HOA Reserve Fund Calculator: Percent Funded and the Monthly Shortfall
Enter each reserve component from your reserve study. Get the association’s percent funded, which components are behind, what the reserve needs each month, and the shortfall per unit — the number a board can actually vote on.
Free · no signup · runs in your browser — nothing you type leaves your device.
Reserve components
From your reserve study. Sample figures are filled in — replace them with yours.
Where the reserve stands
- Percent funded
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- Set aside
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- Fully funded balance
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- Needed each month
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- Contributing each month
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- Monthly shortfall
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- Per unit, per month
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Component by component
Keep it, don't recalculate it
Track this all year with HOA Board Treasurer OS
This calculator gives you today’s snapshot. HOA Board Treasurer OS keeps the component schedule, dues and delinquencies, budget vs actual and a one-click monthly board report in the same file, so the reserve number updates every time the books do. One offline file, no subscription, yours forever — one-time $28.
How the calculator works
It uses the component method with straight-line math — the same arithmetic a treasurer can check by hand.
- Fully funded balance for each component = replacement cost × (years used ÷ total life). A $96,000 roof with a 25-year life and 9 years left has used 16 years, so its fully funded balance is $96,000 × 16/25 = $61,440.
- Percent funded = what is set aside ÷ fully funded balance, for each component and for the whole schedule.
- Annual need for each component = (replacement cost − set aside) ÷ years left. That is what has to go in every year so the money is there on the day the roof is replaced. Each component is rounded to the dollar once, so the column adds up to its own total.
- Needed each month = the annual total ÷ 12. Compare it with what the budget actually contributes, and divide the gap by the number of units.
What it leaves out on purpose
A full reserve study also models inflation, interest earned on the reserve, and a 30-year cash flow, and its cost and life figures come from an inspection. This calculator does none of that — it works on the numbers you type. Use it to turn last year’s study into a monthly figure, to check a proposed budget before the meeting, or to see what happens if one component’s life is shorter than expected. When the answer matters, your reserve specialist and your governing documents decide.
Reading the bands
Each component is compared with your target, not an outside benchmark: at or above the target is on track, under half of it is weak, in between is behind. Change the target field and the bands move with it.
Questions
- What does "percent funded" mean for an HOA reserve fund?
- It is the money actually set aside divided by the fully funded balance — the share of each component’s replacement cost that its age has already used up. A 25-year roof with 9 years left has used 16/25 of its life, so 16/25 of its cost “should” be in reserve. 50% funded means half of that is there.
- What percent funded is considered good?
- Reserve study providers commonly describe roughly 70% and above as strong and under 30% as weak, but there is no universal rule. Some states and lenders set their own requirements. The number that governs your association is the target in your board’s funding policy, which is why this calculator asks you for it.
- Is this a replacement for a reserve study?
- No. A professional reserve study inspects each component, estimates costs, and usually models inflation and interest over 30 years. This calculator uses straight-line math on the numbers you enter. It is a fast check between studies, and a way to turn a study into a monthly figure the board can vote on.
- Why show the shortfall per unit?
- "We are underfunded" does not move a vote. "$130 more per unit per month closes the gap" does. Dividing the monthly shortfall across units is how a board sees what a special assessment or a dues increase would actually cost each owner.
- Does anything I type get saved or sent anywhere?
- No. The calculator runs entirely in your browser and stores nothing. Close the tab and it is gone.
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