Internal · Reserve Fund Calculator
Capital Association Management
Admin · Reserve Study · Calculator

Reserve Fund Calculator

"What would dues need to be for X funding ratio?" · "What if we shift the elevator modernization 2 years right?" · "How much special assessment closes the gap?" Used for board scenario planning during budget season.

Current state

92%
Funding ratio
$85,176
Annual reserve contribution
$77,000
Gap to fully funded

Three paths to close the gap (5-year horizon)

A · Raise dues
→
+$15.30
per unit · per month
B · Shift % to reserves (no dues raise)
→
+4.0pp
22% → 26% to reserves
C · One-time special assessment
→
$917 / unit
single payment closes gap
D · 24-month assessment
→
$38 / unit / mo
temporary surcharge
E · Defer one major project 2 years
→
closes 47%
of gap; needs board vote

5-year projection · path B (shift % to reserves)

Year Annual contribution Estimated draws Balance EOY Funding ratio
2026$100,800$32,000$353,20094%
2027$103,800$58,000$399,00095%
2028$106,900$420,000$85,90038% ⚠
2029$110,100$28,000$168,00073%
2030$113,400$22,000$259,400100% ✓

2028 dip is the elevator modernization draw ($420k). The plan absorbs it but rebuilds quickly. If draw is delayed to 2030, projection ends 2030 at 132% funded.

What the BOD presentation says

To reach 100% funding in 5 years, Plaza Tower has three viable paths:

  1. Path A — raise monthly dues by $15.30 (a 4% increase). Most predictable. BOD vote required at budget meeting.
  2. Path B — keep dues flat, shift the dues split 22% → 26% to reserves. Treasurer-only decision; no member vote.
  3. Path C — one-time special assessment of $917/unit closes the gap immediately. Most painful; preserves dues. Requires member vote per Plaza Tower governing docs.

Recommended: Path B for predictability + BOD-only decision. Memo + scenarios shared with treasurer Lopez for May 14 BOD review.

Why this exists: Reserve adequacy is one of the most consequential and least-understood decisions a board makes. Most BODs default to "we'll figure it out at budget season" because the math is intimidating. This calculator turns it into 5 minutes of inputs + a memo. Used during the 6 phases of Budget Season + as scenario tooling for special-assessment conversations.