Florida Reserve Study Funding Plan Calculator

How this calculator works

A Florida reserve study identifies the long-life capital components of a community association — roof, paint, paving, pool, elevators, plumbing risers, generator, fire-life-safety systems, and any other line item the reserve specialist flags as having a multi-year useful life and a material replacement cost. For each component, the study assigns three numbers: a useful life remaining (URL), a current replacement cost, and a percentage already funded toward eventual replacement. A funding plan turns those component numbers into a single annual reserve contribution the board can adopt at budget time.

This calculator builds that funding plan for up to eight components at once. Enter each component's three numbers and the total unit count, pick the association type and the funding method, and the calculator returns:

• Per-component annual contribution required to reach 100% funding at the end of the component's useful life.
• Total annual reserve contribution across all components.
• Per-unit annual share, given the total unit count.
• Aggregate funded-status percentage across all components — the single health indicator most boards reach for first.
• Gap vs. current annual contribution (zero if the current contribution already meets or exceeds the required total).
• 5-year and 10-year cumulative contribution projection at the required rate — useful for the board's multi-year capital plan and for owner-disclosure language at the annual meeting.
• A SIRS-aligned recommendation for condominiums under the post-Surfside Florida regime.

The per-component math is straight-line full funding: requiredAnnual = (replacementCost × (1 − pctFunded)) / yearsRemaining. Components with a sub-1-year remaining life are clamped to 1 year so the annual figure stays finite — the board still needs to know the dollar amount on a component that is overdue for replacement.

Two methods, one math

Florida law allows two reserve-funding methods. At the component level the math is identical; the regime-level difference is in how contributions are disclosed, allocated, and constrained.

Straight-line method. The simpler, common pre-SIRS Florida default. Each component carries its own annual contribution; the total is the sum. This is the math most pre-2022 Florida condo and HOA reserve studies used, and it remains the default for HOAs under Chapter 720 and for condos of fewer than three habitable stories under F.S. § 718.112(2)(f).

Component-component method per the SIRS regime. Required for SIRS items in condos of three or more habitable stories under F.S. § 718.112(2)(g), effective December 31, 2024. The per-component math is the same; the regime requires the reserve study, the board packet, and the budget to disclose contributions by component and to fully fund each SIRS item over its remaining useful life. Owners can no longer vote to waive or partially fund SIRS reserves — the path that governed condo reserves for three decades was closed by SB 4-D in 2022.

For a condo subject to SIRS, this calculator recommends the component-component method. For an HOA, either method is fine — the straight-line method is the common default and produces an identical aggregate result.

The post-Surfside regime in two paragraphs

The 2021 Champlain Towers South partial collapse drove three sessions of Florida legislation that reshaped the condo reserve regime. SB 4-D (2022) created the Structural Integrity Reserve Study, defined the seven structural-component categories the study must address, and set the full-funding mandate that took effect December 31, 2024. SB 154 (2023) refined the SIRS scope, clarified the credentials a reserve specialist must hold to perform a SIRS, and adjusted several procedural deadlines. HB 1021 (2024) tightened the adoption process — the SIRS report must be filed with DBPR, made available to owners on the association's website, and used as the binding input for the next reserve-funding budget.

For non-SIRS buildings — HOAs under Chapter 720 and condos under three habitable stories — the legislative regime is lighter. HOAs are not required to fund reserves unless the governing documents require it; § 720.303(6) requires only disclosure of the reserve fund and disclosure of any partial-funding vote. The math in this calculator is a sound planning estimate for those associations even when the statute does not bind the result.

A worked example

A 100-unit community association in Sarasota commissions its first formal reserve study in 2026. The reserve specialist identifies four major components:

• Roof. URL 12 years, replacement cost $200,000, 0% pre-funded.
• Exterior paint. URL 5 years, replacement cost $80,000, 0% pre-funded.
• Paving and driveways. URL 8 years, replacement cost $150,000, 0% pre-funded.
• Pool and spa. URL 15 years, replacement cost $120,000, 0% pre-funded.

