The best time to plan for a major expense is before it becomes an emergency. Reserve studies help communities understand future capital needs, prioritize investments, and make informed financial decisions with greater confidence.
Full inventory of every major building component — roofs, siding, pavement, mechanical systems, common areas — with remaining useful life estimates for each.
On-site evaluation of current condition for every component. We photograph, measure, and rate each element so the board sees exactly where things stand.
Current replacement and repair costs sourced from local contractor pricing, adjusted for material and labor trends in the central Ohio market.
Cash flow modeling that compares current reserve balances against projected expenditures — identifies funding gaps before they become special assessments.
Year-by-year projection of when each component will need replacement, what it will cost, and how reserves should be funded to cover it without surprises.
Yearly updates that adjust projections based on completed work, new conditions, and cost changes — keeping the study current without starting from scratch.
We walk every building, common area, and infrastructure element — cataloging components, documenting conditions, and photographing everything the board needs to see.
Each component gets a condition rating and a current replacement cost based on real contractor pricing in the central Ohio market — not national averages.
We model cash flow scenarios — current funding, ideal funding, and threshold funding — so the board can see exactly how different contribution levels affect long-term reserves.
A clear, visual report the board can actually use — executive summary, component detail, funding recommendations, and a 30-year capital projection table.
Most communities don’t think about reserves until something breaks. By then, the options are a special assessment, deferred maintenance, or both — none of which boards or homeowners want to hear.
A reserve study changes the conversation from reactive to planned. It tells the board exactly what will need replacement, when, and how much to set aside each year so the money is there when the work is due.
Pro A.F. brings a contractor’s perspective to reserve planning — we know what things actually cost to replace because we do the work ourselves. That means the numbers in our studies aren’t theoretical — they’re grounded in real project experience.