Reserve Study Overview
Horizon Towers · Reserve Study · Study Period: 2025–2054
% Funded — 2025
Industry fully-funded standard: 70% · Color guide: Orange ≥22% · Yellow ≥12% · Red <12%
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Why is this below 70%? Horizon Towers has historically carried lower reserves than the industry fully-funded target. The 2026 special assessment and growing annual contributions are the plan to improve this — and the study confirms the fund balance stays positive throughout all 30 years. The % Funded metric will rise gradually as contributions accumulate.
Drag to see impact on interest earned & reserve balances across all 30 years
Affects fully-funded reserve target calculation
The headline number
30-Year Reserve Obligation: $4,938,846
Total projected replacement cost over the study period (2025–2054), including the multiple replacement cycles that short-life components need. 264 events tracked across 104 assets · 3% annual inflation between cycles · calculated live from the current asset table.
Two numbers, two questions. Owners often see two totals depending on context. Both are correct; they answer different questions.
- $2,683,530 — Next-Replacement Value. What it costs to replace each tracked component the next time it's due. Used for near-term cash-flow planning.
- $4,938,846 — 30-Year Reserve Obligation. Sum of every replacement we'll make over the next 30 years — components with 10-year and 15-year useful lives get replaced multiple times in that window. Used for reserve-study reporting and percent-funded ratios.
Starting Balance
$175K
January 2025
Projected 2054 Balance
$1.43M
Balance stays positive all 30 years
Annual Contributions
$95K→$191K
Growing over 30 years
Special Assessment
$336K
One-time · 2026
Total 30-Yr Expenditures
$4,938,846
30-yr horizon · 3% inflation · live
Lowest Reserve Balance
$191K
Dec 2032
Peak Expenditure Year
$605K
2044 · High-spend year
Expense Categories
26
Tracked across all years
Top Expenditure Categories
Estimated 30-year totals
| Category | Est. 30-Yr Total | Peak Year | Peak Amount |
|---|---|---|---|
| Painting | $930,496 | 2046 | $529,901 |
| Elevator | $562,199 | 2044 | $546,288 |
| Plumbing | $413,662 | 2050 | $46,820 |
| Asphalt | $385,483 | 2040 | $153,142 |
| Roofing | $374,585 | 2041 | $270,501 |
| Concrete | $296,459 | 2044 | $80,421 |
| Fire Safety | $264,066 | 2050 | $134,915 |
| HVAC | $262,637 | 2035 | $134,917 |
| Building Exterior | $248,392 | 2026 | $158,995 |
| Flooring | $246,612 | 2044 | $131,733 |
Study Assumptions
Inflation Rate
3.00%
Investment Return
3.50%
Prepared By
Facilities Advisors
Rocky Mountain · #F701122
Rocky Mountain · #F701122
Expenditure Matrix
2025
–
2054
| Category | 2025 | 2026 | 2027 | 2028 | 2029 | 2030 | 2031 | 2032 | 2033 | 2034 | 2035 | 2036 | 2037 | 2038 | 2039 | 2040 | 2041 | 2042 | 2043 | 2044 | 2045 | 2046 | 2047 | 2048 | 2049 | 2050 | 2051 | 2052 | 2053 | 2054 | Total |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Appliances | — | — | — | $5,553 | — | $5,306 | — | $9,067 | — | — | — | $7,034 | — | — | — | $7,917 | — | $3,786 | — | $8,911 | — | — | — | $10,029 | — | $9,583 | — | $16,376 | — | — | $83,563 |
