HOA & Reserves
Reserve status, this year's budget and projects, and a 30-year funding plan you can test.
64-unit condominium complex, built 2001 · San Luis Obispo, CA · 64 units · fiscal year 2026
Percent funded
43%Fair
Moderate risk — plan increases
Reserve balance
$412,000
Fully funded would be $948,293 — what these components have “used up” so far.
Reserve contribution
$118,000
$154 per unit per month · 23% of the budget
Lowest point in the plan
$142,855
End of 2031 · never below zero
What the numbers say
Target: never run the reserve below zero, and reach 70% funded within 10 years.
Raise the reserve contribution to $126,800 a year (from $118,000), growing 3% a year. That's $11 more per unit per month — total dues go from $665 to $677 a month.
30-year funding plan
Hover a point or bar for the year. Replacement costs grow with inflation; interest is earned on the balance.
Year-end reserve balance Replacement spending Recommended plan Lowest point
What if…
Change any assumption; everything on the page recalculates.
2026 budget
Operating costs plus the reserve contribution make up the assessment.
| Master insurance policy | $148,000 |
| Landscaping contract | $72,000 |
| Water, sewer & common electric | $58,000 |
| Management fee | $46,080 |
| Repairs & general maintenance | $36,000 |
| Admin, legal & annual review | $18,500 |
| Pool service | $14,400 |
| Reserve contribution | $118,000 |
| Total · $665 per unit per month | $510,980 |
Projects in the next three years
Replacements coming due, at inflated cost, and whether reserves cover them.
| Year | Project | Cost | Funding |
|---|---|---|---|
| 2026 | Asphalt — seal coat & restripe | $18,500 | Reserves cover it |
| 2027 | Exterior paint — buildings | $146,260 | Reserves cover it |
| 2028 | Pool — resurface | $48,801 | Reserves cover it |
Reserve components
What the association owns and must replace. “Fully funded share” is cost × age ÷ useful life.
| Component | Useful life | Years left | Replacement cost | Fully funded share | Next due |
|---|---|---|---|---|---|
Asphalt — seal coat & restripe Paving | 4 yrs | Due now | $18,500 | $18,500 | 2026 |
Exterior paint — buildings Paint | 8 yrs | 1 | $142,000 | $124,250 | 2027 |
Pool — resurface Pool | 12 yrs | 2 | $46,000 | $38,333 | 2028 |
Roofing — composition shingle Roofing | 25 yrs | 3 | $486,000 | $427,680 | 2029 |
Gutters & downspouts Roofing | 25 yrs | 3 | $31,000 | $27,280 | 2029 |
Pool — heater & equipment Pool | 10 yrs | 4 | $21,000 | $12,600 | 2030 |
Decks & balcony waterproofing Structure | 15 yrs | 5 | $212,000 | $141,333 | 2031 |
Irrigation controllers & valves Grounds | 12 yrs | 6 | $14,500 | $7,250 | 2032 |
Asphalt — overlay Paving | 20 yrs | 7 | $168,000 | $109,200 | 2033 |
Clubhouse interior refresh Amenities | 15 yrs | 8 | $34,000 | $15,867 | 2034 |
Perimeter fencing — wood Grounds | 15 yrs | 9 | $38,000 | $15,200 | 2035 |
Exterior lighting — LED Systems | 20 yrs | 12 | $27,000 | $10,800 | 2038 |
| 12 components | $1,238,000 | $948,293 | |||
Year by year
The cash flow behind the chart, for the plan as it stands on this page.
| Year | Starting | Contribution | Interest | Assessment | Replacements | Ending | % funded |
|---|---|---|---|---|---|---|---|
| 2026 | $412,000 | $118,000 | $6,180 | — | $18,500 | $517,680 | 43% |
| 2027 | $517,680 | $121,540 | $7,765 | — | $146,260 | $500,725 | 50% |
| 2028 | $500,725 | $125,186 | $7,511 | — | $48,801 | $584,621 | 50% |
| 2029 | $584,621 | $128,942 | $8,769 | — | $564,940 | $157,392 | 55% |
| 2030 | $157,392 | $132,810 | $2,361 | — | $44,458 | $248,105 | 26% |
| 2031 | $248,105 | $136,794 | $3,722 | — | $245,766 | $142,855 | 37% |
| 2032 | $142,855 | $140,898 | $2,143 | — | $17,314 | $268,582 | 27% |
| 2033 | $268,582 | $145,125 | $4,029 | — | $206,619 | $211,117 | 43% |
| 2034 | $211,117 | $149,479 | $3,167 | — | $66,505 | $297,258 | 40% |
| 2035 | $297,258 | $153,963 | $4,459 | — | $234,859 | $220,821 | 51% |
| 2036 | $220,821 | $158,582 | $3,312 | — | — | $382,715 | 47% |
| 2037 | $382,715 | $163,340 | $5,741 | — | — | $551,796 | 65% |
| 2038 | $551,796 | $168,240 | $8,277 | — | $64,873 | $663,440 | 77% |
| 2039 | $663,440 | $173,287 | $9,952 | — | — | $846,679 | 84% |
| 2040 | $846,679 | $178,486 | $12,700 | — | $101,343 | $936,522 | 91% |
| 2041 | $936,522 | $183,840 | $14,048 | — | — | $1,134,410 | 96% |
| 2042 | $1,134,410 | $189,355 | $17,016 | — | $29,687 | $1,311,094 | 100% |
| 2043 | $1,311,094 | $195,036 | $19,666 | — | $234,704 | $1,291,092 | 103% |
| 2044 | $1,291,092 | $200,887 | $19,366 | — | $24,685 | $1,486,660 | 108% |
| 2045 | $1,486,660 | $206,914 | $22,300 | — | — | $1,715,874 | 110% |
| 2046 | $1,715,874 | $213,121 | $25,738 | — | $416,309 | $1,538,424 | 112% |
| 2047 | $1,538,424 | $219,515 | $23,076 | — | — | $1,781,015 | 119% |
| 2048 | $1,781,015 | $226,100 | $26,715 | — | — | $2,033,830 | 120% |
| 2049 | $2,033,830 | $232,883 | $30,507 | — | $67,102 | $2,230,118 | 121% |
| 2050 | $2,230,118 | $239,870 | $33,452 | — | $157,542 | $2,345,898 | 122% |
| 2051 | $2,345,898 | $247,066 | $35,188 | — | $297,316 | $2,330,836 | 124% |
| 2052 | $2,330,836 | $254,478 | $34,963 | — | $99,203 | $2,521,074 | 129% |
| 2053 | $2,521,074 | $262,112 | $37,816 | — | $373,177 | $2,447,825 | 130% |
| 2054 | $2,447,825 | $269,975 | $36,717 | — | $1,225,186 | $1,529,331 | 137% |
| 2055 | $1,529,331 | $278,075 | $22,940 | — | — | $1,830,346 | 200% |
Sample associations for demonstration. A real plan starts from the association's reserve study; California requires a site-visit reserve study at least every three years and a review every year (Civil Code 5550).