Enter your reserve balance, annual contributions, and upcoming expenses. Get an instant health score and 15-year projection — no signup required.
1
Your HOA's basics
Find these numbers in your last financial statement or treasurer's report
Total homes or units in your community
$
Money in the reserve fund right now
$/ year
Total all units contribute to reserves annually
2
Major upcoming expenses
Repairs or replacements expected in the next 15 years — over $10,000
Focus on the big ones: roof, parking lot, pool, elevator, exterior paint, HVAC, fencing.
Check your reserve study's component list if you have one.
You need at least one expense for a meaningful result.
Quick add common items (click to fill a row):
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Est. Percent Funded
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Monthly / Unit
Reserve contribution
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Lowest Balance
Over 15 years
15-Year Reserve Balance Projection
Based on your contributions and upcoming expenses
Positive balanceSpecial assessment riskExpense years
Key findings for your HOA
Precise Analysis
These are estimates. Your actual reserve study tells the full story.
HOA VitalSigns reads your real reserve study document — all 30–100 pages of it — and gives your board a component-by-component health score, plain-English flags, and a board-ready summary report.
No credit card required. Works with PDF, Excel, or scanned documents.
How this calculator works
This tool projects your reserve balance forward 15 years, adding your annual contributions and subtracting each upcoming expense in the year you've specified. The health score is based on four factors: whether your balance stays positive through all planned expenses, your estimated percent funded (how much you currently have vs. how much you should have given each component's age), your near-term coverage for expenses in the next 1–3 years, and your per-unit monthly contribution relative to typical benchmarks.
Percent funded is approximated by assuming a 25-year typical useful life for each component you've entered, then estimating how much you should already have saved toward each one. This is a rough estimate — a professional reserve study accounts for actual component condition, local construction costs, investment returns, and state-specific requirements.
Frequently asked questions
About reserve funds and how this calculator works.
There's no single dollar amount — it depends on your community's specific components, their ages, and replacement costs. What professionals use is the "percent funded" metric. Below 70% is considered underfunded; below 30% is serious. This calculator estimates your position based on the expenses you enter. A reserve study gives you the exact number.
A commonly cited benchmark is 25–40% of total HOA dues, but it varies widely. A high-rise condo with elevators and a pool needs a higher reserve percentage than a simple townhome community with only a shared parking lot. A reserve study gives you the exact number your community needs based on actual components and costs.
This gives you a directional estimate — useful for quickly spotting serious underfunding or near-term special assessment risk. However, a professional reserve study accounts for dozens of components, condition assessments, inflation, investment returns, and state-specific requirements. For decisions that affect homeowners' money, always supplement this with a professional study.
Include any major capital expense over $10,000 expected in the next 15 years: roof replacement, parking lot resurfacing, pool equipment and replastering, exterior painting, elevator overhaul, HVAC systems in common areas, fencing, clubhouse renovation, plumbing or sewer line work. Small routine maintenance typically comes from the operating budget, not reserves.
A special assessment is a one-time charge to all homeowners when the HOA can't cover a major expense from its reserves. They can range from hundreds to tens of thousands of dollars per unit. The best prevention is adequate reserve funding: regular reserve studies, contributions at the recommended level, and monthly financial monitoring — which is exactly what HOA VitalSigns is built for.