Total replacement cost: $550,000. Total currently funded: $0. The current annual reserve contribution is $30,000 (about $300/unit/year).

The calculator returns:

• Roof: $200,000 / 12 years = approximately $16,667/yr required.
• Exterior paint: $80,000 / 5 years = $16,000/yr required.
• Paving: $150,000 / 8 years = $18,750/yr required.
• Pool: $120,000 / 15 years = $8,000/yr required.
• Total required: approximately $59,417/yr across the association (about $594/unit/year for a 100-unit community).
• Aggregate funded status: 0%.
• Gap vs. current contribution: approximately $29,417/yr — the current $30,000 covers about half the required total.
• 5-year cumulative at the required rate: approximately $297,000.
• 10-year cumulative at the required rate: approximately $594,000 — slightly more than the total replacement cost, which is the right answer because exterior paint reaches end-of-life at year 5 and would already have been replaced and is being re-funded by year 10.

The board now has the numbers it needs for the next budget cycle: roughly double the current contribution rate, with the per-unit share rising from $300 to about $594 per year. If the board cannot raise contributions that fast, the contribution-gap output tells owners the size of the shortfall, and the 10-year cumulative output tells owners what the association will need by the time the first major replacement (the exterior paint, at year 5) comes due.

Reading the per-component breakdown

The calculator returns the per-component table in the order you entered the components, which is also the order they would appear in the board's reserve schedule. Three patterns to look for as you read it:

• The largest annual contribution is the budget driver — the line item that dictates how much the association has to raise to stay on plan. In the worked example above, paving is the largest at $18,750/yr; the board's first conversation is about whether the paving budget can be deferred or partially scoped down.
• The shortest remaining useful life is the next major capital event the association is planning for. In the worked example, exterior paint at 5 years is the imminent event; the board needs to have cash on hand for that replacement at year 5 regardless of how the rest of the plan tracks.
• The most-underfunded component (by funded percentage) is the highest risk for a special assessment. In a freshly-conducted reserve study like this worked example, every component is at 0% and the risk is uniform; in an established association, the components the prior reserve study undercosted will surface as the most-underfunded.

For SIRS-scoped buildings, this same pattern surfaces on the SIRS calculator on this site — which walks through the seven statutory SIRS categories specifically, computes the SIRS compliance verdict, and names the largest, shortest-life, and most-underfunded components by category.

What the calculator does not do

This calculator is a planning tool. It does not substitute for a reserve study performed by a licensed engineer, architect, or RS-credentialed reserve specialist; the inputs are the engineer's, and the calculator computes the funding math. It does not account for inflation in replacement costs — refresh the study at the statutory three-year cadence or pre-inflate the inputs by your local construction-cost trend. It does not model cash-flow timing risk on a component-by-component replacement schedule; for that, the engineer's full cash-flow model is the binding reference. It does not produce the SIRS compliance verdict for condos of three or more habitable stories — for that calculator, see the SIRS Calculator, which is purpose-built for the seven statutory SIRS categories and the post-12/31/2024 mandate.

For boards considering a one-time special assessment to close the funding gap rather than (or in addition to) a multi-year contribution increase, pair this calculator with the Special Assessment Calculator on this site.

How this page is maintained

The December 31, 2024 full-funding mandate is the binding constraint for SIRS-scoped condos and remains in force as of mid-2026. The seven-component SIRS list in § 718.103(26) was last revised by SB 154 (2023). HB 1021 (2024) made procedural refinements to the SIRS adoption process; the substantive funding math is unchanged. The HOA reserve provisions in § 720.303(6) have been stable since 2008. We monitor every Florida legislative session for further refinements. If the legislature moves the SIRS scope, the SIRS cadence, the funding cutoff, or the HOA reserve disclosure requirements, this page is updated and re-stamped within the quarter.

Last reviewed: 2026-05-15 against F.S. § 718.112(2)(f), § 718.112(2)(g), § 720.303(6); SB 4-D (2022); SB 154 (2023); HB 1021 (2024).