Full Reserve Study

Cypress Bluff Community Development District Jacksonville, Florida
Prepared for FY 2025 Report Date: April 24, 2025

April 24, 2025

District Supervisors
C/o Governmental Management Services 3475 West Town Place, Suite 114
St. Augustine Florida 32092
Re: Reserve Study Report for Cypress Bluff Community Development District Dear Supervisors:
Community Advisors is pleased to provide this Reserve Study report for the above referenced District. A site visit was conducted to determine the condition of your major components and provide an opinion of their remaining useful life.
We have developed a plan to fund future capital component replacements which is dependent on adequate funding, component maintenance, usage, weather and other factors. Component replacement cost is determined using local vendors and industry standard publications. This Reserve Study was prepared under the guidelines of the National Reserve Study Standards which is administrated by CAI and the Standards of Practice establish by APRA.
Respectively submitted,

Charles R. Sheppard RS PRA CCI
Professional Reserve Analyst
10459 Hunters Creek Court Jacksonville, FL 32256
(904) 303-3275
www.communityadvisors.comm

SPECIAL NOTICE
THIS RESERVE ANALYLSIS INCLUDED A VISUAL OBSERVATION OF MAJOR COMPONENTS FOR YOUR DISTRICT. NO DISTRUCTIVE TESTING OR OTHER TESTING WAS CONDUCTED TO DETERMINE COMPONENT CONDITION. OUR ANALYSIS INCLUDES COMPONENTS WITH REPLACEMENT COST AND USEFUL LIFE PROJECTIONS THAT ARE TYPICAL FOR THIS TYPE OF FACILITY.
THIS ANALYSIS IS NOT A SAFETY INSPECTION OR STRUCTURAL INSPECTION AND WE RECOMMEND THE DISTRICT CONDUCT THOSE INSPECTIONS ON A REGULAR BASIS WITH QUALIFIED CONSULTANTS.

TABLE OF CONTENTS

EXECUTIVE SUMMARY
Executive Summary	1-1
FUNDING PLAN
Funding Model Projection	2-1
Income & Expense Spreadsheet	2-2
CHARTS
Funding Balances, Expenditures, Expenditures	3-1
EXPENDITURE DETAIL
Annual Expenditure Detail	4-1
Asset Current Cost by Category	4-12
COMPONENT INVENTORY
Component Inventory	5-1
Component Detail Index	5-4
Component Detail	5-7
DISCLOSURERS & INFORMATION
Methodology & Information	6-4
Terms of Service	6-5
Definitions	6-6

Cash Flow Funding Plan Summary of Calculations

Jacksonville, Florida
Executive Summary

Report Date	April 24, 2025	
Account Number	2178	
Version	1	
Budget Year Beginning	October 1, 2025	
Budget Year Ending	September 30, 2026	
Total Units	1998	

Inflation	3.00%	
Annual Assessment Increase	1.00%	
Interest Rate on Reserve Deposit	3.00%	

Report Parameters

2025 Beginning Balance

GENERAL INFORMATION
Date of Completion:	December 1, 2020
Date of site visit:	April 22, 2025
Components Included:	44
Current replacement cost:	$1,123,205
Level of Service:	Level I Reserve Study
Funding Method:	The Cash Flow Method
Funding Goal:	Adequate funding with moderate contributions

NOTES
This analysis has been completed in order to establish a capital reserve to fund future component replacements. The beginning reserve balance is assumed -0-.
This funding plan provides adequate funding with moderate contributions and has as it's low balance or Threshold Year FY 2025/2026.

Required Annual Contribution	$119,427.57	
$59.77 per unit annually		
Average Net Annual Interest Earned	  $3,102.83	
Total Annual Allocation to Reserves	$122,530.40	
$61.33 per unit annually		

Funding Model Projection

Beginning Balance: $0
Projected
Year	Current Cost	Annual Contribution	Annual Interest	Annual Expenditures	Ending Reserves	
25-26	1,123,205	119,428	3,103	16,000	106,530	
26-27	1,156,901	120,622	6,320	16,480	216,992	
27-28	1,191,608	121,828	9,655	16,974	331,501	
28-29	1,227,356	123,046	12,325	43,709	423,164	
29-30	1,264,177	124,277	15,883	18,008	545,316	
30-31	1,302,102	125,520	17,720	80,174	608,381	
31-32	1,314,706	126,775	21,482	19,105	737,532	
32-33	1,354,147	128,043	16,195	325,735	556,035	
33-34	1,394,772	129,323	19,003	51,938	652,423	
34-35	1,436,615	130,616	22,865	20,876	785,028	
35-36	1,479,713	131,922	19,627	262,703	673,874	
36-37	1,524,105	133,242	22,121	69,758	759,478	
37-38	1,569,828	134,574	26,137	22,812	897,377	
38-39	1,616,923	135,920	29,628	45,701	1,017,224	
39-40	1,665,430	137,279	33,365	42,353	1,145,515	
40-41	1,715,393	138,652	25,781	424,799	885,149	
41-42	1,766,855	140,038	29,985	25,675	1,029,497	
42-43	1,819,861	141,439	29,268	195,344	1,004,859	
43-44	1,874,457	142,853	32,337	69,800	1,110,250	
44-45	1,930,690	144,282	22,525	503,689	773,367	
45-46	1,988,611	145,724	24,267	110,185	833,173	
46-47	2,048,269	147,182	27,848	52,088	956,114	
47-48	2,109,717	148,653	32,223	30,658	1,106,333	
48-49	2,173,009	150,140	36,747	31,577	1,261,643	
49-50	2,238,199	151,641	41,423	32,525	1,422,182	
50-51	2,305,345	153,158	33,411	461,628	1,147,124	
51-52	2,374,505	154,689	38,019	34,505	1,305,327	
52-53	2,445,741	156,236	40,489	111,942	1,390,110	
53-54	2,519,113	157,799	42,799	121,260	1,469,448	
54-55	2,594,686	159,377	47,734	37,705	1,638,853	

	25-26	26-27	27-28	28-29	29-30	30-31	31-32	32-33	33-34	34-35	
Beginning Balance		106,530	216,992	331,501	423,164	545,316	608,381	737,532	556,035	652,423	
Annual Assessment	119,428	120,622	121,828	123,046	124,277	125,520	126,775	128,043	129,323	130,616	
Interest Earned	3,103	6,320	9,655	12,325	15,883	17,720	21,482	16,195	19,003	22,865	
Expenditures	16,000	16,480	16,974	43,709	18,008	80,174	19,105	325,735	51,938	20,876	
Ending Balance	106,530	216,992	331,501	423,164	545,316	608,381	737,532	556,035	652,423	785,028	

Description
Site Components											
Artificial Turf - Yoga Lawn/Pool								13,371			
Site Components Total:								13,371			
Parking Lot											
Asphalt Resurfacing - Amenity Lot											
Parking Lot Total:											
Fencing/Gates/Access Control											
Chain Link Fence - Dog Park											
Dumpster Gates											
Repair/Paint Steel Fence - Playground											
Repair/Paint Steel Fence - Pool											
Steel Fence Repair/Paint- Dog Park											
Fencing/Gates/Access Control Total:											
Landscape/Irrigation											
Irrigation Control/Devices Allowance	3,000	3,090	3,183	3,278	3,377	3,478	3,582	3,690	3,800	3,914	
Irrigation Pump #1/Misc. Parts						28,982					
Irrigation Pump #2/Misc. Parts									31,669		
Landscape Allowance - Etown Pkw/Amenity	10,000	10,300	10,609	10,927	11,255	11,593	11,941	12,299	12,668	13,048	
Landscape/Irrigation Total:	13,000	13,390	13,792	14,205	14,632	44,052	15,523	15,988	48,137	16,962	
Site Lighting											
Light Pole Fixtures											
Site Lighting Total:											

25-26	26-27	27-28	28-29	29-30	30-31	31-32	32-33	33-34	34-35
Description
Roofing		
Standing Seam Metal Roof
TPO Membrane			
Roofing Total:			
Building Components			
Bar Tops - Sky Deck
Floor Tile - Sky Deck			
Refurbish Allowance - Fitness Restroom
Refurbish Allowance - Restrooms			
Resilent Floor - Fitness Room			
Building Components Total:			
Ext. Painting/Refurbish			
Exterior Repair/Paint - Recharge Bld.
Pergola Refurbishment Allowance	13,113		
Steel Repair/Paint - Ext. Stairs/Rails	13,113		
Ext. Painting/Refurbish Total:	26,225		
HVAC			
Heat Pump - Fitness/Office/Restrooms		16,603	
HVAC Total:		16,603	
Electrical			
Fire Alarm Panel
Solar Panel Allowance			
Electrical Total:			
Plumbing			
Drinking Fountain w/Bottle Fill			
Plumbing Total:			
Elevators			
Elevator Cab Refurbishment Allowance
Elevator Modernization Allowance			
Elevators Total:			

25-26	26-27	27-28	28-29	29-30	30-31	31-32	32-33	33-34	34-35
Description

Access Control System Allowance Camera System Allowance

6,956

Furniture Fixtures Equip.

Fitness Equip. Allowance (partially leased)	3,000	3,090	3,183	3,278	3,377	3,478	3,582	3,690	3,800	3,914 Pool Furniture Allowance
Furniture Fixtures Equip. Total:	3,000	3,090	3,183	3,278	3,377	10,433	3,582	3,690	3,800	3,914

Concrete Pavers - Pool Deck Pool Expansion Joint Replace

14,758

Swimming Pool

Pool Resurfacing/Tile Shade Fabric - Pool

261,324

9,459

Pool Filtration Refurbishment Allowance Pool Lift

Shade Structure/Fabric - Pool
Swimming Pool Total:	9,459	276,082

Play Equipment Allowance Shade Fabric - Playground

12,891

Playground

Shade Structure/Fabric - Playground
Playground Total:	12,891
Dog Park

Shade Fabric - Dog Park
Shade Structure/Fabric - Dog Park

3,339

Dog Park Total:	3,339

Asphalt Sealing
Misc. Repair/Paint - Gates Park Benches/Trash Cans Playground Mulch
Pool Filtration Partial Replacement Pool Furniture Partial Replacement Refurbishment - Monument Sign

Operating Expense

25-26	26-27	27-28	28-29	29-30	30-31	31-32	32-33	33-34	34-35
Description

Pool Furniture Partial Replacement Refurbishment - Monument Sign Sky Deck Furniture
Television - Sky Deck Maintained By Others Curbs/Walks - Outside of Amenity Pond Fountains
Stormwater Ponds Street Lights/Signage Streets
Water/Sewer Service
Long Life Components Building Foundation/Frame Pool Shell
Storefront Windows/Doors - Recharge Bld. Stormwater Pond Bank Rebuilding

Stormwater Pond Dredging Utility Main Lines to Amenity

Operating Expense continued...