| Art/Decorator Package | — | — | — | — | — | — | — | $3,130 | — | — | — | — | — | — | — | — | — | $4,206 | — | — | — | — | — | — | — | — | — | $5,653 | — | — | $12,990 |
| Asphalt | — | $8,786 | — | $48,587 | — | $9,889 | — | — | — | $11,130 | — | — | — | $12,527 | — | $153,142 | — | $87,591 | — | — | — | $15,869 | — | — | — | $17,860 | — | — | — | $20,102 | $385,484 |
| Balconies-Decks | $2,538 | $101,734 | — | — | — | $11,792 | — | — | $3,215 | — | — | — | — | — | — | $15,847 | $4,073 | — | — | — | — | — | — | — | $5,159 | $21,298 | — | — | — | — | $165,656 |
| Building Exterior | — | $158,995 | — | — | $6,075 | — | $3,038 | — | — | $7,043 | — | — | — | $3,736 | $8,164 | — | — | — | — | $27,402 | $4,595 | — | — | — | $10,972 | — | — | $5,652 | — | $12,720 | $248,392 |
| Concrete | — | $8,368 | $12,934 | — | $51,619 | — | — | $8,120 | — | $4,784 | $6,142 | — | $2,897 | $6,711 | $20,913 | — | $7,333 | $3,359 | — | $80,421 | — | — | $12,650 | — | $7,454 | $9,568 | $29,575 | $4,514 | $10,456 | $8,641 | $296,461 |
| Doors-Windows | — | — | — | $1,943 | — | $27,709 | — | $1,565 | — | — | — | $2,823 | — | $8,991 | — | $11,122 | — | $2,103 | — | — | $5,511 | — | — | $3,509 | — | $43,657 | $4,398 | $2,827 | — | — | $116,158 |
| Elevator | — | — | — | — | — | — | — | — | — | — | — | — | — | — | — | $15,911 | — | — | — | $546,288 | — | — | — | — | — | — | — | — | — | — | $562,199 |
| Entertainment | — | — | — | — | — | — | — | — | — | $997 | — | — | — | — | — | — | — | — | — | — | — | — | — | — | — | — | — | — | — | — | $997 |
| Equipment | — | — | — | — | — | $6,367 | — | — | — | — | $96,236 | — | — | — | — | — | — | — | — | — | $4,409 | $81,854 | — | — | — | $6,388 | — | — | — | — | $195,255 |
| Exterior Surfaces | — | — | — | — | — | $11,792 | — | — | — | — | — | — | — | — | — | — | — | — | — | — | $18,372 | — | — | — | — | — | — | — | — | — | $30,164 |
| Fences-Walls-Gates | — | — | — | — | $2,289 | $3,537 | — | — | — | — | — | — | — | — | — | $4,753 | $3,264 | — | — | — | — | — | — | — | — | $6,388 | — | — | $4,653 | — | $24,884 |
| Fire Safety | $3,984 | — | $2,156 | — | — | $74,699 | — | $1,250 | — | — | $13,697 | — | $1,449 | — | — | $24,353 | — | $3,359 | — | — | — | — | $1,947 | — | — | $134,915 | — | $2,257 | — | — | $264,065 |
| Fitness | — | — | — | — | — | — | — | — | — | $12,761 | — | — | — | — | — | — | — | — | — | — | — | — | — | — | $19,881 | — | — | — | — | — | $32,642 |
| Flooring | — | — | — | — | — | $1,769 | — | $92,395 | — | — | $6,849 | — | — | — | — | — | — | — | — | $131,733 | — | — | — | — | — | $13,866 | — | — | — | — | $246,612 |
| Furniture Interior | — | — | — | — | — | — | — | $3,130 | — | — | — | — | — | — | — | — | — | $4,206 | — | — | — | — | — | — | — | — | — | $5,653 | — | — | $12,990 |
| HVAC | — | — | — | — | $5,722 | $67,802 | — | — | — | — | $134,917 | $7,037 | — | — | — | $11,886 | — | — | $8,655 | — | — | — | — | — | — | $26,618 | — | — | — | — | $262,637 |
| Interior Surfaces | — | $1,046 | — | — | — | — | $1,213 | — | — | — | — | $1,406 | — | — | — | — | $1,630 | — | — | — | — | $1,889 | — | — | — | — | $2,190 | — | — | — | $9,373 |
| Landscape | — | — | $3,233 | — | — | — | $3,639 | $1,878 | — | — | $4,095 | — | — | — | $4,609 | — | — | — | $5,188 | $2,678 | — | — | $5,839 | — | — | — | $6,572 | — | — | — | $37,731 |
