The Reserve Board
Reserve planning insights
Practical advice for condo associations looking to protect property values and plan for the future.
- |Condo Board Financial Management
Florida Condo Board Meeting Requirements for Financial Reporting
Florida law sets specific financial reporting requirements for condo boards. Here's what you need to report, when, and what happens if you don't comply.
- |Condo Board Financial Management
How to Explain Reserve Fund Increases to Condo Owners
Reserve contributions going up? Here's how to explain the increase to condo owners so they understand the why, see the math, and support the plan.
- |Reserve Funding Strategy
What to Do When Your Reserve Study Shows a Shortfall
Your reserve study shows a shortfall. Here's a step-by-step plan to close the gap -- prioritize repairs, evaluate funding options, and build a recovery timeline.
- |Reserve Studies
How Reserve Studies Protect Your Condo's Property Value
A well-funded reserve protects your condo's resale value. Learn how reserve studies prevent value loss, satisfy lenders, and keep buyers confident.
- |SIRS Compliance
SIRS Inspection: What to Expect During a Structural Integrity Study
A SIRS inspection isn't a pass/fail test. Learn what the engineer inspects, how long it takes, and how to prepare your Florida condo building.
- |SIRS Compliance
How to Prepare Your Condo Budget for SIRS Costs
SIRS compliance has two costs — the study and the funding gap. Learn how to budget for both and build a reserve plan your board can defend.
- |Special Assessments
What Happens If You Can't Pay a Condo Special Assessment?
Can't pay a condo special assessment in Florida? Learn your options — payment plans, financing, negotiation — and the consequences of non-payment.
- |Special Assessments
How Special Assessments Affect Your Condo's Property Value
Special assessments can hurt condo values short-term, but underfunded reserves are the real risk. Learn how proper funding protects your investment.
- |Condo Owner Rights
What to Do When Your Condo Board Isn't Maintaining the Building
If your Florida condo board isn't maintaining the building, you have options. Learn the board's legal obligations, how to escalate, and the funding problem behind deferred maintenance.
- |Condo Owner Rights
How to Challenge a Condo Board Decision in Florida
Learn how to challenge a condo board decision in Florida. Step-by-step guide to informal resolution, DBPR complaints, arbitration, and when financial data wins the argument.
- |Condo Owner Rights
Condo Owner Voting Rights in Florida: How Decisions Get Made in Your Association
Understand your voting rights as a Florida condo owner. Learn what you can vote on, how elections work, proxy rules, quorum requirements, and why your vote matters financially.
- |Condo Owner Rights
Can Condo Owners See the Association's Financial Records in Florida?
Florida condo owners have a legal right to inspect financial records. Learn what you can request, how to do it, what happens if the board refuses, and what to look for.
- |Condo Owner Rights
Florida Condo Owner Rights: What Every Owner Should Know
Florida condo owners have strong legal rights to records, meetings, voting, and financial transparency. Here is your complete guide to what you can demand -- and how.
- |Capital Asset Maintenance
Condo Elevator Maintenance: Costs, Scheduling, and Compliance
Condo elevator maintenance costs $12K-$18K/year per cab. Learn what drives costs, how to evaluate contracts, and how to budget for the $175K-$300K modernization ahead.
- |Capital Asset Maintenance
Condo Deferred Maintenance: The Hidden Cost of Underfunding Reserves
Deferred condo maintenance costs 3-5x more than proactive repairs. See how delayed projects compound, what Florida law now requires, and how to break the cycle.
- |Capital Asset Maintenance
How to Prioritize Capital Projects When Your Condo Has Limited Funds
Not sure which capital project to fund first? Use this prioritization framework to sequence condo capital improvements by urgency, cost, and reserve impact.
- |Capital Asset Maintenance
When to Repair vs. Replace Major Condo Building Systems
Use the 50% rule, age test, and failure-frequency check to decide when your Florida condo should repair vs. replace major building systems — and how to fund either option.
- |Capital Asset Maintenance
Condo Roof Replacement: Costs, Timing, and What Boards Need to Know
Florida condo roof replacement costs $5-$23 per sq ft depending on material. Learn what boards need to know about costs, timing, and funding — so it's a plan, not a crisis.
- |Capital Asset Maintenance
How to Create a Long-Term Maintenance Plan for Your Condo
Learn how to create a long-term maintenance plan for your Florida condo — from asset inventory to funded timeline — so your board stops reacting and starts planning.
