Horizon Towers · Independent Owner Resource
The reserve study, the engineering report, and what they mean for owners.
A plain-language information site for the 83 owners of Horizon Towers — what the reserve study covers, what it doesn't, what the building actually needs, and the three legitimate paths to fund the work ahead.
The scale we are talking about
Horizon Towers' 30-year reserve obligation is $4,938,846 — the projected total replacement cost across the next 30 years, including the multiple cycles short-life components need (264 replacement events across 104 tracked components).
The dashboard's near-term cash-flow total of $2,683,530 is a different view — what it would cost to replace each component the next time it's due. Both are correct; they answer different questions.
Owner Access
Sign in with one click — no password
Enter the email address you have on file with Horizon Towers. We'll send you a one-click login link, good for one hour.
Open the owner sign-in
Start here
What you should know
Four short pieces that explain what the reserve study means, how we got here, what it doesn't show, and how the work can be paid for. Read or watch — your choice.
PART 1
Percent Funded — a primer
What does "percent funded" actually mean, in plain English? A walk-through using a stove, then a water heater, then the whole 104-asset building.
Read →
PART 2
How We Got Here
Forty years of pay-as-you-go decisions, plus the engineering study findings (Knott Lab, 2023) and the building we ended up with.
Read →
PART 3
The Hole We're In
What is not in the reserve study: the pool, the patios, the landscaping, the building envelope, the mechanicals.
Read →
PART 4
How Will We Pay for It
Three legitimate paths to fund the work the engineering report identified. None is magic. All are real.
Read →
Open the explainer hub → · ▶ Watch the series
Live data
The reserve study itself
Two views of the same 104-asset model. The dashboard updates as the asset table is edited.
Reserve Study Dashboard
The 30-year projection, full component matrix, percent-funded figure, and category breakdown — calculated live from current asset data.
Open the dashboard →
Beyond the Reserve Study
Items outside the formal reserve study — pool area, building reskin, and other capital decisions on their own timelines.
Open the hub →
Documentary record
How we got here, in the record
Primary-source-cited working analysis from the Horizon Towers board minutes corpus, 1991 forward. Backing research for the explainers above.
The Cladding Record
Building skin, paint, and stucco — 1991 contractor projection through the 2026 SOCOTEC reskin engagement. Anchor for the cladding/EIFS track.
Read the record →
The Cost of Waiting
Garage moisture and structural — what was known and when. Anchor for the moisture/T-beam track that became the 2023 Knott FCA.
Read the record →
Open the research index →