Reserve Study Executive Summary

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1 Reserve Study Executive Summary Association Name: Location: 8550 Lynx Rd., San Diego, CA Fiscal Year Ending: June 30, 2017 No. of Units: 440 Built: 1975 Level of Study: Level III: Update with no On-Site Inspection Last Reserve Study with On-Site inspection: June 30, 2016 CURRENT FISCAL YEAR END SUMMARY OF RESERVE COMPONENTS (See Reserve Analysis Worksheet, pg. 5, for breakdown of all components individual lives, current costs, and projected future replacement costs) Reserve Estimated Estimated Estimated Annual Accumulated Allocation Percent Component Useful Remaining Replacement Funding Funding of Fund of Fund Groups Life Life Cost Requirement Requirement Balance Balance ROOFING - POOL BUILDING $ 4,485 $ 150 $ 2,841 $ % PAINTING/REPAIRS ,312 3,048 52,974 16, % FENCE/GATES ,630 2,282 26,064 8, % PAVED SURFACES ,000 3,222 99,778 30, % POOLS ,225 6,212 56,854 17, % LANDSCAPING/IRRIGATION ,525 1,351 5,523 1, % LIGHTING , ,830 1, % MISCELLANEOUS ,700 1,028 8,378 2, % CONTINGENCY (5%) 15, ,812 3, % TOTALS $ 335,556 $ 18,545 $ 269,054 $ 83,410 CURRENT FISCAL YEAR RESERVE FUNDS Current Budgeted Annual Reserve Allocation $ 15,600 Reserve Fund Balance as of: April 30, 2017 $ 80,810 Anticipated Funding to Year End 2,600 Anticipated Expenditures to Year End - Cash Projected at Year End June 30, 2017 $ 83,410 Accumulated Funding Requirement (Fully Funded) $ 269,054 Percentage Funded at the end of this Fiscal Year 31.0% Accumulated Deficiency for Current Fiscal Year $ 185,643 Per Unit $ 422 Deferred repair/replacement of any major component with a remaining life of 30 years or less? YES RESERVE FUNDING OPTIONS FOR THE FISCAL YEAR ENDING: 2018 per unit per month per year funding options assume a 3% increase, unless otherwise noted Annual Requirement Funding: $ 3.62 $ 19,101 Current Budgeted Funding: $ ,068 Recommended Funding: $ ,160 Special Assessment/s Recommended? YES For funding option details please see Reserve Study Summary page 2 We present this summary of the repair and replacement funding program of the Association as of June 30, 2017, and the related reserve funding projection for the 30-year period from 2017 to 2047, based on information provided by management and based upon the consultant's estimates of the most probable reserve component replacement costs, conditions, and lives. The annual requirement is based on the cost of each component divided by its total useful life. The accumulated requirement is the annual requirement multiplied by the number of years each component has been in service. The difference between accumulated requirement total and the actual cash balance may indicate a deficit which would be expressed in the percentage funded. The above information is a condensed summary of the reserve study, in compliance with CA Civil Codes 5300, 5550, and 5600, and is intended to be included in the annual budget package to be provided to owners not less than 30 nor more than 90 days prior to the Association fiscal year end. CACC 5550 requires an on-site inspection every 3 years, and the study to be reviewed annually. Assumptions have been made about costs, conditions, and future events that may occur. Some of these assumptions may not materialize; and unanticipated events and circumstances may occur subsequent to the date of this report. Therefore, the actual replacement costs and lives may vary from this report and the variations may be material. The compilation of this reserve funding analysis and projection is based on representations of management and the consultant's estimates. We have not audited or reviewed the accompanying analysis and projections and, accordingly, do not express an opinion or any other form of assurance on them. We assume no responsibility to update this report for events occurring after the date of issuance of this report. May 23, 2017 Sonnenberg & Company, CPAs Sonnenberg & Company, CPAs Reserve Study Summary, Page 1