- |Capital Asset Maintenance
Condo Capital Asset Maintenance: A Complete Guide for Boards
Learn how Florida condo boards should track, maintain, and fund major building assets — from roofs to elevators — with a capital asset maintenance framework that prevents special assessments.
- |Reserve Studies
How to Choose a Reserve Study Company in Florida
Choosing a reserve study company in Florida? Here are the credentials, questions, and red flags every condo board should know before signing a contract.
- |SIRS Compliance
SIRS Reserve Funding: What Florida Condos Must Set Aside in 2026
SIRS reserve funding is mandatory for Florida condos in 2026. Learn what must be funded, how much to set aside, and the funding methods your board can use.
- |Special Assessments
Can You Insure Against a Condo Special Assessment?
Loss assessment coverage can help with some condo special assessments. Learn what it covers, its limits, and why reserves are still your best protection.
- |Condo Board Financial Management
Condo Association Audit Requirements in Florida: What Your Board Must Know
Florida condo audit requirements depend on your revenue. Learn the four reporting levels, deadlines, waiver rules, and how to stay compliant under 718.111.
- |Condo Board Financial Management
How to Raise HOA Dues Without Losing Residents' Trust
Need to raise HOA dues? Here's the Florida legal process, reasonable increase ranges, and communication strategies that keep owners on your side.
- |Condo Board Financial Management
How to Set the Right Condo Maintenance Fee (Without Guessing)
Learn how to calculate condo maintenance fees with a step-by-step process. Cover operating costs, reserves, and contingency so your budget holds up all year.
- |Condo Board Financial Management
How to Handle a Condo Association Budget Deficit
Condo association over budget? Learn your options — budget amendments, assessment increases, and special assessments — plus how to prevent future deficits.
- |Condo Board Financial Management
Condo Association Insurance Costs: What Boards Need to Budget For
Learn what Florida condo association insurance costs in 2026, what's driving premiums up, and how to budget for it. Practical strategies for boards facing rising costs.
- |Condo Board Financial Management
How to Read Your Condo Association's Financial Statements
Learn how to read your condo association's financial statements. Plain-English guide to the balance sheet, income statement, reserve fund, and red flags to watch for.
- |Condo Board Financial Management
What Does a Condo Board Treasurer Do?
What does a condo board treasurer do? Learn the key responsibilities — budgets, financial statements, reserves, and oversight — and what you can delegate.
- |Condo Board Financial Management
How to Create a Condo Association Budget
Learn how to create a condo association budget step by step. Covers operating expenses, reserve contributions, assessment calculations, and Florida-specific requirements.
- |Condo Board Financial Management
Condo Board Financial Management: A Guide for New Board Members
New to your Florida condo board? Learn the financial management basics — budgets, reserves, insurance, and assessments — with a practical guide built for non-finance volunteers.
- |Reserve Funding Strategy
Florida Condo Reserve Funding Requirements in 2026: What Your Board Must Know
Florida condo reserve funding is now mandatory. Here are the 2026 requirements, deadlines, and what your board must do to stay compliant under SB 4-D.
- |Reserve Funding Strategy
Reserve Fund vs. Operating Fund: What Every Condo Board Member Needs to Know
What is the difference between a condo reserve fund and an operating fund? Clear definitions, examples, and Florida rules for board members.
- |Reserve Funding Strategy
How to Catch Up on Underfunded Condo Reserves
Your condo reserves are underfunded. Here's a step-by-step plan to close the gap without crushing owners -- funding strategies, timelines, and Florida-specific rules.
- |Reserve Funding Strategy
Can Your HOA Invest Reserve Funds? What Boards Need to Know
Yes, your HOA can invest reserve funds -- with limits. Learn Florida's rules, safe investment options like CD ladders, and how returns affect your 30-year plan.
- |Reserve Funding Strategy
Baseline vs. Threshold vs. Full Funding: Which Reserve Strategy Is Right?
Compare baseline, threshold, and full funding strategies for condo reserves. Learn the pros, cons, and how to choose the right method for your association.
- |Reserve Funding Strategy
How Much Should a Condo Association Have in Reserves?
How much should your condo have in reserves? Learn the benchmarks, rules of thumb, and Florida-specific requirements -- plus how to calculate your actual number.
- |Reserve Funding Strategy
What Does "Percent Funded" Mean for Your Condo Reserves?
Percent funded shows how your reserves compare to what you should have saved. Learn the formula, what a good number looks like, and what to do if yours is low.
- |Reserve Funding Strategy
How to fund your condo reserves: a complete strategy guide
Learn every strategy for funding your condo reserves -- from assessment planning to investment options. Includes Florida-specific rules and a 30-year modeling approach.
