1. What is fairness?
Fairness refers to adequately dispersing the reserve allocation expenses to the membership over time in an equal and stable fashion. This can be challenging as expenses occur irregularly and often seem to come due all at once in “Peak Years”; when several of the larger expense common areas meet the end of their respective useful life’s.
- A common example of Peak Year expenses are Asphalt Overlays and Roofing both of which have similar useful life expectancies and are extremely costly.
2. Why is fairness important to the current Board and Community Membership?
The Board has a legal responsibility and a fiscal responsibility to the membership of a community. The decisions made and voted on should be for the long term health of a community and not shortsighted attempts to appease current Board and Membership. Often Boards are tempted to keep HOA dues low to keep the membership of the community happy but this will end poorly; likely for a different Board and a different group of Community Members to deal with.
If a Board makes decisions that are not fair to the future membership of a community it opens itself up to a much higher risk of litigation. Remember the Board has a legal responsibility to make fiscally responsible decisions for a community. From our data the communities with the highest litigation risk are those that are in a poor funding level for extended periods of time and which most often is the result of poor planning by prior Boards.
3. How Does a Reserve Study Professional Come Into It
A Reserve Analyst will provide an independent opinion for the best options a community has in respects to the budgeting for and replacement of common area components. This independent opinion is tailored to the community as a whole, which includes current and future membership consideration. The Reserve Analyst will provide Funding Plans that are fair to all membership that will utilize the common area components over the 30-50 year period covered in the reserve study.
Often a community Board and Members will have pressures from each other and outside parties for items like keeping dues low, adding capital improvements and various other distractions which make it difficult to vote for and implement decisions which can be tough at times and opposite of what the group as a whole would like. This is often the case with raising HOA dues on a regular basis. While this is the most realistic way to increase the allocation amount to the reserve account (due to constant inflationary factors) Board members have to convince the membership and other Board membership that this really is the best option for the community… Not an easy task when everyone is already feeling pinched from turbulent economic times and would rather keep HOA dues artificially low. A Reserve Study Professional does not have these factors weighing on their decision and can provide a realistic, appropriate and fair opinion in the reserve study. The Board can then utilize the study to show the membership that the options provided by the experienced expert, while often times tough to swallow, and are the best options for the long term health of the community.
4. The Reserve Account is not a Saving Account
An important notion to remember in the Fairness concept is that a reserve account is not a savings account in that it does not just represent the dollar amount saved to pay for components at a future date. The reserve account balance should ideally be an amount that is equal to the estimated deterioration of the common area components at a particular time. The deterioration is monetized based on how much it will cost and how many years is left before the replacement is likely to be necessary. This is a mouthful but really is a simple concept that ensures that the community members are paying their fair share of the costs of common areas over time.
Written by Joel L Tax, PRA – Owner of Reserve Data Analysis, Inc. Give us a call at 866-574-5115 for Professional Reserve Studies in Washington State .