| Lighting | — | — | — | — | — | $34,196 | — | — | — | — | — | — | — | — | — | — | — | — | — | — | $2,756 | — | — | — | — | — | — | — | — | — | $36,952 |
| Painting | — | — | $10,778 | — | — | — | $339,211 | — | — | $14,253 | — | — | — | — | — | — | $16,303 | — | — | — | — | $529,901 | — | $20,050 | — | — | — | — | — | — | $930,496 |
| Plumbing | — | $10,460 | $11,856 | — | $11,430 | $25,927 | $6,561 | $18,750 | $12,869 | $1,326 | $13,648 | $14,063 | — | $14,913 | $15,367 | $7,930 | $17,927 | $16,792 | — | $17,807 | $18,349 | $10,222 | $19,459 | $32,101 | — | $46,820 | $21,909 | — | $23,235 | $23,941 | $413,662 |
| Pool | — | — | $808 | — | — | $34,608 | — | — | — | — | — | — | — | — | $2,316 | — | — | $1,259 | — | — | $6,154 | — | — | — | — | $55,372 | — | — | — | $3,608 | $104,125 |
| Renovation | — | — | — | — | $2,575 | $5,306 | — | — | — | $2,985 | — | — | $1,273 | — | $3,461 | — | — | $12,670 | — | $4,012 | — | — | — | — | $4,651 | $9,583 | — | $1,983 | — | $5,391 | $53,890 |
| Roofing | — | — | — | — | — | $5,896 | — | — | — | $5,896 | — | — | — | — | — | $7,924 | $270,501 | — | — | $7,924 | — | — | — | — | — | $10,649 | — | — | — | $65,795 | $374,584 |
| Security | — | — | — | — | — | $11,792 | — | $1,565 | — | — | — | — | — | — | — | — | — | — | — | $2,231 | — | — | — | — | — | $21,298 | — | — | — | — | $36,886 |
| ANNUAL TOTAL | $6,522 | $289,389 | $41,765 | $56,083 | $79,710 | $338,387 | $353,661 | $140,849 | $16,085 | $61,174 | $275,584 | $32,363 | $5,619 | $46,879 | $54,830 | $260,785 | $321,030 | $139,332 | $13,843 | $829,407 | $60,145 | $639,735 | $39,895 | $65,690 | $48,117 | $433,862 | $64,644 | $44,915 | $38,343 | $140,199 | $4,938,846 |
📝 Edit Log
Annual Cash Flow
30-year projection · 2025–2054 · Updates live when matrix or rate changes ·
| Year | Beg. Balance | Contributions | Special Assess. | Addl. Assess. | Interest Earned | Expenditures | Ending Balance | % Funded |
|---|---|---|---|---|---|---|---|---|
| 2025 | $175,000.00 | $95,000.04 | — | — | $7,787.50 | $6,522.00 | $271,265.54 | 9.7% |
| 2026 | $271,265.54 | $104,500.08 | $336,000.00 | — | $17,203.05 | $289,389.14 | $439,579.53 | 15.8% |
| 2027 | $439,579.53 | $114,950.04 | — | — | $17,396.91 | $41,765.00 | $530,161.48 | 19.0% |
| 2028 | $530,161.48 | $126,445.08 | — | — | $20,768.44 | $56,083.00 | $621,292.00 | 22.3% |
| 2029 | $621,292.00 | $139,089.60 | — | — | $24,179.29 | $79,710.39 | $704,850.49 | 25.3% |
| 2030 | $704,850.49 | $152,998.56 | — | — | $27,347.24 | $338,387.29 | $546,809.01 | 19.6% |
| 2031 | $546,809.01 | $168,298.32 | — | — | $22,083.54 | $353,661.37 | $383,529.49 | 13.7% |
| 2032 | $383,529.49 | $185,128.20 | — | — | $16,663.28 | $140,849.17 | $444,471.79 | 15.9% |
| 2033 | $444,471.79 | $188,830.80 | — | — | $18,861.05 | $16,084.56 | $636,079.09 | 22.8% |
| 2034 | $636,079.09 | $190,719.12 | — | — | $25,600.35 | $61,174.45 | $791,224.11 | 28.4% |
| 2035 | $791,224.11 | $190,719.12 | — | — | $31,030.43 | $275,583.96 | $737,389.70 | 26.4% |
| 2036 | $737,389.70 | $190,719.12 | — | — | $29,146.22 | $32,363.29 | $924,891.75 | 33.1% |
| 2037 | $924,891.75 | $190,719.12 | — | — | $35,708.80 | $5,619.23 | $1,145,700.44 | 41.1% |
| 2038 | $1,145,700.44 | $190,719.12 | — | — | $43,437.10 | $46,878.81 | $1,332,977.85 | 47.8% |