- |Reserve Studies
What Happens When a Condo Has No Reserve Study?
Without a reserve study, your condo board is guessing at reserves. That leads to special assessments, lower property values, deferred maintenance, and potential board liability.
- |Reserve Studies
How Florida's New Condo Laws Affect Your Reserve Requirements
Florida passed four major condo laws since Surfside. Here's what changed, what's required now, and what your board needs to do about reserve funding in 2026.
- |Reserve Studies
Fully Funded Reserves: What It Means and Why It Matters
Fully funded means your reserve balance matches accumulated deterioration. Learn what percent funded thresholds mean, four funding strategies, and Florida's no-waiver rule.
- |Reserve Studies
How Often Should Your Condo Get a Reserve Study?
Best practice is every 3 years with annual reviews. Associations on that cycle see 28.5% fewer special assessments. Here's the update schedule and when to move it up.
- |Reserve Studies
How to Read and Use a Reserve Study: A Guide for Condo Board Members
Learn how to read your condo reserve study — component lists, percent funded, funding plans, and how to turn the findings into a 30-year action plan.
- |Reserve Studies
Reserve Study Checklist: What to Ask Your Engineer
Use this checklist before hiring a reserve study provider. Questions to ask, documents to prepare, Florida-specific considerations, and red flags to watch for.
- |Reserve Studies
How Much Does a Reserve Study Cost in Florida?
A traditional reserve study costs $2,500 to $10,000 in Florida. A SIRS costs $5,500 to $16,500+. See what drives pricing and how to budget for your association's study.
- |Reserve Studies
What Is a Reserve Study? A Guide for Condo Board Members
A reserve study is a financial planning document that tells your condo board what repairs are coming and whether you can afford them. Here's what it includes and why it matters.
- |SIRS Compliance
Florida SIRS Compliance: What Your Condo Board Needs to Know in 2026
Complete SIRS compliance guide for Florida condo boards. Covers who needs a SIRS, what it covers, key deadlines, funding rules, and how to act on your report.
- |Special Assessments
How to Communicate a Special Assessment to Residents
A practical playbook for Florida condo boards delivering special assessment news. Covers legal notice requirements, what to include, delivery methods, and common mistakes to avoid.
- |SIRS Compliance
SIRS Compliance Deadlines: What Florida Boards Need to Know
Every SIRS deadline Florida condo boards need to know. Covers the December 2025 and 2026 deadlines, mandatory funding start date, DBPR reporting, and what to do if you're already behind.
- |SIRS Compliance
SIRS vs. Traditional Reserve Study: Key Differences
SIRS and traditional reserve studies are different tools for different jobs. Learn how they compare, why most Florida condos need both, and what happens if you only have one.
- |SIRS Compliance
What Is a Structural Integrity Reserve Study (SIRS)?
Plain-language guide to Florida's Structural Integrity Reserve Study (SIRS). Learn what it is, why it exists, what it covers, who needs one, and what to do after you get yours.
- |SIRS Compliance
Which Florida Condos Need a SIRS? The 3-Story Rule Explained
Find out if your Florida condo needs a Structural Integrity Reserve Study. The 3-story habitable rule explained, with exclusions, edge cases, and next steps.
- |Special Assessments
Can You Fight a Special Assessment in Your Florida Condo?
Yes, you can challenge a condo special assessment in Florida. Learn the legal grounds, step-by-step process, and why prevention beats litigation.
- |Special Assessments
How Much Can a Condo Special Assessment Cost?
Special assessments range from $1K to $50K+. See real cost ranges by project type and learn what monthly reserves cost vs. a surprise assessment.
- |Special Assessments
How to Avoid Special Assessments in Your Florida Condo
Learn 5 proven strategies Florida condo boards use to avoid special assessments. Build a 30-year prevention plan with reserve funding, SIRS compliance, and proactive maintenance.
- |Special Assessments
Special Assessment vs. Reserve Fund: What's the Difference?
Special assessments happen when reserve funds fall short. Learn the real difference, see the math, and find out how to keep your Florida condo's reserves healthy.
- |Special Assessments
What Is a Special Assessment?
A special assessment is a surprise condo bill when reserves fall short—often thousands per owner. Here's why they happen and how to avoid one.
- |Special Assessments
Who Pays for Special Assessments in a Florida Condo?
Find out who pays special assessments in Florida condos — at closing, between owners, and why proper reserves make the question irrelevant.