Condo reserve calculator
See what your association needs to put into reserves each year, and what that means per unit per month, for the building components a Florida structural integrity reserve study (SIRS) covers. Replace the example figures with the numbers from your own study.
| Component | Replacement cost | Years left | In reserve now | Needed a year | Remove |
|---|---|---|---|---|---|
| $41,250 | |||||
| $27,000 | |||||
| $12,500 | |||||
| $20,667 | |||||
| $15,278 | |||||
| $35,000 | |||||
| $33,571 |
Example figures for an illustrative 60-unit building, not a real association. Costs and lives vary widely by building; use your structural integrity reserve study.
Reserve contribution needed
$185,266
a year, or $15,439 a month
- Per unit, per month (equal shares)
- $257
- Total replacement cost
- $2,680,000
- Already in reserve
- $395,000
- Percent funded
- 15%
Straight-line method, component by component. General information, not financial or legal advice.
Track reserves and SIRS deadlinesThe formula behind the numbers.
1. What's still owed
Replacement cost (grown by inflation, if you set a rate) minus what's already in reserve for that component. Never less than zero.
2. Spread over the years left
Divide what's still owed by the component's remaining useful life. That's the annual contribution for it.
3. Add it up
The total across components is the annual reserve budget. Divide by 12, then by each unit's share, for the monthly amount.
Condo reserve questions.
How do you calculate condo reserve contributions?
The straight-line method takes each component's estimated replacement cost, subtracts what's already in reserve for it, and divides the rest by the years of useful life left. Add up the components for the annual reserve budget, then divide by 12 and by each unit's share for the monthly amount. Your structural integrity reserve study sets the real costs and lives.
Does this calculator replace a SIRS?
No. Florida requires the structural integrity reserve study to be performed by a qualified professional, such as a licensed engineer or architect or a credentialed reserve specialist, who inspects the building. Use this tool to understand the numbers in your study, test budget scenarios and explain them to owners.
Which components must Florida condo reserves cover?
For buildings that need a structural integrity reserve study, the statute lists the roof, structure and load-bearing walls, fireproofing and fire protection, plumbing, electrical systems, waterproofing and exterior painting, windows and exterior doors, and other items whose deferred maintenance or replacement would affect them. Read section 718.112(2)(g) and confirm with your association's attorney.
Why does the calculator include inflation?
A roof that costs $450,000 today will likely cost more when it's replaced in eight years. Many reserve studies inflate future costs; the statutory straight-line formula uses today's estimate. Leave inflation at 0% to match a straight-line budget, or set it to your study's rate to see the effect.
How is the monthly amount split between units?
The calculator shows an equal share per unit for a quick check. Real assessments follow each unit's share of the common expenses in your declaration of condominium, so larger units usually pay more.
Read our guides to Florida structural integrity reserve studies, milestone inspections and association website requirements, or see our software for Florida condo associations.
