percent means the balance is halfway to that target. Industry guidance from the Community Associations Institute generally treats 70 percent funded or above as strong, 30 to 70 percent as moderate but warranting review, and below 30 percent as weak — indicating meaningful risk of special assessment or deferred maintenance. The Champlain Towers South condominium in Surfside, Florida, had a reserve funded percentage estimated at approximately 6.9 percent in the years before the 2021 collapse, against a documented capital need exceeding $10 million. That extreme case illustrates the endpoint of long-term reserve neglect, but the underlying pattern — a low percent funded, deferred capital projects, and rising repair needs — is common in older associations across the country. The percent funded figure is a useful starting point, but it is not the whole picture. Trends matter: a building that was 45 percent funded three years ago and is now 38 percent funded is moving in the wrong direction, even though the snapshot looks moderate. The mix of upcoming components also matters: an association at 35 percent funded with no major replacements due for ten years is in a different position from one at 35 percent funded with a roof replacement due in two years.a:T453,The study provides the benchmark. The actual reserve balance tells you where the association stands against it. These two numbers should be compared before you draw any conclusions. Associations sometimes carry a reserve study that describes a healthy funded percentage while collecting less than the recommended contribution — meaning the gap between the study and reality is widening. Check the most recent reserve study's recommended annual contribution against the operating budget's actual reserve line item. If the budget shows the association collecting $90,000 per year when the study recommends $160,000, the gap is $70,000 per year. Over five years, that is $350,000 of deferred reserve funding that someone will eventually have to cover — either through future dues increases or a special assessment. Also check whether the reserve balance trend over three to five years of financial statements is increasing, flat, or declining. A declining balance in a growing building with aging components is a red flag regardless of what the percent funded calculation shows at any single point in time.b:T492,Florida's Structural Integrity Reserve Study, created by SB 4-D (2022) and refined by SB 154 (2023), is the most significant reserve-related legislative change in the United States in recent years. The SIRS applies to condominium and cooperative buildings three or more stories in height that are 30 or more years old (25 years for buildings within three miles of the coast). Unlike a traditional reserve study, the SIRS specifically focuses on load-bearing structural elements — the components most relevant to building safety — and requires associations to fund reserves for those elements at levels that cannot be waived or reduced by member vote. Associations that previously waived or minimized reserve contributions through annual member votes were required to come into compliance with the new mandatory funding levels by December 31, 2024. Many associations faced significant dues increases, special assessments, or both to reach compliance. A buyer looking at a Florida building three stories or taller should request the SIRS report specifically and ask how the association's reserve contribution has changed since 2022 in response to the new requirements.c:T4b8,Florida's post-Surfside legislative framework is currently the most demanding in the country. For condominiums three stories or taller and 30 or more years old, reserve studies must be conducted and the SIRS components must be funded at levels that cannot be waived. Traditional reserve studies are required every three years under Chapter 718. Texas imposes no statutory reserve study requirement for either condominiums or HOAs. An association's reserve balance must be disclosed in the resale certificate, but the adequacy of that balance is not independently verified by any mandatory study. Arizona's ARS 33-1260 requires the disclosure of the reserve account balance to buyers but does not mandate a study or impose a minimum funded percentage. Washington State requires reserve studies for common interest communities. Colorado has recently moved toward stronger reserve study requirements for associations with significant structural elements. Nationally, buyers in states without mandatory studies must supply their own context — either by requesting a voluntary study if one exists, or by independently evaluating the reserve balance against the building's age and component replacement timeline.f:["funnel_buyer"]
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