Year Total:	16,000	16,480	16,974	43,709	18,008	80,174	19,105	325,735	51,938	20,876

	35-36	36-37	37-38	38-39	39-40	40-41	41-42	42-43	43-44	44-45	
Beginning Balance	785,028	673,874	759,478	897,377	1,017,224	1,145,515	885,149	1,029,497	1,004,859	1,110,250	
Annual Assessment	131,922	133,242	134,574	135,920	137,279	138,652	140,038	141,439	142,853	144,282	
Interest Earned	19,627	22,121	26,137	29,628	33,365	25,781	29,985	29,268	32,337	22,525	
Expenditures	262,703	69,758	22,812	45,701	42,353	424,799	25,675	195,344	69,800	503,689	
Ending Balance	673,874	759,478	897,377	1,017,224	1,145,515	885,149	1,029,497	1,004,859	1,110,250	773,367	

Description
Site Components											
Artificial Turf - Yoga Lawn/Pool										19,064	
Site Components Total:										19,064	
Parking Lot											
Asphalt Resurfacing - Amenity Lot								168,899			
Parking Lot Total:								168,899			
Fencing/Gates/Access Control											
Chain Link Fence - Dog Park											
Dumpster Gates						11,217					
Repair/Paint Steel Fence - Playground		5,581								7,070	
Repair/Paint Steel Fence - Pool		5,703								7,225	
Steel Fence Repair/Paint- Dog Park		3,105								3,933	
Fencing/Gates/Access Control Total:		14,389				11,217				18,228	
Landscape/Irrigation											
Irrigation Control/Devices Allowance	4,032	4,153	4,277	4,406	4,538	4,674	4,814	4,959	5,107	5,261	
Irrigation Pump #1/Misc. Parts						38,949					
Irrigation Pump #2/Misc. Parts									42,561		
Landscape Allowance - Etown Pkw/Amenity	13,439	13,842	14,258	14,685	15,126	15,580	16,047	16,528	17,024	17,535	
Landscape/Irrigation Total:	17,471	17,995	18,535	19,091	19,664	59,203	20,861	21,487	64,692	22,796	
Site Lighting											
Light Pole Fixtures						33,652					
Site Lighting Total:						33,652					

35-36	36-37	37-38	38-39	39-40	40-41	41-42	42-43	43-44	44-45
Description
Roofing		
Standing Seam Metal Roof
TPO Membrane				
58,988		
Roofing Total:				58,988		
Building Components						
Bar Tops - Sky Deck
Floor Tile - Sky Deck	16,799					
Refurbish Allowance - Fitness Restroom
Refurbish Allowance - Restrooms	9,139			
52,971		
Resilent Floor - Fitness Room	29,803					
Building Components Total:	55,740			52,971		
Ext. Painting/Refurbish						
Exterior Repair/Paint - Recharge Bld.
Pergola Refurbishment Allowance		16,611		
21,812	21,042	
Steel Repair/Paint - Ext. Stairs/Rails		16,611			21,042	
Ext. Painting/Refurbish Total:		33,222		21,812	42,084	
HVAC						
Heat Pump - Fitness/Office/Restrooms					23,672	
HVAC Total:					23,672	
Electrical						
Fire Alarm Panel
Solar Panel Allowance			
22,204	12,775		
Electrical Total:			22,204	12,775		
Plumbing						
Drinking Fountain w/Bottle Fill				9,659		
Plumbing Total:				9,659		
Elevators						
Elevator Cab Refurbishment Allowance
Elevator Modernization Allowance				15,580		
Elevators Total:				15,580		

35-36	36-37	37-38	38-39	39-40	40-41	41-42	42-43	43-44	44-45
Description

Access Control System Allowance Camera System Allowance

10,751
8,063

9,348

Furniture Fixtures Equip.

Fitness Equip. Allowance (partially leased)		4,032	4,153	4,277	4,406	4,538	4,674	4,814	4,959	5,107	5,261 Pool Furniture Allowance	53,757
Furniture Fixtures Equip. Total:	76,603	4,153	4,277	4,406	4,538	14,022	4,814	4,959	5,107	5,261

Concrete Pavers - Pool Deck Pool Expansion Joint Replace

18,151

Swimming Pool

Pool Filtration Refurbishment Allowance

Pool Resurfacing/Tile Shade Fabric - Pool

372,585

Pool Lift	12,095

Shade Structure/Fabric - Pool	74,782
Swimming Pool Total:	12,095	18,151	74,782	372,585

Play Equipment Allowance Shade Fabric - Playground

100,794

Playground

Shade Structure/Fabric - Playground	22,746
Playground Total:	100,794	22,746
Dog Park

Shade Fabric - Dog Park
Shade Structure/Fabric - Dog Park

37,391

Dog Park Total:	37,391

Asphalt Sealing
Misc. Repair/Paint - Gates Park Benches/Trash Cans Playground Mulch
Pool Filtration Partial Replacement Pool Furniture Partial Replacement Refurbishment - Monument Sign

Operating Expense

35-36	36-37	37-38	38-39	39-40	40-41	41-42	42-43	43-44	44-45
Description

Pool Furniture Partial Replacement Refurbishment - Monument Sign Sky Deck Furniture
Television - Sky Deck Maintained By Others Curbs/Walks - Outside of Amenity Pond Fountains
Stormwater Ponds Street Lights/Signage Streets
Water/Sewer Service
Long Life Components Building Foundation/Frame Pool Shell
Storefront Windows/Doors - Recharge Bld. Stormwater Pond Bank Rebuilding

Stormwater Pond Dredging Utility Main Lines to Amenity

Operating Expense continued...

Year Total:	262,703	69,758	22,812	45,701	42,353	424,799	25,675	195,344	69,800	503,689

	45-46	46-47	47-48	48-49	49-50	50-51	51-52	52-53	53-54	54-55	
Beginning Balance	773,367	833,173	956,114	1,106,333	1,261,643	1,422,182	1,147,124	1,305,327	1,390,110	1,469,448	
Annual Assessment	145,724	147,182	148,653	150,140	151,641	153,158	154,689	156,236	157,799	159,377	
Interest Earned	24,267	27,848	32,223	36,747	41,423	33,411	38,019	40,489	42,799	47,734	
Expenditures	110,185	52,088	30,658	31,577	32,525	461,628	34,505	111,942	121,260	37,705	
Ending Balance	833,173	956,114	1,106,333	1,261,643	1,422,182	1,147,124	1,305,327	1,390,110	1,469,448	1,638,853	

Description
Site Components											
Artificial Turf - Yoga Lawn/Pool											
Site Components Total:											
Parking Lot											
Asphalt Resurfacing - Amenity Lot											
Parking Lot Total:											
Fencing/Gates/Access Control											
Chain Link Fence - Dog Park	32,674										
Dumpster Gates											
Repair/Paint Steel Fence - Playground								8,956			
Repair/Paint Steel Fence - Pool								9,152			
Steel Fence Repair/Paint- Dog Park								4,982			
Fencing/Gates/Access Control Total:	32,674							23,090			
Landscape/Irrigation											
Irrigation Control/Devices Allowance	5,418	5,581	5,748	5,921	6,098	6,281	6,470	6,664	6,864	7,070	
Irrigation Pump #1/Misc. Parts						52,344					
Irrigation Pump #2/Misc. Parts									57,198		
Landscape Allowance - Etown Pkw/Amenity	18,061	18,603	19,161	19,736	20,328	20,938	21,566	22,213	22,879	23,566	
Landscape/Irrigation Total:	23,479	24,184	24,909	25,657	26,426	79,564	28,036	28,877	86,941	30,635	
Site Lighting											
Light Pole Fixtures											
Site Lighting Total:											

45-46	46-47	47-48	48-49	49-50	50-51	51-52	52-53	53-54	54-55
Description
Roofing		
Standing Seam Metal Roof
TPO Membrane				
Roofing Total:				
Building Components				
Bar Tops - Sky Deck
Floor Tile - Sky Deck	
37,777	26,172		
Refurbish Allowance - Fitness Restroom
Refurbish Allowance - Restrooms		14,238		
Resilent Floor - Fitness Room		46,432		
Building Components Total:	37,777	86,842		
Ext. Painting/Refurbish				
Exterior Repair/Paint - Recharge Bld.
Pergola Refurbishment Allowance			26,655	
Steel Repair/Paint - Ext. Stairs/Rails			26,655	
Ext. Painting/Refurbish Total:			53,311	
HVAC				
Heat Pump - Fitness/Office/Restrooms				
HVAC Total:				
Electrical				
Fire Alarm Panel
Solar Panel Allowance				
Electrical Total:				
Plumbing				
Drinking Fountain w/Bottle Fill				
Plumbing Total:				
Elevators				
Elevator Cab Refurbishment Allowance
Elevator Modernization Allowance				
Elevators Total:				

45-46	46-47	47-48	48-49	49-50	50-51	51-52	52-53	53-54	54-55
Description

Access Control System Allowance Camera System Allowance

10,837

16,750
12,563

Furniture Fixtures Equip.

