Goes beyond SIRS-required components. Models per-unit projected maintenance + capital cost over 1, 5, 10, and 25 years across every system. Helps boards translate "we should fund reserves" into "this is what each unit will pay over time, by scenario." Drives better-informed assessment decisions.
| System | Current cost / yr | 5-yr cumulative | 10-yr cumulative | 25-yr cumulative | Per-unit / mo (25yr) |
|---|---|---|---|---|---|
| Roof (replacement + R&M) | $32k | $160k | $340k | $1.42M | $56 |
| Garage waterproofing | $18k | $90k | $420k | $1.06M | $42 |
| Elevator modernization + service | $28k | $140k | $680k | $1.84M | $73 |
| Building envelope · paint · stucco | $14k | $70k | $210k | $684k | $27 |
| HVAC · common | $22k | $110k | $280k | $842k | $33 |
| Plumbing risers · sanitary stacks | $11k | $55k | $310k | $684k | $27 |
| Pool / amenity finishes | $8k | $40k | $148k | $420k | $17 |
| Common-area finishes · lobby · halls | $12k | $60k | $220k | $540k | $21 |
| Fire / life safety systems | $9k | $45k | $180k | $420k | $17 |
| Landscape · hardscape | $8k | $40k | $84k | $220k | $9 |
| Concrete / structural R&M | $8k | $40k | $280k | $540k | $21 |
| Other / contingency (12%) | $21k | $105k | $386k | $1.05M | $42 |
| Subtotal · physical components | $191k | $955k | $3.54M | $9.7M | $385 |
| Operating maintenance (concierge · janitorial · daily fix) | $304k | $1.6M | $3.6M | $10.2M | $405 |
| Total · 25-year horizon · all 84 units | $495k / yr | $2.55M | $7.14M | $19.9M | $790 / mo |
Reading this: on a true full-cost basis, Plaza Tower would need to charge $790/month per unit just to cover 25-year maintenance + reserves. We currently charge $2,168/month — but ~$1,378 of that is operating-non-maintenance (insurance, utilities, mgmt fee). $790 leaves $588 for everything else.
25-year maintenance + reserves: $237,000
Per month average: $790
Compared to monthly rent at market: roughly equivalent — but builds equity.
25-year maintenance + reserves: $268,000
Per month average: $893
Allocated by sf-share per declaration.
25-year maintenance + reserves: $418,000
Per month average: $1,393
Larger sf-share + larger common-element allocation.
Treasurer M. Hou can show owners the 25-year curve. Maintenance under-funding now is invisible · then very visible. Plain-English explanation that makes the case.
Plan C's modeling shows when SAs become likely. Pre-warning 5-7 years out, not 6 months. Boards make better decisions when consequences are quantified.
Owners realize that under-funding shows up as discounted resale (closing-attorney estoppel certs disclose under-funding). Selfish-rational case for healthy reserves.
Prospective buyers can ask the realtor: "what's the projected per-unit cost over 10 years?" PT can answer; many comps cannot. Differentiator.
Insurance carrier diligence + reserve study + this calculator align the boards' picture. Lender lookups for refis and sales become easier.
"My condo is well-managed" stops being a feeling and starts being a number. Older owners on fixed income want certainty; this provides it.
Drawn from latest Reserve Study (Reserve Advisors · 2024 + projections to 2049). Adjusted with CMG's actual cost data from 5-year history.
3.5% blended (2.8% general · 4.4% construction · 3.1% labor). Re-baselined annually based on FL DOR + ENR construction-cost index.
Tallahassee labor + materials. Accounts for Florida insurance hardening (separate line). Hurricane resilience adds to envelope/roof.
Most reserve-study tools show only capital. This combines operating maintenance (concierge, janitorial, daily fix) with capital · the owner's actual experience.
Per declaration's allocation method (in PT's case: $/sf with adjustments for limited common-element interest). Transparent · auditable.
Boards can see "if construction inflation runs 5% instead of 4%" or "if hurricane hits in year 3" scenarios. Helps them stress-test the funding plan.
The reserve study that says "you need $X" without showing what it means per owner per month. The board that under-funds for 5 years and discovers it during the next study. The owner who's surprised by a special assessment. The buyer who didn't price reserve adequacy into their offer.
§718.301(4)(p) SIRS · CMG actuals 2020-2025 · Reserve Advisors 2024 study · ENR construction cost index · FL OIR insurance hardening data.
