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Reserve Studies

Reserve Study Builder

From blank spreadsheet to board-adopted reserve study — with statute citations, adoption vote, and PDF export

Every HOA and condominium association needs a reserve study. Most boards do it badly — in Excel, every two or three years when someone panics, without the component inventory or funding methodology that makes the numbers defensible. Florida's SB 4-D raised the stakes: condominiums of three stories or more must now commission a Structural Integrity Reserve Study (SIRS) at least every ten years, fully fund the components it identifies, and record the adoption at a board meeting.

The Common Elements Reserve Study Builder is the first software that closes the full loop: build the study, record the board adoption vote, auto-feed the reserve contribution line into next year's budget, and surface the funding gap in every estoppel letter. No consultant required for the math — though a licensed reserve specialist should still certify the final document.

Start with the SIRS Reserve Planner below if you want to model scenarios before committing. When you're ready to make it official, sign in and build the version your board adopts.

Reserve Study Builder

Sign in to build a board-adoptable reserve study for your association — with component library, funding scenarios, adoption vote workflow, and PDF export.

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Free to start. No credit card required.

Statutes referenced

For reference only. Not legal advice. Confirm current statute text with counsel or via our statute reference library.

Frequently asked questions

What's the difference between this and the free SIRS Reserve Planner?
The free SIRS Reserve Planner is an anonymous, single-session calculator — it produces a number. The Reserve Study Builder is authenticated, persistent, and board-adoptable: it saves to your association, records the adoption vote, auto-feeds the contribution into next year's budget, and generates a PDF you can share with owners. The planner is where you model; the builder is where you act.
Does this replace a licensed reserve specialist?
No. Florida law requires that a formal SIRS be prepared by a licensed reserve specialist (CAI RS, PRA, or qualified professional engineer). The Reserve Study Builder gives your board the workflow infrastructure — component inventory, funding modeling, adoption vote recording — but the specialist still certifies the study. Think of it as the board's half of the process.
What funding methods does the builder support?
Three methods: pooled (cash-flow), component (straight-line per component), and threshold funding. Pooled and threshold are the most common in Florida post-SB 4-D because they model the inflation-adjusted cost at the year of replacement rather than today's cost divided by remaining life.
Can multiple board members collaborate on the same study?
Yes. All members of the association's board on Common Elements can view and edit the study. The status workflow (draft → board review → adopted) tracks who changed what and when. Adopted studies are locked from edits.
How does this connect to the annual budget?
Once a reserve study is adopted, the annual reserve contribution line in the Budget Builder auto-populates from it. Change the study and re-adopt — the budget updates. This is the integration most boards want but no software has delivered: a single source of truth for reserve math that flows into both the budget and the estoppel letter.
Is the Reserve Study Builder Florida-only?
At launch, yes — statute citations and component defaults are Florida-first (SB 4-D / Chapter 718). Nevada (NRS 116.31152), California (Cal. Civ. Code § 5550), and other states with reserve study mandates will follow. The underlying math works anywhere; the state-specific statutory language expands per the multi-state rollout plan.