Fitness Equip. Allowance (partially leased)	5,418	5,581	5,748	5,921	6,098		6,281	6,470	6,664	6,864	7,070 Pool Furniture Allowance						83,751
Furniture Fixtures Equip. Total:	16,255	5,581	5,748	5,921	6,098	119,345	6,470	6,664	6,864	7,070

Concrete Pavers - Pool Deck Pool Expansion Joint Replace

22,324

27,455

Swimming Pool

Pool Filtration Refurbishment Allowance

Pool Resurfacing/Tile Shade Fabric - Pool

Pool Lift	18,844
Shade Structure/Fabric - Pool
Swimming Pool Total:	22,324	18,844	27,455

Play Equipment Allowance Shade Fabric - Playground

157,033

Playground

Shade Structure/Fabric - Playground
Playground Total:	157,033
Dog Park

Shade Fabric - Dog Park
Shade Structure/Fabric - Dog Park

Dog Park Total:

Asphalt Sealing
Misc. Repair/Paint - Gates Park Benches/Trash Cans Playground Mulch
Pool Filtration Partial Replacement Pool Furniture Partial Replacement Refurbishment - Monument Sign

Operating Expense

45-46	46-47	47-48	48-49	49-50	50-51	51-52	52-53	53-54	54-55
Description

Pool Furniture Partial Replacement Refurbishment - Monument Sign Sky Deck Furniture
Television - Sky Deck Maintained By Others Curbs/Walks - Outside of Amenity Pond Fountains
Stormwater Ponds Street Lights/Signage Streets
Water/Sewer Service
Long Life Components Building Foundation/Frame Pool Shell
Storefront Windows/Doors - Recharge Bld. Stormwater Pond Bank Rebuilding

Stormwater Pond Dredging Utility Main Lines to Amenity

Operating Expense continued...

Year Total:	110,185	52,088	30,658	31,577	32,525	461,628	34,505	111,942	121,260	37,705

This chart illustrates the recommended funding plan provides adequate funding for component replacements with moderate increases in annual contributions.

Description	Expenditures

Replacement Year 25-26 Landscape/Irrigation
Irrigation Control/Devices Allowance	3,000
Landscape Allowance - Etown Pkw/Amenity	10,000
Furniture Fixtures Equip.
Fitness Equip. Allowance (partially leased)	3,000	
Total for 2025 - 2026	$16,000	
Replacement Year 26-27		
Landscape/Irrigation		
Irrigation Control/Devices Allowance	3,090	
Landscape Allowance - Etown Pkw/Amenity	10,300	
Furniture Fixtures Equip.	
Fitness Equip. Allowance (partially leased)	3,090	
Total for 2026 - 2027	$16,480	
Replacement Year 27-28		
Landscape/Irrigation		
Irrigation Control/Devices Allowance	3,183	
Landscape Allowance - Etown Pkw/Amenity	10,609	
Furniture Fixtures Equip.	
Fitness Equip. Allowance (partially leased)	3,183	
Total for 2027 - 2028	$16,974	
Replacement Year 28-29		
Landscape/Irrigation		
Irrigation Control/Devices Allowance	3,278	
Landscape Allowance - Etown Pkw/Amenity	10,927	
Ext. Painting/Refurbish
Exterior Repair/Paint - Recharge Bld.	13,113
Steel Repair/Paint - Ext. Stairs/Rails	13,113
Furniture Fixtures Equip.
Fitness Equip. Allowance (partially leased)	3,278
Total for 2028 - 2029	$43,709

Description	Expenditures

Replacement Year 29-30 Landscape/Irrigation
Irrigation Control/Devices Allowance	3,377
Landscape Allowance - Etown Pkw/Amenity	11,255
Furniture Fixtures Equip.
Fitness Equip. Allowance (partially leased)	3,377	
Total for 2029 - 2030	$18,008	
Replacement Year 30-31		
Landscape/Irrigation
Irrigation Control/Devices Allowance	
3,478	
Irrigation Pump #1/Misc. Parts	28,982	
Landscape Allowance - Etown Pkw/Amenity	11,593	
Furniture Fixtures Equip.
Camera System Allowance	6,956
Fitness Equip. Allowance (partially leased)	3,478
Swimming Pool
Shade Fabric - Pool	9,459
Playground
Shade Fabric - Playground	12,891
Dog Park
Shade Fabric - Dog Park	3,339	
Total for 2030 - 2031	$80,174	
Replacement Year 31-32		
Landscape/Irrigation		
Irrigation Control/Devices Allowance	3,582	
Landscape Allowance - Etown Pkw/Amenity	11,941	
Furniture Fixtures Equip.	
Fitness Equip. Allowance (partially leased)	3,582	
Total for 2031 - 2032	$19,105	
Replacement Year 32-33		
Site Components		
Artificial Turf - Yoga Lawn/Pool	13,371	

Description	Expenditures

Replacement Year 32-33 continued...
Landscape/Irrigation
Irrigation Control/Devices Allowance	3,690
Landscape Allowance - Etown Pkw/Amenity	12,299
HVAC
Heat Pump - Fitness/Office/Restrooms	16,603
Furniture Fixtures Equip.
Fitness Equip. Allowance (partially leased)	3,690
Swimming Pool
Pool Expansion Joint Replace	14,758	
Pool Resurfacing/Tile	261,324	
Total for 2032 - 2033	$325,735	
Replacement Year 33-34		
Landscape/Irrigation		
Irrigation Control/Devices Allowance	3,800	
Irrigation Pump #2/Misc. Parts	31,669	
Landscape Allowance - Etown Pkw/Amenity	12,668	
Furniture Fixtures Equip.	
Fitness Equip. Allowance (partially leased)	3,800	
Total for 2033 - 2034	$51,938	
Replacement Year 34-35		
Landscape/Irrigation		
Irrigation Control/Devices Allowance	3,914	
Landscape Allowance - Etown Pkw/Amenity	13,048	
Furniture Fixtures Equip.	
Fitness Equip. Allowance (partially leased)	3,914	
Total for 2034 - 2035	$20,876	
Replacement Year 35-36		
Landscape/Irrigation		
Irrigation Control/Devices Allowance	4,032	
Landscape Allowance - Etown Pkw/Amenity	13,439	

Description	Expenditures	
Replacement Year 35-36 continued...		
Building Components		
Bar Tops - Sky Deck	16,799	
Refurbish Allowance - Fitness Restroom	9,139	
Resilent Floor - Fitness Room	29,803	
Furniture Fixtures Equip.	
Access Control System Allowance	10,751	
Camera System Allowance	8,063	
Fitness Equip. Allowance (partially leased)	4,032	
Pool Furniture Allowance	53,757	
Swimming Pool		
Pool Lift	12,095	
Playground		
Play Equipment Allowance	100,794	
Total for 2035 - 2036	$262,703	
Replacement Year 36-37		
Fencing/Gates/Access Control		
Repair/Paint Steel Fence - Playground	5,581	
Repair/Paint Steel Fence - Pool	5,703	
Steel Fence Repair/Paint- Dog Park	3,105	
Landscape/Irrigation
Irrigation Control/Devices Allowance	4,153
Landscape Allowance - Etown Pkw/Amenity	13,842
Ext. Painting/Refurbish
Exterior Repair/Paint - Recharge Bld.	16,611
Steel Repair/Paint - Ext. Stairs/Rails	16,611
Furniture Fixtures Equip.
Fitness Equip. Allowance (partially leased)	4,153	
Total for 2036 - 2037	$69,758	
Replacement Year 37-38		
Landscape/Irrigation
Irrigation Control/Devices Allowance	
4,277	

Description	Expenditures

Replacement Year 37-38 continued...
Landscape Allowance - Etown Pkw/Amenity	14,258
Furniture Fixtures Equip.
Fitness Equip. Allowance (partially leased)	4,277	
Total for 2037 - 2038	$22,812	
Replacement Year 38-39		
Landscape/Irrigation
Irrigation Control/Devices Allowance	
4,406	
Landscape Allowance - Etown Pkw/Amenity	14,685	
Electrical
Solar Panel Allowance	22,204
Furniture Fixtures Equip.
Fitness Equip. Allowance (partially leased)	4,406	
Total for 2038 - 2039	$45,701	
Replacement Year 39-40		
Landscape/Irrigation
Irrigation Control/Devices Allowance	
4,538	
Landscape Allowance - Etown Pkw/Amenity	15,126	
Furniture Fixtures Equip.
Fitness Equip. Allowance (partially leased)	4,538
Swimming Pool
Pool Expansion Joint Replace	18,151	
Total for 2039 - 2040	$42,353	
Replacement Year 40-41		
Fencing/Gates/Access Control
Dumpster Gates	
11,217	
Landscape/Irrigation
Irrigation Control/Devices Allowance	
4,674	
Irrigation Pump #1/Misc. Parts	38,949	
Landscape Allowance - Etown Pkw/Amenity	15,580	
Site Lighting
Light Pole Fixtures	33,652

Description	Expenditures

Replacement Year 40-41 continued...
Roofing
TPO Membrane	58,988
Building Components
Refurbish Allowance - Restrooms	52,971
Ext. Painting/Refurbish
Pergola Refurbishment Allowance	21,812
Electrical
Fire Alarm Panel	12,775
Plumbing
Drinking Fountain w/Bottle Fill	9,659
Elevators
Elevator Cab Refurbishment Allowance	15,580
Furniture Fixtures Equip.
Camera System Allowance	9,348
Fitness Equip. Allowance (partially leased)	4,674
Swimming Pool
Shade Structure/Fabric - Pool	74,782
Playground
Shade Structure/Fabric - Playground	22,746
Dog Park
Shade Structure/Fabric - Dog Park	37,391	
Total for 2040 - 2041	$424,799	
Replacement Year 41-42		
Landscape/Irrigation		
Irrigation Control/Devices Allowance	4,814	
Landscape Allowance - Etown Pkw/Amenity	16,047	
Furniture Fixtures Equip.	
Fitness Equip. Allowance (partially leased)	4,814	
Total for 2041 - 2042	$25,675	
Replacement Year 42-43		
Parking Lot		
Asphalt Resurfacing - Amenity Lot	168,899	

Description	Expenditures

Replacement Year 42-43 continued...
Landscape/Irrigation
Irrigation Control/Devices Allowance	4,959
Landscape Allowance - Etown Pkw/Amenity	16,528
Furniture Fixtures Equip.
Fitness Equip. Allowance (partially leased)	4,959	
Total for 2042 - 2043	$195,344	
Replacement Year 43-44		
Landscape/Irrigation		
Irrigation Control/Devices Allowance	5,107	
Irrigation Pump #2/Misc. Parts	42,561	
Landscape Allowance - Etown Pkw/Amenity	17,024	
Furniture Fixtures Equip.	
Fitness Equip. Allowance (partially leased)	5,107	
Total for 2043 - 2044	$69,800	
Replacement Year 44-45		
Site Components		
Artificial Turf - Yoga Lawn/Pool	19,064	
Fencing/Gates/Access Control	
Repair/Paint Steel Fence - Playground	7,070	
Repair/Paint Steel Fence - Pool	7,225	
Steel Fence Repair/Paint- Dog Park	3,933	
Landscape/Irrigation
Irrigation Control/Devices Allowance	5,261
Landscape Allowance - Etown Pkw/Amenity	17,535
Ext. Painting/Refurbish
Exterior Repair/Paint - Recharge Bld.	21,042
Steel Repair/Paint - Ext. Stairs/Rails	21,042
HVAC
Heat Pump - Fitness/Office/Restrooms	23,672
Furniture Fixtures Equip.
Fitness Equip. Allowance (partially leased)	5,261

