SmartProperty® helps Georgia HOAs and condominiums plan and fund their reserves. Georgia has no broad study mandate, but condo sellers must show reserve line items to buyers, and red clay, humidity and stormwater ponds make a generic plan risky.
Georgia lets associations reserve but doesn’t require it. Your governing documents and local codes may say otherwise.
Piedmont clay swells when wet and shrinks when dry. Our guide puts timber retaining walls at 15 to 20 years and calls retaining walls the most critical reserve item in Georgia, since a failure can threaten dwellings.
In a humid subtropical climate, wood siding, decks and fences have a shorter life than in arid places. Our guide calls for painting and sealing cycles every 5 to 7 years and earlier replacement.
Many Georgia HOAs own detention ponds, and red clay silts them quickly. Dredging can come every 10 to 20 years and is a major capital project. Fulton County requires private maintenance of stormwater facilities, and an HOA that can’t fund it may face code enforcement.
A site-inspected study to start, then updates as costs and conditions change, so the board always has a current plan.
The Living Reserve Study® updates as projects are completed and costs change, so your plan is ready for the next update or budget.
Model higher contributions, special assessments, loans or lines of credit side by side before you take a recommendation to owners.
Atlas shows the cost data and useful-life assumptions behind every figure, so boards can answer owner questions with confidence.
See how the Living Reserve Study® works for your community, or tell us about your association and we’ll put together a proposal.
Photo via Wikimedia Commons: Atlanta skyline: Chuck Koehler, CC BY 2.0. Georgia law summary is not legal advice. Confirm your association’s obligations with Georgia counsel.