Reserve study component list
The component list drives everything else in a reserve study. Miss a roof and the whole plan is wrong. Use this as a checklist, then walk the property.
What counts as a component
A common test has four parts. The association is responsible for it. It has a limited useful life. That life is predictable. And replacing it costs more than a normal year's budget can absorb.
Common components and typical useful lives
These are general planning ranges, not figures from a single published source. Climate, materials and upkeep change them. Confirm with a contractor.
| Component | Typical useful life (years) |
|---|---|
| Asphalt shingle roof | 20-30 |
| Flat / membrane roof | 15-25 |
| Tile roof (underlayment) | 25-40 |
| Gutters & downspouts | 20-30 |
| Exterior paint | 7-10 |
| Fiber-cement siding | 30-50 |
| Windows | 25-40 |
| Wood deck / balcony | 15-25 |
| Asphalt paving - overlay | 20-25 |
| Asphalt seal coat | 3-5 |
| Concrete sidewalks & curbs | 30-50 |
| Wood fence | 15-20 |
| Vinyl fence | 25-30 |
| Entry gate operator | 10-15 |
| Pool resurfacing (plaster) | 10-15 |
| Pool pump / filter / heater | 8-12 |
| Tennis / sport court resurfacing | 5-8 |
| Playground equipment | 15-20 |
| Common-area HVAC | 15-20 |
| Water heater | 10-15 |
| Boiler | 20-30 |
| Elevator modernization | 20-25 |
| Fire alarm panel | 15-20 |
| Intercom / access control | 15-20 |
| Common-area carpet | 8-12 |
| Exterior light fixtures | 20-25 |
| Irrigation controllers | 10-15 |
| Cluster mailboxes | 20-25 |
| Monument signage | 20-25 |
Things boards forget
- Underground utilities and drainage the association owns.
- Retaining walls, entry gates and perimeter lighting.
- Items on a short cycle, like seal coating and exterior paint, which add up over 30 years.
- The reserve study itself, where a professional update is required every few years.
Things that do not belong
- Routine maintenance and small repairs. Those are operating expenses.
- Anything individual owners must maintain under the governing documents.
- Improvements the association has no obligation to make.
Next step
Once the list is done, each item needs a cost, a useful life and a remaining life. The method is in how to do a reserve study yourself.
Skip building the spreadsheet
Reserve Study Kit is an Excel workbook that does this math for you: a 30-year plan, percent funded for every year, and the contribution that keeps you above your minimum. $79, one time.
See how it works