Description	Expenditures	
Replacement Year 44-45 continued...		
Swimming Pool
Pool Resurfacing/Tile	
372,585	
Total for 2044 - 2045	
$503,689	
Replacement Year 45-46		
Fencing/Gates/Access Control
Chain Link Fence - Dog Park	
32,674	
Landscape/Irrigation
Irrigation Control/Devices Allowance	5,418
Landscape Allowance - Etown Pkw/Amenity	18,061
Building Components
Floor Tile - Sky Deck	37,777	
Furniture Fixtures Equip.
Camera System Allowance	
10,837	
Fitness Equip. Allowance (partially leased)	5,418	
Total for 2045 - 2046	$110,185	
Replacement Year 46-47		
Landscape/Irrigation
Irrigation Control/Devices Allowance	
5,581	
Landscape Allowance - Etown Pkw/Amenity	18,603	
Furniture Fixtures Equip.
Fitness Equip. Allowance (partially leased)	5,581
Swimming Pool
Pool Expansion Joint Replace	22,324	
Total for 2046 - 2047	$52,088	
Replacement Year 47-48		
Landscape/Irrigation
Irrigation Control/Devices Allowance	
5,748	
Landscape Allowance - Etown Pkw/Amenity	19,161	
Furniture Fixtures Equip.
Fitness Equip. Allowance (partially leased)	5,748
Total for 2047 - 2048	$30,658

Description	Expenditures

Replacement Year 48-49 Landscape/Irrigation
Irrigation Control/Devices Allowance	5,921
Landscape Allowance - Etown Pkw/Amenity	19,736
Furniture Fixtures Equip.
Fitness Equip. Allowance (partially leased)	5,921	
Total for 2048 - 2049	$31,577	
Replacement Year 49-50		
Landscape/Irrigation		
Irrigation Control/Devices Allowance	6,098	
Landscape Allowance - Etown Pkw/Amenity	20,328	
Furniture Fixtures Equip.	
Fitness Equip. Allowance (partially leased)	6,098	
Total for 2049 - 2050	$32,525	
Replacement Year 50-51		
Landscape/Irrigation		
Irrigation Control/Devices Allowance	6,281	
Irrigation Pump #1/Misc. Parts	52,344	
Landscape Allowance - Etown Pkw/Amenity	20,938	
Building Components	
Bar Tops - Sky Deck	26,172	
Refurbish Allowance - Fitness Restroom	14,238	
Resilent Floor - Fitness Room	46,432	
Furniture Fixtures Equip.	
Access Control System Allowance	16,750	
Camera System Allowance	12,563	
Fitness Equip. Allowance (partially leased)	6,281	
Pool Furniture Allowance	83,751	
Swimming Pool		
Pool Lift	18,844	
Playground		
Play Equipment Allowance	157,033	
Total for 2050 - 2051	$461,628	

Description	Expenditures

Replacement Year 51-52 Landscape/Irrigation
Irrigation Control/Devices Allowance	6,470
Landscape Allowance - Etown Pkw/Amenity	21,566
Furniture Fixtures Equip.
Fitness Equip. Allowance (partially leased)	6,470	
Total for 2051 - 2052	$34,505	
Replacement Year 52-53		
Fencing/Gates/Access Control
Repair/Paint Steel Fence - Playground	
8,956	
Repair/Paint Steel Fence - Pool	9,152	
Steel Fence Repair/Paint- Dog Park	4,982	
Landscape/Irrigation
Irrigation Control/Devices Allowance	6,664
Landscape Allowance - Etown Pkw/Amenity	22,213
Ext. Painting/Refurbish
Exterior Repair/Paint - Recharge Bld.	26,655
Steel Repair/Paint - Ext. Stairs/Rails	26,655
Furniture Fixtures Equip.
Fitness Equip. Allowance (partially leased)	6,664	
Total for 2052 - 2053	$111,942	
Replacement Year 53-54		
Landscape/Irrigation
Irrigation Control/Devices Allowance	
6,864	
Irrigation Pump #2/Misc. Parts	57,198	
Landscape Allowance - Etown Pkw/Amenity	22,879	
Furniture Fixtures Equip.
Fitness Equip. Allowance (partially leased)	6,864
Swimming Pool
Pool Expansion Joint Replace	27,455
Total for 2053 - 2054	$121,260

Description	Expenditures

Replacement Year 54-55 Landscape/Irrigation
Irrigation Control/Devices Allowance	7,070
Landscape Allowance - Etown Pkw/Amenity	23,566
Furniture Fixtures Equip.
Fitness Equip. Allowance (partially leased)	7,070
Total for 2054 - 2055	$37,705

This chart shows the major components included in this analysis and their percentage of total cost of replacement.

Description		
Site Components
Artificial Turf - Yoga Lawn/Pool	
2020	
32-33	
12	
0	
7	
604 Linear Feet	
18.00	
 10,872	
Site Components - Total								$10,872	
Parking Lot
Asphalt Resurfacing - Amenity Lot	
2020	
42-43	
22	
0	
17	
5,135 Square Yards	
19.90	
 102,186	
Parking Lot - Total								$102,186	
Fencing/Gates/Access Control
Chain Link Fence - Dog Park	
2020	
45-46	
25	
0	
20	
790 Linear Feet	
22.90	
18,091	
Dumpster Gates	2020	40-41	20	0	15	2 Each	3,600.00	7,200	
Repair/Paint Steel Fence - Playground	2020	36-37	8	8	11	640 Linear Feet	6.30	4,032	
Repair/Paint Steel Fence - Pool	2020	36-37	8	8	11	654 Linear Feet	6.30	4,120	
Steel Fence Repair/Paint- Dog Park	2020	36-37	8	8	11	356 Linear Feet	6.30	  2,243	
Fencing/Gates/Access Control - Total								$35,686	
Landscape/Irrigation
Irrigation Control/Devices Allowance	
2020	
25-26	
1	
0	
0	
1 Lump Sum	
3,000.00	
3,000	
Irrigation Pump #1/Misc. Parts	2020	30-31	10	0	5	1 Lump Sum	25,000.00	25,000	
Irrigation Pump #2/Misc. Parts	2024	33-34	10	0	8	1 Lump Sum	25,000.00	25,000	
Landscape Allowance - Etown Pkw/Amenity	2020	25-26	1	0	0	1 Lump Sum	10,000.00	 10,000	
Landscape/Irrigation - Total								$63,000	
Site Lighting
Light Pole Fixtures	
2020	
40-41	
20	
0	
15	
18 Each	
1,200.00	
 21,600	
Site Lighting - Total								$21,600	
Roofing
Standing Seam Metal Roof	
2020	
55-56	
35	
0	
30	
1,780 Square Feet	
15.50	
27,590	
TPO Membrane	2020	40-41	20	0	15	2,784 Square Feet	13.60	 37,862	
Roofing - Total								$65,452	
Building Components
Bar Tops - Sky Deck	
2020	
35-36	
15	
0	
10	
1 Lump Sum	
12,500.00	
12,500	
Floor Tile - Sky Deck	2020	45-46	25	0	20	1,260 Square Feet	16.60	20,916	
Refurbish Allowance - Fitness Restroom	2020	35-36	15	0	10	1 Lump Sum	6,800.00	6,800	
Refurbish Allowance - Restrooms	2020	40-41	20	0	15	1 Lump Sum	34,000.00	34,000	
Resilent Floor - Fitness Room	2020	35-36	15	0	10	1,848 Square Feet	12.00	 22,176	
Building Components - Total								$96,392	
Ext. Painting/Refurbish
Exterior Repair/Paint - Recharge Bld.	
2020	
28-29	
8	
0	
3	
1 Lump Sum	
12,000.00	
12,000	
Pergola Refurbishment Allowance	2020	40-41	20	0	15	1 Lump Sum	14,000.00	14,000	
Steel Repair/Paint - Ext. Stairs/Rails	2020	28-29	8	0	3	1 Lump Sum	12,000.00	 12,000	
Ext. Painting/Refurbish - Total								$38,000	

Description									
HVAC
Heat Pump - Fitness/Office/Restrooms	
2020	
32-33	
12	
0	
7	
1 Lump Sum	
13,500.00	
 13,500	
HVAC - Total								$13,500	
Electrical
Fire Alarm Panel	
2020	
40-41	
20	
0	
15	
1 Lump Sum	
8,200.00	
8,200	
Solar Panel Allowance	2020	38-39	18	0	13	1,080 Square Feet	14.00	 15,120	
Electrical - Total								$23,320	
Plumbing
Drinking Fountain w/Bottle Fill	
2020	
40-41	
20	
0	
15	
1 Lump Sum	
6,200.00	
 6,200	
Plumbing - Total								$6,200	
Elevators
Elevator Cab Refurbishment Allowance	
2020	
40-41	
20	
0	
15	
1 Lump Sum	
10,000.00	
10,000	
Elevator Modernization Allowance	2020	55-56	35	0	30	2 Stops	15,200.00	 30,400	
Elevators - Total								$40,400	
Furniture Fixtures Equip.
Access Control System Allowance	
2020	
35-36	
15	
0	
10	
1 Lump Sum	
8,000.00	
8,000	
Camera System Allowance	2020	30-31	5	5	5	1 Lump Sum	6,000.00	6,000	
Fitness Equip. Allowance (partially leased)	2020	25-26	1	0	0	1 Lump Sum	3,000.00	3,000	
Pool Furniture Allowance	2020	35-36	15	0	10	1 Lump Sum	40,000.00	 40,000	
Furniture Fixtures Equip. - Total								$57,000	
Swimming Pool
Concrete Pavers - Pool Deck	
2020	
55-56	
35	
0	
30	
11,248 Square Feet	
9.10	
102,357	
Pool Expansion Joint Replace	2020	32-33	7	5	7	1 Lump Sum	12,000.00	12,000	
Pool Filtration Refurbishment Allowance	2020	55-56	35	0	30	1 Lump Sum	30,000.00	30,000	
Pool Lift	2020	35-36	15	0	10	1 Each	9,000.00	9,000	
Pool Resurfacing/Tile	2020	32-33	12	0	7	6,640 Square Feet	32.00	212,480	
Shade Fabric - Pool	2020	30-31	10	0	5	995 Square Feet	8.20	8,159	
Shade Structure/Fabric - Pool	2020	40-41	20	0	15	4 Each	12,000.00	  48,000	
Swimming Pool - Total								$421,996	
Playground
Play Equipment Allowance	
2020	
35-36	
15	
0	
10	
1 Lump Sum	
75,000.00	
75,000	
Shade Fabric - Playground	2020	30-31	10	0	5	1,390 Square Feet	8.00	11,120	
Shade Structure/Fabric - Playground	2020	40-41	20	0	15	1 Lump Sum	14,600.00	  14,600	
Playground - Total								$100,720	
Dog Park
Shade Fabric - Dog Park	
2020	
30-31	
10	
0	
5	
360 Square Feet	
8.00	
2,880	
Shade Structure/Fabric - Dog Park	2020	40-41	20	0	15	2 Each	12,000.00	 24,000	
Dog Park - Total								$26,880	

