Per-property reserve study status and Structural Integrity Reserve Study compliance for COA 3+ stories. Statutory deadlines + funding-percentage tracking against the most recent study.
Annual budget must include reserves for roof, building painting, pavement resurfacing, and any deferred maintenance > $10k. Funding may be waived only by majority of unit-owner vote at a duly called meeting.
Required every 10 years for buildings 3+ stories. Performed by a licensed engineer or architect. Covers roof, load-bearing walls, foundation, fireproofing, plumbing, electrical, waterproofing, windows, exterior doors. Plaza Tower & Tallahassee Center apply.
HOAs are not statutorily required to fund reserves but most governing documents require it. CAM monitors funding ratio against any reserve study the association has commissioned.
For COA 3+ stories at 30 years (or 25 if within 3 miles of coast), then every 10 years. Visual + structural assessment by licensed engineer. SIRS draws on this.
| Property | Type | Last study | Next due | Funding % | Reserve balance | SIRS status | |
|---|---|---|---|---|---|---|---|
| Plaza Tower High-rise · 84 units · 8 stories |
COA · §718 | 2024-09-12 | 2027-09-12 | 92% | $284,400 | ⚠ SIRS check overdue 3d · escalated | Open → |
| Tallahassee Center High-rise · 72 units |
COA · §718 | 2023-06-04 | 2026-06-04 | 96% | $210,800 | ✓ SIRS 2024 · valid | Open → |
| Centerville Single-family HOA · 96 units |
HOA · §720 | 2024-11-18 | 2027-11-18 | 88% | $78,400 | N/A · HOA | Open → |
| Camellia Oaks Condominium · 48 units · 2 stories |
COA · §718 | 2022-04-28 | 2025-04-28 | 79% | $42,100 | N/A · 2 stories | ⚠ Study overdue · review → |
| The Lakes (LUHOA) Single-family HOA · 140 units |
HOA · §720 | 2025-02-10 | 2028-02-10 | 101% | $112,600 | N/A · HOA | Open → |
| The Timbers HOA |
HOA · §720 | 2025-08-14 | 2028-08-14 | 103% | $88,200 | N/A · HOA | Open → |
| Plaza Tower (Master Assoc) Master · mixed-use |
Master · §718 | 2023-12-01 | 2026-12-01 | 98% | $96,200 | ✓ SIRS 2024 | Open → |
| Component | Useful life | Last replaced | Next replacement | Estimated cost | Funded % |
|---|---|---|---|---|---|
| Roof membrane (TPO) | 20 yrs | 2017 | 2037 | $184,000 | 91% |
| Building painting (exterior) | 10 yrs | 2019 | 2029 | $94,000 | 97% |
| Elevator modernization (×3) | 30 yrs | 1998 | 2028 | $420,000 | 62% |
| Fire alarm system upgrade | 15 yrs | 2014 | 2029 | $58,000 | 88% |
| Lobby + common-area finishes | 15 yrs | 2018 | 2033 | $76,000 | 100% |
| Garage waterproofing / sealcoat | 7 yrs | 2022 | 2029 | $32,000 | 100% |
| HVAC chiller replacement | 20 yrs | 2010 | 2030 | $148,000 | 74% |
| Pool resurface | 10 yrs | 2021 | 2031 | $28,000 | 100% |
Elevator modernization is the under-funded line item driving Plaza Tower's 92% portfolio rating. Treasurer + BOD are evaluating a special assessment vs. amended reserve contributions in 2027.
180 days · 90 days · 30 days before next-due date → manager notified to begin engineer engagement and budget allocation. Notification settings configurable.
System monitors quarterly. Below 90% = informational. Below 80% = supervisor notified. Below 70% = leadership escalation + treasurer task created.
Auto-flags for budget season planning. Bid solicitation tasks auto-created on the calendar 3 years before scheduled replacement.
Each year by Jan 31 (per EOY checklist), manager confirms reserve study is uploaded to AppFolio Shared Documents and matches Drive copy. Hash compared.
