FOR HOA & CONDO BOARD TREASURERS
A balance that looks healthy today can still be years from a roof, an elevator, or a repaving job it hasn't saved enough for. This free calculator projects your reserve fund against your actual capital components and names the first year you're headed for a special assessment or reserve loan — then solves the contribution that avoids it.
30% funded is a commonly used baseline threshold; raise it toward 100% ("fully funded") for a more conservative plan.
This is a planning estimate from the numbers you typed, not an audited reserve study. It does not add operating-fund cushion, financing costs for a reserve loan, or contingency beyond what you enter.
List each major component the association is responsible for. Blank rows, or rows with no replacement cost, are ignored.
| Component | Remaining useful life (yrs) | Replacement cost ($) | Full life (yrs) |
|---|---|---|---|
Balance and percent funded at the end of each year, after interest, the annual contribution, and any component replaced that year. Rows where a special assessment or reserve loan would be triggered are marked.
| Year | Balance | % funded | Replaced | Status |
|---|
Everything on this page runs in your browser and nothing is ever uploaded. There is no account and no server-side storage of any kind — your balance, contribution, unit count, and component list are never saved or sent anywhere, and refreshing the page clears them by design. We count only anonymous local feature events (schedule_run, contribution_solved, reset, sponsor_link_clicked) so we can tell whether the calculator gets used — no balances, contributions, or component figures are recorded, and Do Not Track / Global Privacy Control turn it off automatically.
No. This is a financial planning estimate based on your own assumptions, not a substitute for a state-mandated reserve study (e.g. Florida SB 4-D / SIRS) or advice from a licensed reserve specialist. Those studies involve a site inspection and a credentialed preparer; this tool only projects the numbers you type in.
Percent funded measures how much of a component's wear-based obligation the fund currently covers, not whether the component itself is in good shape. A component just replaced has no wear-based obligation yet — nothing is owed toward its next replacement on day one, so its prorated share of the obligation is zero, and it climbs back toward its full replacement cost as the years pass before the next cycle.
A negative balance is the sharp trigger — the fund cannot pay a bill it owes. Falling below your target percent funded is the softer, earlier warning boards actually use in practice: most reserve studies flag anything under roughly 30% funded as a special-assessment risk long before the balance itself goes negative, because a large replacement due soon can wipe out a fund that still looks positive today.
No. Every number on this page runs in your browser only. Nothing is sent to a server, there is no account, and nothing about your balance, contribution, unit count, or component list is ever saved or uploaded. Usage counting only tallies anonymous feature events, and you can turn it off with the button below.
Use your best estimate — a contractor quote, a neighboring association's recent invoice, or a manufacturer's stated service life are reasonable starting points. This tool is for planning and does not verify any figure you enter; a formal reserve study is the credentialed version of the same exercise.
Already tracking the reserve in a spreadsheet? See this calculator vs. a spreadsheet for what a per-component schedule catches that a running balance doesn't.
Not sure what a healthy reserve even looks like? How much should be in an HOA reserve fund? works a real 120-unit association's numbers through the same arithmetic this calculator runs on yours.
Also watching the association's operating cash, not just the long-term reserve? The cash runway planner forecasts when day-to-day cash could run short from recurring costs and collection timing — a different horizon than the multi-year reserve schedule here.