Description		
Operating Expense
Asphalt Sealing	
Operating Expense	
0.00	
Misc. Repair/Paint - Gates	Operating Expense	0.00	
Park Benches/Trash Cans	Operating Expense	0.00	
Playground Mulch	Operating Expense	0.00	
Pool Filtration Partial Replacement	Operating Expense	0.00	
Pool Furniture Partial Replacement	Operating Expense	0.00	
Refurbishment - Monument Sign	Operating Expense	0.00	
Sky Deck Furniture	Operating Expense	0.00	
Television - Sky Deck Operating Expense - Total	Operating Expense	0.00	
Maintained By Others
Curbs/Walks - Outside of Amenity	
Not CDD Responsibility	
0.00	
Pond Fountains	Not CDD Responsibility	0.00	
Stormwater Ponds	Not CDD Responsibility	0.00	
Street Lights/Signage	Not CDD Responsibility	0.00	
Streets	Not CDD Responsibility	0.00	
Water/Sewer Service Maintained By Others - Total	Not CDD Responsibility	0.00	
Long Life Components
Building Foundation/Frame	
Long Life Component	
0.00	
Pool Shell	Long Life Component	0.00	
Storefront Windows/Doors - Recharge Bld.	Long Life Component	0.00	
Stormwater Pond Bank Rebuilding	Long Life Component	0.00	
Stormwater Pond Dredging	Long Life Component	0.00	
Utility Main Lines to Amenity
Long Life Components - Total	Long Life Component	0.00	

Total Asset Summary	$1,123,205

Site Components	
1003	Artificial Turf - Yoga Lawn/Pool	32-33	5-7	

Parking Lot	
1041	Asphalt Resurfacing - Amenity Lot	42-43	5-8	

Fencing/Gates/Access Control	
1055	Chain Link Fence - Dog Park	45-46	5-9	
1001	Dumpster Gates	40-41	5-9	
1053	Repair/Paint Steel Fence - Playground	36-37	5-10	
1002	Repair/Paint Steel Fence - Pool	36-37	5-11	
1054	Steel Fence Repair/Paint- Dog Park	36-37	5-12	

Landscape/Irrigation	
1013	Irrigation Control/Devices Allowance	25-26	5-14	
1044	Irrigation Pump #1/Misc. Parts	30-31	5-14	
1012	Irrigation Pump #2/Misc. Parts	33-34	5-15	
1042	Landscape Allowance - Etown Pkw/Amenity	25-26	5-15	

Site Lighting	
1019	Light Pole Fixtures	40-41	5-16	
Roofing				
1018	Standing Seam Metal Roof	55-56	5-17	
1052	TPO Membrane	40-41	5-17	

Building Components	
1024	Bar Tops - Sky Deck	35-36	5-18	
1025	Floor Tile - Sky Deck	45-46	5-18	
1033	Refurbish Allowance - Fitness Restroom	35-36	5-19	
1030	Refurbish Allowance - Restrooms	40-41	5-20	
1031	Resilent Floor - Fitness Room	35-36	5-21	

Ext. Painting/Refurbish	
1049	Exterior Repair/Paint - Recharge Bld.	28-29	5-23	
1027	Pergola Refurbishment Allowance	40-41	5-23	
1020	Steel Repair/Paint - Ext. Stairs/Rails	28-29	5-24	

HVAC				
1032	Heat Pump - Fitness/Office/Restrooms	32-33	5-26	

Electrical	
1022	Fire Alarm Panel	40-41	5-27	
1021	Solar Panel Allowance	38-39	5-27	

Plumbing	
1029	Drinking Fountain w/Bottle Fill	40-41	5-29	

Elevators	
1017	Elevator Cab Refurbishment Allowance	40-41	5-30	
1016	Elevator Modernization Allowance	55-56	5-30	

Furniture Fixtures Equip.	
1035	Access Control System Allowance	35-36	5-32	
1034	Camera System Allowance	30-31	5-32	
1036	Fitness Equip. Allowance (partially leased)	25-26	5-32	
1005	Pool Furniture Allowance	35-36	5-33	

Swimming Pool	
1007	Concrete Pavers - Pool Deck	55-56	5-34	
1037	Pool Expansion Joint Replace	32-33	5-34	
1014	Pool Filtration Refurbishment Allowance	55-56	5-35	
1051	Pool Lift	35-36	5-36	
1004	Pool Resurfacing/Tile	32-33	5-37	
1009	Shade Fabric - Pool	30-31	5-38	
1008	Shade Structure/Fabric - Pool	40-41	5-39	

Playground	
1040	Play Equipment Allowance	35-36	5-41	
1057	Shade Fabric - Playground	30-31	5-41	
1010	Shade Structure/Fabric - Playground	40-41	5-42	

Dog Park	
1058	Shade Fabric - Dog Park	30-31	5-44	
1011	Shade Structure/Fabric - Dog Park	40-41	5-44	

Operating Expense
Asphalt Sealing	25-26	5-46	
Misc. Repair/Paint - Gates	25-26	5-46	
Park Benches/Trash Cans	25-26	5-47	
Playground Mulch	25-26	5-48	
Pool Filtration Partial Replacement	25-26	5-49	
Pool Furniture Partial Replacement	25-26	5-50	
Refurbishment - Monument Sign	25-26	5-51	
Sky Deck Furniture	25-26	5-52	
Television - Sky Deck	25-26	5-53	

Maintained By Others
Curbs/Walks - Outside of Amenity	25-26	5-55	
Pond Fountains	25-26	5-55	
Stormwater Ponds	25-26	5-55	
Street Lights/Signage	25-26	5-55	
Streets	25-26	5-56	
Water/Sewer Service	25-26	5-56	

Long Life Components
Building Foundation/Frame	25-26	5-57	
Pool Shell	25-26	5-57	
Storefront Windows/Doors - Recharge Bld.	25-26	5-57	
Stormwater Pond Bank Rebuilding	25-26	5-58	
Stormwater Pond Dredging	25-26	5-58	
Utility Main Lines to Amenity	25-26	5-59	

Total Funded Assets	
44	
Total Unfunded Assets	 0	
Total Assets	44	

Artificial Turf - Yoga Lawn/Pool - 2032

	604 Linear Feet	@ $18.00	
Asset ID	1003	Asset Actual Cost	$10,872.00	
		Percent Replacement	100%	
Category	Site Components	Future Cost	$13,371.19	
Placed in Service	December 2020			
Useful Life	12			
Replacement Year	32-33			
Remaining Life	7			

Asphalt Resurfacing - Amenity Lot - 2042

		5,135 Square Yards	@ $19.90	
Asset ID	1041	Asset Actual Cost	$102,186.50	
		Percent Replacement	100%	
Category	Parking Lot	Future Cost	$168,898.71	
Placed in Service	December 2020			
Useful Life	22			
Replacement Year	42-43			
Remaining Life	17			

Includes milling and 11/2" overlay

Chain Link Fence - Dog Park - 2045

Asset ID	1055	790 Linear Feet Asset Actual Cost	@ $22.90
$18,091.00	
	Percent Replacement	100%	
CaFteegnocrinyg/Gates/Access Control	Future Cost	$32,674.36	
Placed in Service	December 2020	
Useful Life	25	
Replacement Year	45-46	
Remaining Life	20	

Dumpster Gates - 2040

2 Each

@ $3,600.00

Asset ID	1001	Asset Actual Cost	$7,200.00
	Percent Replacement	100%	
CaFteegnocrinyg/Gates/Access	Control	Future Cost	$11,217.36	
Placed in Service	December 2020	
Useful Life	20	
Replacement Year	40-41	
Remaining Life	15	

Dumpster Gates continued...

Repair/Paint Steel Fence - Playground - 2036

Asset ID	1053	640 Linear Feet
Asset Actual Cost	@ $6.30
$4,032.00	
		Percent Replacement	100%	
CaFteegnocrinyg/Gates/Access	Control	Future Cost	$5,581.23	
Placed in Service	December 2020	
Useful Life	8	
Adjustment	8	
Replacement Year	36-37	
Remaining Life	11	

Repair/Paint Steel Fence - Playground continued...

Repair/Paint Steel Fence - Pool - 2036

Asset ID	1002	654 Linear Feet
Asset Actual Cost	@ $6.30
$4,120.20	
		Percent Replacement	100%	
CaFteegnocrinyg/Gates/Access	Control	Future Cost	$5,703.32	
Placed in Service	December 2020	
Useful Life	8	
Adjustment	8	
Replacement Year	36-37	
Remaining Life	11	

Repair/Paint Steel Fence - Pool continued...

Steel Fence Repair/Paint- Dog Park - 2036

Asset ID	1054	356 Linear Feet
Asset Actual Cost	@ $6.30
$2,242.80	
		Percent Replacement	100%	
CaFteegnocrinyg/Gates/Access	Control	Future Cost	$3,104.56	
Placed in Service	December 2020	
Useful Life	8	
Adjustment	8	
Replacement Year	36-37	
Remaining Life	11	

Steel Fence Repair/Paint- Dog Park continued...