| 2039 | $1,332,977.85 | $190,719.12 | — | — | $49,991.81 | $54,830.41 | $1,518,858.37 | 54.4% |
| 2040 | $1,518,858.37 | $190,719.12 | — | — | $56,497.63 | $260,784.82 | $1,505,290.30 | 53.9% |
| 2041 | $1,505,290.30 | $190,719.12 | — | — | $56,022.75 | $321,029.90 | $1,431,002.26 | 51.3% |
| 2042 | $1,431,002.26 | $190,719.12 | — | — | $53,422.66 | $139,331.82 | $1,535,812.23 | 55.0% |
| 2043 | $1,535,812.23 | $190,719.12 | — | — | $57,091.01 | $13,843.05 | $1,769,779.31 | 63.4% |
| 2044 | $1,769,779.31 | $190,719.12 | — | — | $65,279.86 | $829,407.05 | $1,196,371.24 | 42.9% |
| 2045 | $1,196,371.24 | $190,719.12 | — | — | $45,210.58 | $60,145.22 | $1,372,155.72 | 49.2% |
| 2046 | $1,372,155.72 | $190,719.12 | — | — | $51,363.03 | $639,735.43 | $974,502.44 | 34.9% |
| 2047 | $974,502.44 | $190,719.12 | — | — | $37,445.17 | $39,895.21 | $1,162,771.52 | 41.7% |
| 2048 | $1,162,771.52 | $190,719.12 | — | — | $44,034.59 | $65,689.98 | $1,331,835.25 | 47.7% |
| 2049 | $1,331,835.25 | $190,719.12 | — | — | $49,951.82 | $48,117.14 | $1,524,389.05 | 54.6% |
| 2050 | $1,524,389.05 | $190,719.12 | — | — | $56,691.20 | $433,862.48 | $1,337,936.89 | 48.0% |
| 2051 | $1,337,936.89 | $190,719.12 | — | — | $50,165.38 | $64,644.49 | $1,514,176.90 | 54.3% |
| 2052 | $1,514,176.90 | $190,719.12 | — | — | $56,333.78 | $44,914.78 | $1,716,315.02 | 61.5% |
| 2053 | $1,716,315.02 | $190,719.12 | — | — | $63,408.61 | $38,343.36 | $1,932,099.39 | 69.2% |
| 2054 | $1,932,099.39 | $190,719.12 | — | — | $70,961.06 | $140,198.72 | $2,053,580.85 | 73.6% |
Annual Expenditures
Hover each bar for category detail · Red bars = over $400K
Reserve Fund Balance
Ending balance each year · Red = under $200K · Gold = $200K–$500K · Green = over $500K
% Funded Trend New
Funding ratio vs. fully-funded standard (70%) · Orange ≥22% · Yellow ≥12% · Red <12%
Owner Communication Summary
Near-term focus: 2025–2029 · Plain-language format
Horizon Towers Condominium Association
Reserve Fund — Owner Summary
5-Year Snapshot · 2025–2029 · Prepared April 2026
Inflation Rate
3.00%
Investment Return
3.50%
% Funded (2025)
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What is the Reserve Fund? Money set aside each month by all owners to pay for major repairs and replacements — roofing, elevators, concrete, and more. A well-funded reserve reduces the need for special assessments over time. The 2026 special assessment is a one-time step to strengthen our reserves — the goal is to build toward a fully-funded position so future assessments become unnecessary.
5-Year Spending Plan — Major Categories
2025–2029 · Categories with planned expenditures only
5-Year Cash Flow
2025–2029
| Year | Contributions | Total Assess. | Expenditures | Ending Reserve | % Funded |
|---|
Per-unit approximations (83 units, equal share): 2026 special assessment ≈ $4,048/unit · 2025 annual reserve contribution ≈ $1,145/unit/year ($95/month), growing over time. Actual allocation is determined by square footage — contact the Board or Property Manager for your specific amount.
Questions? Contact the Board or Property Manager. The full 30-year study is available upon request. · Prepared by Facilities Advisors — Rocky Mountain · License #F701122