Reserve Fund Calculator

Mountain condominium buildings in Colorado with a stone-walled courtyard

See how your reserve fund stacks up. Enter your components, their remaining lives and replacement costs to estimate your fully funded balance, percent funded, and a 30-year funding plan. The example HOA below shows how it works; replace it with your own numbers.

Association

Current reserve balance ($)

Fiscal year start

Fully funded balance–Total of all included components

Percent funded––

Deficit / surplus–Balance minus fully funded

Full funding contribution–Per year, today’s dollars

Component inventory

Effective age, fully funded balance and annual contribution are calculated. Use Postpone to test deferring a project, and untick Include to drop a component from every calculation. Leave Replacement years blank when a component repeats every useful life, or list specific fiscal years (such as a one-time project).

Component	Useful life (yrs)	Remaining life (yrs)	Replacement cost	Replacement years	Postpone (yrs)	Effective age	Fully funded balance	Annual contribution	Include	Remove
Totals (included)

What-if planning

30-year funding plan

Change the contribution, rates or any component above and the projection redraws instantly. Save a scenario to compare it side by side with others.

Annual contribution ($)

Contribution increase (%/yr)

Inflation (%/yr)

Interest earned (%/yr)

Special assessment ($)

Assessment fiscal year

Year-by-year contributions (optional, one per line starting with the first fiscal year) When filled in, these amounts replace the annual contribution. Years past the end of the list repeat the last amount, grown by the increase rate.

Find the contribution % funded by final year

Solving scales the whole contribution plan up or down by one percentage, so the year-to-year pattern stays the same.

Lowest balance––

Percent funded, final year––

Years in weak band–Years at or below 30% funded

30-year expenditures––

Seeing a shortfall or a weak percent funded?

A professional reserve study replaces estimates with inspected conditions and current costs, and gives your board a plan it can stand behind.

Request a reserve study

Reserve balance vs. fully funded balance

Projected reserve balanceFully funded balance

Percent funded

Weak 0–30%Fair 31–69%Strong 70%+

Reserve expenditures by year

Inflated replacement cost · hover a bar for components

Scenarios

Saves the assumptions and the full component list. Scenarios are kept in this browser only.

Scenario	First-year contribution	Lowest balance	Final-year balance	Final-year % funded	Weak years

Year-by-year cash flow

Percent funded is measured at the start of each fiscal year.

Fiscal year	Starting balance	Contribution	Interest	Special assess.	Expenditures	Ending balance	Fully funded	% funded	Projects

Fully funded balance

The share of each component’s replacement cost that has been “used up” so far. A roof halfway through its life should have half its cost in reserves.

FFB = Current Cost × (Effective Age ÷ Useful Life)

Effective Age = Useful Life − Remaining Life

Percent funded

Actual reserve balance divided by the total fully funded balance. Common industry bands: 0–30% weak, 31–69% fair, 70% and above strong.

% Funded = Reserve Balance ÷ Σ FFB

Annual contribution

Straight-line amount that closes each component’s unfunded portion by the time it’s due. Components due this year use one year.

Annual = (Current Cost − FFB) ÷ max(Remaining Life, 1)

How this differs from a reserve study

This tool uses a simplified straight-line method based only on remaining life. A professional study also considers placed-in-service dates, partial replacements, inspected condition and local pricing, so its fully funded balance and recommended contributions can differ from these estimates.

30-year projection

Each year, costs grow with inflation. A component is replaced when its remaining life (plus any postponement) reaches zero, then repeats every useful life, unless specific replacement years are listed. Interest is earned on the starting balance when it’s positive.

End = Start + Contribution + Interest + Assessment − Expenditures

Contribution(t) = Schedule(t), or Starting Contribution × (1 + increase)^t

Want these numbers done right?

Borne Consulting prepares reserve studies and updates for condominium and homeowner associations across Colorado, with site visits, component inventories and 30-year funding plans.

Request a reserve study Call 303-426-1731