Irrigation Control/Devices Allowance - 2025

Asset ID	1013
Category	Landscape/Irrigation Placed in Service		December 2020 Useful Life			1
Replacement Year	25-26
Remaining Life	0

1 Lump Sum	@ $3,000.00 Asset Actual Cost		$3,000.00
Percent Replacement	100%
Future Cost	$3,000.00

Irrigation Pump #1/Misc. Parts - 2030

	1 Lump Sum	@ $25,000.00	
Asset ID	1044	Asset Actual Cost	$25,000.00	
		Percent Replacement	100%	
Category	Landscape/Irrigation	Future Cost	$28,981.85	
Placed in Service	December 2020			
Useful Life	10			
Replacement Year	30-31			
Remaining Life	5			

Irrigation Pump #2/Misc. Parts - 2033

		1 Lump Sum	@ $25,000.00	
Asset ID	1012	Asset Actual Cost	$25,000.00	
		Percent Replacement	100%	
Category	Landscape/Irrigation	Future Cost	$31,669.25	
Placed in Service	May 2024			
Useful Life	10			
Replacement Year	33-34			
Remaining Life	8			

Landscape Allowance - Etown Pkw/Amenity - 2025

	1 Lump Sum	@ $10,000.00	
Asset ID	1042	Asset Actual Cost	$10,000.00	
		Percent Replacement	100%	
Category	Landscape/Irrigation	Future Cost	$10,000.00	
Placed in Service	December 2020			
Useful Life	1			
Replacement Year	25-26			
Remaining Life	0			

Asset ID	1019	Asset Actual Cost	$21,600.00	
		Percent Replacement	100%	
Category	Site Lighting	Future Cost	$33,652.10	
Placed in Service	December 2020			
Useful Life	20			
Replacement Year	40-41			
Remaining Life	15			

Light Pole Fixtures - 2040

18 Each

@ $1,200.00

Standing Seam Metal Roof - 2055

1,780 Square Feet

@ $15.50

Asset ID	1018
Category		Roofing Placed in Service	December 2020 Useful Life			35
Replacement Year	55-56
Remaining Life	30

Asset Actual Cost	$27,590.00
Percent Replacement	100%
Future Cost	$66,968.17

TPO Membrane - 2040

2,784 Square Feet

@ $13.60

Asset ID	1052	Asset Actual Cost	$37,862.40	
		Percent Replacement	100%	
Category	Roofing	Future Cost	$58,988.38	
Placed in Service	December 2020			
Useful Life	20			
Replacement Year	40-41			
Remaining Life	15			

Bar Tops - Sky Deck - 2035

1 Lump Sum	@ $12,500.00

Asset ID	1024
Category Building Components Placed in Service	December 2020 Useful Life		15
Replacement Year	35-36
Remaining Life	10

Floor Tile - Sky Deck - 2045
Asset ID	1025
Category Building Components Placed in Service	December 2020 Useful Life		25
Replacement Year	45-46
Remaining Life	20

Asset Actual Cost	$12,500.00
Percent Replacement	100%
Future Cost	$16,798.95

1,260 Square Feet		@ $16.60 Asset Actual Cost	$20,916.00 Percent Replacement			100%
Future Cost	$37,776.62

Floor Tile - Sky Deck continued...

Refurbish Allowance - Fitness Restroom - 2035

	1 Lump Sum	@ $6,800.00	
Asset ID	1033	Asset Actual Cost	$6,800.00	
		Percent Replacement	100%	
Category	Building Components	Future Cost	$9,138.63	
Placed in Service	December 2020			
Useful Life	15			
Replacement Year	35-36			
Remaining Life	10			

Refurbish Allowance - Fitness Restroom continued...

Refurbish Allowance - Restrooms - 2040

		1 Lump Sum	@ $34,000.00	
Asset ID	1030	Asset Actual Cost	$34,000.00	
		Percent Replacement	100%	
Category	Building Components	Future Cost	$52,970.89	
Placed in Service	December 2020			
Useful Life	20			
Replacement Year	40-41			
Remaining Life	15			

Refurbish Allowance - Restrooms continued...

Restrooms have sealed concrete floor and painted CMU walls. Refurbishment includes toilet partitions, fixtures and painting.

Resilent Floor - Fitness Room - 2035

Asset ID	1031
Category Building Components Placed in Service	December 2020 Useful Life		15
Replacement Year	35-36
Remaining Life	10

1,848 Square Feet		@ $12.00 Asset Actual Cost	$22,176.00 Percent Replacement			100%
Future Cost	$29,802.69

Resilent Floor - Fitness Room continued...

Exterior Repair/Paint - Recharge Bld. - 2028

	1 Lump Sum	@ $12,000.00	
Asset ID	1049	Asset Actual Cost	$12,000.00	
		Percent Replacement	100%	
Category Ext.	Painting/Refurbish	Future Cost	$13,112.72	
Placed in Service	December 2020			
Useful Life	8			
Replacement Year	28-29			
Remaining Life	3			

Pergola Refurbishment Allowance - 2040

	1 Lump Sum	@ $14,000.00	
Asset ID	1027	Asset Actual Cost	$14,000.00	
		Percent Replacement	100%	
Category Ext.	Painting/Refurbish	Future Cost	$21,811.54	
Placed in Service	December 2020			
Useful Life	20			
Replacement Year	40-41			
Remaining Life	15			

Pergola Refurbishment Allowance continued...

Steel Repair/Paint - Ext. Stairs/Rails - 2028

		1 Lump Sum	@ $12,000.00	
Asset ID	1020	Asset Actual Cost	$12,000.00	
		Percent Replacement	100%	
Category Ext.	Painting/Refurbish	Future Cost	$13,112.72	
Placed in Service	December 2020			
Useful Life	8			
Replacement Year	28-29			
Remaining Life	3			

Steel Repair/Paint - Ext. Stairs/Rails continued...

Heat Pump - Fitness/Office/Restrooms - 2032

	1 Lump Sum	@ $13,500.00	
Asset ID	1032	Asset Actual Cost	$13,500.00	
		Percent Replacement	100%	
Category	HVAC	Future Cost	$16,603.30	
Placed in Service	December 2020			
Useful Life	12			
Replacement Year	32-33			
Remaining Life	7			

7.5 Ton unit

Fire Alarm Panel - 2040		1 Lump Sum	@ $8,200.00	
Asset ID	1022	Asset Actual Cost	$8,200.00	
		Percent Replacement	100%	
Category	Electrical	Future Cost	$12,775.33	
Placed in Service	December 2020			
Useful Life	20			
Replacement Year	40-41			
Remaining Life	15			

Solar Panel Allowance - 2038

1,080 Square Feet

@ $14.00

Asset ID	1021
Category		Electrical Placed in Service	December 2020 Useful Life			18
Replacement Year	38-39
Remaining Life	13

Asset Actual Cost	$15,120.00
Percent Replacement	100%
Future Cost	$22,204.23

Solar Panel Allowance continued...

Drinking Fountain w/Bottle Fill - 2040

	1 Lump Sum	@ $6,200.00	
Asset ID	1029	Asset Actual Cost	$6,200.00	
		Percent Replacement	100%	
Category	Plumbing	Future Cost	$9,659.40	
Placed in Service	December 2020			
Useful Life	20			
Replacement Year	40-41			
Remaining Life	15			

Elevator Cab Refurbishment Allowance - 2040

		1 Lump Sum	@ $10,000.00	
Asset ID	1017	Asset Actual Cost	$10,000.00	
		Percent Replacement	100%	
Category	Elevators	Future Cost	$15,579.67	
Placed in Service	December 2020			
Useful Life	20			
Replacement Year	40-41			
Remaining Life	15			

Elevator Modernization Allowance - 2055

	2 Stops	@ $15,200.00	
Asset ID	1016	Asset Actual Cost	$30,400.00	
		Percent Replacement	100%	
Category	Elevators	Future Cost	$73,788.78	
Placed in Service	December 2020			
Useful Life	35			
Replacement Year	55-56			
Remaining Life	30			

Elevator Modernization Allowance continued...

Access Control System Allowance - 2035

Asset ID	1035	1 Lump Sum
Asset Actual Cost	@ $8,000.00
$8,000.00	
		Percent Replacement	100%	
CategorFyurniture Fixtures	Equip.	Future Cost	$10,751.33	
Placed in Service	December 2020	
Useful Life	15	
Replacement Year	35-36	
Remaining Life	10	
Access control system repair is assumed an operating expense with replacement of major components at the 15 year age.

Camera System Allowance - 2030

1 Lump Sum

@ $6,000.00

Asset ID	1034	Asset Actual Cost	$6,000.00	
		Percent Replacement	100%	
CategorFyurniture Fixtures	Equip.	Future Cost	$6,955.64	
Placed in Service	December 2020	
Useful Life	5	
Adjustment	5	
Replacement Year	30-31	
Remaining Life	5	
Camera system repair is assumed an operating expense with replacement of some components on a 5 year cycle.

Fitness Equip. Allowance (partially leased) - 2025

Asset ID	1036	1 Lump Sum
Asset Actual Cost	@ $3,000.00
$3,000.00	
		Percent Replacement	100%	
CategorFyurniture Fixtures	Equip.	Future Cost	$3,000.00	
Placed in Service	December 2020	
Useful Life	1	
Replacement Year	25-26	
Remaining Life	0	
Fitness equipment is partially leased. Management indicated the District anticipates taking ownership next year of all equipment therefore an allownace for annual repair/replacement is included.

Pool Furniture Allowance - 2035

1 Lump Sum	@ $40,000.00

Asset ID	1005	Asset Actual Cost	$40,000.00
	Percent Replacement	100%	
CategorFyurniture Fixtures	Equip.	Future Cost	$53,756.65	
Placed in Service	December 2020	
Useful Life	15	
Replacement Year	35-36	
Remaining Life	10	

Concrete Pavers - Pool Deck - 2055

	11,248 Square Feet	@ $9.10	
Asset ID	1007	Asset Actual Cost	$102,356.80	
		Percent Replacement	100%	
Category	Swimming Pool	Future Cost	$248,446.82	
Placed in Service	December 2020			
Useful Life	35			
Replacement Year	55-56			
Remaining Life	30			

Pool Expansion Joint Replace - 2032

	1 Lump Sum	@ $12,000.00	
Asset ID	1037	Asset Actual Cost	$12,000.00	
		Percent Replacement	100%	
Category	Swimming Pool	Future Cost	$14,758.49	
Placed in Service	December 2020			
Useful Life	7			
Adjustment	5			
Replacement Year	32-33			
Remaining Life	7			

Pool Expansion Joint Replace continued...

Pool Filtration Refurbishment Allowance - 2055

		1 Lump Sum	@ $30,000.00	
Asset ID	1014	Asset Actual Cost	$30,000.00	
		Percent Replacement	100%	
Category	Swimming Pool	Future Cost	$72,817.87	
Placed in Service	December 2020			
Useful Life	35			
Replacement Year	55-56			
Remaining Life	30			

Pool Filtration Refurbishment Allowance continued...

Pool Lift - 2035		1 Each	@ $9,000.00	
Asset ID	1051	Asset Actual Cost	$9,000.00	
		Percent Replacement	100%	
Category	Swimming Pool	Future Cost	$12,095.25	
Placed in Service	December 2020			
Useful Life	15			
Replacement Year	35-36			
Remaining Life	10			

Pool Lift continued...

Pool Resurfacing/Tile - 2032

6,640 Square Feet

@ $32.00

Asset ID	1004
Category	Swimming Pool Placed in Service	 December 2020 Useful Life		12
Replacement Year	32-33
Remaining Life	7

Asset Actual Cost	$212,480.00
Percent Replacement		100% Future Cost	$261,323.60

Pool Resurfacing/Tile continued...

Shade Fabric - Pool - 2030

995 Square Feet

@ $8.20

Asset ID	1009

Category	Swimming Pool Placed in Service	 December 2020 Useful Life		10
Replacement Year	30-31
Remaining Life	5

Asset Actual Cost	$8,159.00
Percent Replacement	100%
Future Cost	$9,458.52

Shade Structure/Fabric - Pool - 2040

4 Each	@ $12,000.00

Shade Fabric - Pool continued...

Asset ID	1008	Asset Actual Cost	$48,000.00	
		Percent Replacement	100%	
Category	Swimming Pool	Future Cost	$74,782.44	
Placed in Service	December 2020			
Useful Life	20			
Replacement Year	40-41			
Remaining Life	15			

Shade Structure/Fabric - Pool continued...

Play Equipment Allowance - 2035

1 Lump Sum	@ $75,000.00

Asset ID	1040
Category		Playground Placed in Service	December 2020 Useful Life			15
Replacement Year	35-36
Remaining Life	10

Shade Fabric - Playground - 2030

1,390 Square Feet

@ $8.00

Asset ID	1057
Category		Playground Placed in Service	December 2020 Useful Life			10
Replacement Year	30-31
Remaining Life	5

Asset Actual Cost	$75,000.00
Percent Replacement		100% Future Cost	$100,793.73

Asset Actual Cost	$11,120.00 Percent Replacement		100%
Future Cost	$12,891.13

Shade Fabric - Playground continued...

Shade Structure/Fabric - Playground - 2040

	1 Lump Sum	@ $14,600.00	
Asset ID	1010	Asset Actual Cost	$14,600.00	
		Percent Replacement	100%	
Category	Playground	Future Cost	$22,746.32	
Placed in Service	December 2020			
Useful Life	20			
Replacement Year	40-41			
Remaining Life	15			

Shade Structure/Fabric - Playground continued...

Shade Fabric - Dog Park - 2030

360 Square Feet

@ $8.00

Asset ID	1058
Category		Dog Park Placed in Service	December 2020 Useful Life			10
Replacement Year	30-31
Remaining Life	5

Asset Actual Cost	$2,880.00
Percent Replacement	100%
Future Cost	$3,338.71

Shade Structure/Fabric - Dog Park - 2040

2 Each	@ $12,000.00

Asset ID	1011	Asset Actual Cost	$24,000.00	
		Percent Replacement	100%	
Category	Dog Park	Future Cost	$37,391.22	
Placed in Service	December 2020			
Useful Life	20			
Replacement Year	40-41			
Remaining Life	15			

Shade Structure/Fabric - Dog Park continued...

Asphalt Sealing

Asset ID

Category	Operating Expense Placed in Service		December 2020
No Useful Life

Asset Actual Cost
Percent Replacement	100% Future Cost

Operating Expense

Misc. Repair/Paint - Gates

Asset ID

Category	Operating Expense Placed in Service		December 2020
No Useful Life

Asset Actual Cost
Percent Replacement	100% Future Cost

Misc. Repair/Paint - Gates continued...

Operating Expense

Park Benches/Trash Cans

Asset ID

Category	Operating Expense Placed in Service		December 2020
No Useful Life

Asset Actual Cost
Percent Replacement	100% Future Cost

Park Benches/Trash Cans continued...

Operating Expense

Playground Mulch

Asset ID

Category	Operating Expense Placed in Service		December 2020
No Useful Life

Asset Actual Cost
Percent Replacement	100% Future Cost

Playground Mulch continued...

Operating Expense

Pool Filtration Partial Replacement

Asset ID

Category	Operating Expense Placed in Service		December 2020
No Useful Life

Asset Actual Cost
Percent Replacement	100% Future Cost

Pool Filtration Partial Replacement continued...

Operating Expense

Pool Furniture Partial Replacement

Asset ID

Category	Operating Expense Placed in Service		December 2020
No Useful Life

Asset Actual Cost
Percent Replacement	100% Future Cost

Pool Furniture Partial Replacement continued...

Operating Expense

Refurbishment - Monument Sign

Asset ID

Category	Operating Expense Placed in Service		December 2020
No Useful Life

Asset Actual Cost
Percent Replacement	100% Future Cost

Refurbishment - Monument Sign continued...

Operating Expense

Sky Deck Furniture

Asset ID

Category	Operating Expense Placed in Service		December 2020
No Useful Life

Asset Actual Cost
Percent Replacement	100% Future Cost

Sky Deck Furniture continued...

Operating Expense

Television - Sky Deck

Asset ID

Category	Operating Expense Placed in Service		December 2020
No Useful Life

Asset Actual Cost
Percent Replacement	100% Future Cost

Television - Sky Deck continued...

Operating Expense

Curbs/Walks - Outside of Amenity

Asset ID

Category Maintained By Others Placed in Service	December 2020
No Useful Life

Asset Actual Cost
Percent Replacement	100% Future Cost

Not CDD Responsibility

Pond Fountains

Asset ID

Category Maintained By Others Placed in Service	December 2020
No Useful Life

Asset Actual Cost
Percent Replacement	100% Future Cost

Not CDD Responsibility

Stormwater Ponds

Asset ID

Category Maintained By Others Placed in Service	December 2020
No Useful Life

Asset Actual Cost
Percent Replacement	100% Future Cost

Not CDD Responsibility

Street Lights/Signage

Asset ID

Category Maintained By Others Placed in Service	December 2020
No Useful Life

Asset Actual Cost
Percent Replacement	100% Future Cost

Not CDD Responsibility

Streets

Asset ID

Category Maintained By Others Placed in Service	December 2020
No Useful Life

Asset Actual Cost
Percent Replacement	100% Future Cost

Not CDD Responsibility

Water/Sewer Service

Asset ID

Category Maintained By Others Placed in Service	December 2020
No Useful Life

Asset Actual Cost
Percent Replacement	100% Future Cost

Not CDD Responsibility

Building Foundation/Frame

Asset ID

Category Long Life Components Placed in Service	December 2020
No Useful Life

Asset Actual Cost
Percent Replacement	100% Future Cost

Long Life Component

Pool Shell

Asset ID

Category Long Life Components Placed in Service	December 2020
No Useful Life

Asset Actual Cost
Percent Replacement	100% Future Cost

Long Life Component

Storefront Windows/Doors - Recharge Bld.

Asset ID

Category Long Life Components Placed in Service	December 2020
No Useful Life

Asset Actual Cost
Percent Replacement	100% Future Cost

Storefront Windows/Doors - Recharge Bld. continued...

Long Life Component

Stormwater Pond Bank Rebuilding

Asset ID

Category Long Life Components Placed in Service	December 2020
No Useful Life

Asset Actual Cost
Percent Replacement	100% Future Cost

Long Life Component

Stormwater Pond Dredging

Asset ID

Category Long Life Components Placed in Service	December 2020
No Useful Life

Asset Actual Cost
Percent Replacement	100% Future Cost

Long Life Component

Utility Main Lines to Amenity

Asset ID

Category Long Life Components Placed in Service	December 2020
No Useful Life

Asset Actual Cost
Percent Replacement	100% Future Cost

Long Life Component

Report Navigation
Executive Summary provides information about projected year end reserve balance, current annual contribution, interest, and inflation rates:
Level of Service is the type of reserve study
Funding Method is either Cash Flow or Component Funding
Funding Goal is the funding plan the Association has or one we recommend
Fully Funded Reserve Balance is the 100% balance to begin fully funded
Full Funding Contribution is the year one contribution to maintain full funding
Current Funding Plan currently used by the District
Recommended Funding Plan maintains adequate funding
Funding Model Projections include both your current plan and our recommended plan. The information included in each column is described below:
Year begins with your study year generally for a 30-year term
Current cost is the current replacement of all components
Annual contribution is the amount placed in reserves each year
Annual interest earned on your funds
Annual expenditures are the projected component replacement cost by year
Projected ending balance is the year end reserve fund balance
Fully funded reserves are the fully funded balance for that year. Fully Funded formula is Fully Funded Balance= Component cost x Age/Useful Life
Percent Funded is a measure of fund strength
Current Funding Projection is your current funding plan and how it performs
Recommended Funding Model Projection is the plan we recommend
Cash Flow is a 30-year statement that provides both income and expense information to quickly find when expenditures occur and the resulting financial status of your reserves
Annual Expenditure Detail provides a year to year list of your projected expenditures This is a good section to review each year when preparing your budgets
Condition Assessment is a brief description of major component condition
Component Inventory contains a list of your components, remaining useful life and quantities we determined from our site visit and other means of measurement
Component Detail Index allows quick access to the detail we have included for each component separated into categories
Component Detail provides a listing of each component, quantities or allowances and photographs of major ones
Methodology - Terms of Service – Company Profile are our Disclosure sections with information about our assumptions, methods of work and our credentials

Important Information
Level of Service: Level I Full Reserve Study with a site visit, Level II Update with a site visit or Level III Financial Update with no site visit as defined by the National Reserve Study Standards established by the Community Associations Institute. Component quantity, condition and projected remaining useful life were determined with a visual inspection by the Analyst if a site visit was conducted.

Purpose: This study provides an inventory of major components above a threshold value as determined by the District that require regular replacement and a plan to fund them.

Basis: Our analysis follows the guidelines for Reserve Studies established by the Association of Professional Reserve Analysts (APRA) and the Community Associations Institute (CAI). Components included in this analysis generally meet the following criteria:
Component must be owned or maintained by the District
Component must have a limited life
Component must have a predictable useful life
Component must have a replacement cost above a threshold cost
These guidelines limit reserve components to predictable expenses and do not consider large expenses such as stormwater systems or dredging of the stormwater ponds. While their replacement cost and remaining, useful life may not be predictable they can be expensive, therefore we recommend an allowance be applied for funding which can be adjusted at each update.
Useful life and remaining useful life projections are determined by our visual inspection of each component, our experience with similar communities, your historical records and if required vendor evaluation. The District may have experienced some replacement cycles for various components with historical cost therefore this information is considered in our analysis. Each cost and useful life was reviewed and compared to similar project we have completed and adjusted as needed. Components with replacement cost over $1,000 are typically included.
The various component replacement cycles experienced by the District are driven by the level of quality required by the community, cost of maintenance vs replacement, existing condition, and use. All useful life projections found in this analysis are in the acceptable range for this specific type of community.
Replacement cost for components is driven by local market conditions and available of similar materials. Many components have included repair and refurbishment to extend their useful life and reduce holding cost over time
Funding Goal: The Association may elect for the following goals
Fully Funded Reserve – 100% funding for each component
Threshold Funded Reserve – Annual ending balances are maintained above an adequate or “Threshold” level.

Funding Methods: Reserve analysis typically uses two methods of determining necessary funding levels for component replacement; the Component Method the Cash Flow Method.

The Component Method provides a reserve contribution amount by estimating the current replacement cost for each component, subtracting that component’s current balance which provides the unfunded balance then dividing that total by the number of remaining years of useful life. Each component’s contribution is then total for the annual contribution. This method includes inflation of replacement cost and interest on invested funds and provides the least risk of deferred maintenance or special assessment.

Another version of the Component Method is referred to as “Straight Line Method” which follows the same calculation as above but does not consider interest on funds or inflation on replacement cost. This method only provides a one-year contribution amount and may result in large changes in annual contribution from year to year.

The Cash Flow Method or pooled method of reserve funding uses the same calculation as the Component Method to determine full funding but rather than 100% funding this method maintains a minimum year-end balance or percent funded that is acceptable to the District. While this method requires lower contributions, it does have an increased measure of risk for deferred maintenance or special assessment. Managing that risk can be accomplished by annual updates to address changes in inflation and interest rates and component remaining useful life.

Cash Flow Method Models include the Current Assessment Funding Model (AFM) and the Threshold Funding Model (TFM) among others.

The AFM Model illustrates the current funding projections adopted by the District and how these perform over time. This model is also used to develop a funding plan with annual contributions entered for each year which allows a custom funding plan.

The TFM maintains minimum annual balances or percent funded which are determined by the Analyst or requested by the District. The year with the lowest ending balance is considered the “Threshold Year” for the total funding plan period. This method does not fully fund reserves and has a higher risk of deferred maintenance or special assessment than full funding requiring annual updates.

Conclusion
There are several factors to consider when determining reserve funding levels that include maintaining the quality and value of the community, the ability of the District to respond to unpredictable component failures and to maintain an acceptable level of risk. Full funding provides the lowest risk of deferred maintenance or special assessment but requires large contributions.

METHODOLOGY
Reserve Analysis is a process that identifies capital expenses the District can expect and creates a plan to fund them. This is accomplished by a site visit to visually evaluate components to measure quantities and determine their remaining life. Component Selection Process is based on the Community Associations Institute (CAI) standards for reserve studies and selection of components.
Component must be a commonly owned, have a limited and predictable life, replacement cost must be above a minimum threshold cost. Useful life and replacement cost are obtained from site inspection by experienced inspectors and our database of information, historical information, local Vendors and comparison of similar component cost found at other properties.
The funding plan we develop includes; adequate cash balances, even contributions so all owners pay their fair share over time and moderate contributions with acceptable increases. We recommend Adequate Funding to avoid deferred maintenance or special assessments. Baseline Funding maintains funds above zero resulting is a high risk of special assessments or deferred maintenance and should be avoided. Threshold Funding maintains reserves above a “Threshold” level providing adequate funding with moderate risk.
CREDENTIALS
Community Advisors, LLC provides capital reserve planning, property inspection, and construction oversight for a broad base of clients including High-rise Condominiums, Homeowner Associations, Churches, Private Schools, Time Shares, Active Adult, Municipal Utility Plants, Marinas, Historic Buildings & Museums and commercial investment properties.
Personal Service is not a common business practice but our attention to detail, quick response and interest in client relationships continues to earn us a larger market share of work each year.
Range of Experience includes a broad selection of building types, ages and uses from protected historic structures to new communities ready for developer turnover. As commercial general contractors we have experience building many of the types of structure we now provide reserve analysis for, so we understand potential problem areas. As commercial inspectors we have experienced a variety of structural and cosmetic conditions offering solutions for repair. Areas of expertise include MEP systems, energy management, life safety systems, building envelope and roof components, marine structures, street and other site improvements.
Detailed Site Evaluation is Conducted to make sure we know your property and include all your assets in our analysis. With our years of experience with community development and commercial construction projects we understand both horizontal and vertical construction and utilize realistic replacement cost and useful life projections in our analysis.Financial Plan Meets CAI & APRA Standards with information obtained during the site visit we build a custom-made financial plan to ensure adequate funding for future component replacement which equates to maintaining community value.
Reserve Analyst Credentials: Mr. Charles Sheppard is the owner of Community Advisors responsible for field inspection oversight and day to day operations. Mr. Sheppard hold a BS degree from VA Tech and has conducted building evaluations for over 30 years. He is a licensed Florida General Contractor, Home Inspector and earned the professional designations of Certified Construction Inspector (CCI), Professional Reserve Analyst (PRA) and Reserve Specialist (RS).

TERMS OF SERVICE

We have completed an analysis of your capital components that serves as a budgeting tool. This reserve study reflects the information provided by this client and is not for the purposes of performing an audit or estimating construction projects. Our site visit includes visual observation of components that are accessible and safe for our inspectors to evaluate. Roof evaluation is limited to ground observation for sloped roofs and roof top inspection for flat roofs if safe and stable access is available that meets our safety standards.
We are not responsible for any hidden defects or determining the condition of hidden or underground components or systems. Observing environmental conditions, hazardous materials or determine compliance with building codes or other regulations is not included in our scope of work. Our site visit is not a safety inspection and we are not responsible for any hazards that exist. Destructive testing is not conducted. It has been assumed, unless otherwise noted in this report, that all assets have been designed and constructed properly and that each estimated useful life will approximate that of the norm per industry standards and/or manufacturer’s specifications.
Projections of component remaining useful life assumes this client will perform necessary preventative maintenance and repair per industry standards. This reserve analysis study and the parameters under which it has been completed are based upon information provided to us in part by the Client and its contractors, assorted vendors, specialist and independent contractors. Reserve fund balances and contribution amounts for use in our analysis is furnished by the client and deemed accurate. Useful life projections are determined by historical records, component condition and our opinion based on evaluating similar components on other projects. These life projections are changed by weather conditions, use, maintenance procedures and other factors out of our control therefore regular updates to this analysis are needed to maintain funding accuracy. Replacement cost is determined by our experience with similar projects, local vendor pricing and client historical records and should not be considered suitable for budgeting repair or replacement projects. Local contractor proposals must be obtained for this work. No liability is assumed as the result of changing market prices or inaccurate estimates or projections of remaining useful life of components.
Component replacement cost and interest rates constantly change. In order to maintain accuracy of your funding plan updates to this analysis should be conducted annually with a site visit every 2-3 years unless conditions warrant annual visits. Community Advisors, LLC shall not be required to participate in any legal action taken by or against our clients for any reason and shall also not be required to give testimony in depositions or in court. In all cases the liability of Community Advisors, LLC and its Principals, Employees, contractors and Vendors shall be limited to the consulting fee agreed upon for the production of this report. Client financial information is considered confidential and is not disclosed to third parties without your approval. We do use your name for our list of valued clients and when submitting proposals for new projects that request references or recent projects.
That request may include size of property, number of units or major components. We also use photos from time to time of components as an example for educational and marketing efforts. Community Advisors and the analyst who prepared this study do not have any relationship that can be considered a conflict of interest. From time to time our Clients ask that we manage repair or replacement of components due to our experience in construction management. We do so with the understanding that full disclosure for both parties is completed.

DEFINITIONS

Adjustment to Useful Life: Typical useful life projections are used for each component. The adjustment is used to modify that life projection for earlier or later replacement. It only applies to the current replacement cycle.

Cash Flow Method: A method of determining reserve contributions that are “pooled” to fund replacement cost as needed without restricting funds to any one component.

Component Method: A funding method that fully funds each reserve component then sums those for the annual contribution.

Current Funding Plan: The funding plan currently used at the time of this analysis with updated component inventory and financial assumptions. This allows you to see how the current contribution level funds future component replacement.

Effective Age: Difference of useful and remaining useful life.

Fully Funded Balance: Represents the cost of used component life represented by the formula.
FFB = (Current Cost x Effective Age)/ Useful Life

Interest Contribution: The interest that should be earned on invested reserves.

Percent Funded: Ratio of reserve balance to fully funded balance.

Remaining Life: Number of years a component is projected to continue to function.

Threshold Funding: This plan maintains fund balance above a predetermined threshold dollar or percent funded amount.
Useful Life: The estimated useful life of an asset based upon industry standards, manufacturer specification, visual inspection, location, usage, association standards and prior history.