2 Level III: Update with no On-Site Inspection June 30, 2017 Inflation and Interest Earned on Reserves: As an industry standard, provision has been made in the funding projections for inflation, computed at three percent (3%), and an assumed 1% net interest on the reserve balance has been added to the reserve funds. As costs increase in the future, the annual reserve reports should be revised accordingly. Reserve Calculations: Based on estimated current replacement costs of $335,556 and estimated normal and remaining useful lives as determined by the independent consultant, the annual funding requirement is calculated to be $18,545. The accumulated funding requirement is calculated to be $269,054. As of June 30, 2017, the Association may have $83,410 in accounts designated as reserve funds. Therefore, a deficit of $185,643 has been calculated, with a funding percentage of 31.0%. A portion of the annual reserve requirement may be provided for in the operating budget. Industry Standard Measure of Funding Strength: 0% - 30% = WEAK At this level of funding, Special Assessments and deferred maintenance are likely. 31% - 70% = FAIR At this level of funding Special Assessment and deferred maintenance are less likely, but could still pose a concern. Efforts should be taken to increase to a healthier level of funding. >70% = STRONG At this level of funding the Association should be well covered, with hopefully no need for deferred maintenance or Special Assessments. Funding Calculations: There are a variety of methods by which the Association can approach the desired level of funding. The Board is responsible for determining the optimum funding program. We have calculated three options: Option 1: Annual Requirement Funding: This option assumes that the Association will maintain the annual funding requirement as calculated on page 5, without regard to any funding deficiency. Currently the annual requirement allocation is $19,101 or $4 per unit per month (based on annual funding requirement, plus 3% inflation increase) beginning next fiscal year. Deficits could occur beginning FY 2017/18. Option 2: Current Funding: The current budgeted funding level is projected over the 30-year period, including three percent (3%) annual increase, as compared to option 1 and 3. Currently, with the 3% increase, $16,068 or $3 per unit per month will be allocated to reserves next fiscal year. Reserves are currently at the Fair level of funding, but falling. Deficits could occur beginning FY 2017/18. Option 3: Recommended Funding: This option is intended to calculate the amount of funding that would be the most sufficient for the Association over the next 30 years. The Current Budgeted Funding, and the Annual Requirement Funding are both taken into consideration while creating a Recommended Funding that is hopefully achievable by the Association. Recommended funding is, $17,160 or $3 per unit per month. To avoid deficits, and to bring reserves back into an adequate level of funding, a Special Assessment is needed in FY 2017/18, along with 10% Regular Reserve Allocation annual increases in FY s 2017/18 through 2020/21. To then avoid any future overfunding of the reserves, no annual increases should be needed in FY s 2024/25 through 2031/32. Reserves could maintain the Fair level of funding beginning FY 2021/22, and could reach the Strong level of funding beginning FY 2026/27. Recommended Special Assessment details can be seen in the Assessment and Reserve Funding Disclosure Summary on page 3. Sonnenberg & Company, CPAs Reserve Study Summary, page 2

3 (1) Regular Assessments - Assessments to members are averaged at $200 per unit per year for the year ending June 30, Date assessment is due: N/A (3) Reserve Account Balances - (4) Additional Assessments - Assessment and Reserve Funding Disclosure Summary June 30, 2017 * If assessments vary by the size or type of unit, the applicable assessment rates may be found in the Association s accompanying Annual Budget and /or can be provided by the Association/management agent. (2) Special Assessments - Additional assessments that have already been scheduled to be imposed or charged, regardless of the purpose, which have been approved by the Board and/or members: Amount/ unit/month Yes No X If the answer to #3 is No, what additional assessments or other contributions to reserves would be necessary to ensure that sufficient reserve funds will be available each year during the next 30 years that have not yet been approved by the board of directors or the members? Recommended Funding: To avoid deficits, and to bring reserves back into an adequate level of funding, a Special Assessment is needed in FY 2017/18, along with 10% Regular Reserve Allocation annual increases in FY s 2017/18 through 2020/21. To then avoid any future overfunding of the reserves, no annual increases should be needed in FY s 2024/25 through 2031/32. Reserves could maintain the Fair level of funding beginning FY 2021/22, and could reach the Strong level of funding beginning FY 2026/27. Recommended Special Assessments Fiscal Yr of Assessment Amount/ unit/month 2017/18 $ $ Purpose of this assessment is to fund or supplement the replacement costs of: Based upon the most recent reserve study and other information available to the board of directors, will currently projected reserve account balances be sufficient at the end of each year to meet the Association s obligation for repair/and or replacement of major components during the next 30 years? (5) Major Components - All major components are included in the reserve study and are included in its calculations. Total Assessment 120, (6) Current Funding Comparison - As of the current reserve study or update, the balance in the reserve fund is projected to be $83,410. Based on the method of calculation in paragraph 4 of subdivision (b) of Section 5570, the estimated accumulated funding requirement is $269,054. The percentage funded is: 31.0% (7) Funding over next 5 Budget Years - Based on the method of calculation in paragraph 4 of subdivision (b) of Section 5570, the estimated amount required in the reserve fund at the end of each of the next five budget years is projected to be: $67,428 $69,820 $73,227 $87,519 $94,765 The projected reserve fund cash balance at the end of each of those years is projected to be, taking into account only assessments already approved and other known revenues, as follows: -$119,859 -$120,018 -$119,221 -$107,586 -$103,025 % Funded % % % % % If the recommended reserve funding plan is approved by the Association and implemented, the projected reserve fund cash balance at the end of each of those years would be: $1,233 $3,412 $7,960 $24,957 $35,208 % Funded 1.8% 4.9% 10.9% 28.5% 37.2% The law does not require the Association to fund reserves in accordance with these calculations. The financial representations set forth in this summary are based on best estimates of the consultant at the time. These estimates regarding costs, lives and conditions are subject to change. An assumed long-term inflation rate to be applied to major component repair and replacement costs was 3% per year. An assumed long-term net interest rate earned on reserve funds is 1% per year. Per CACC 5550, the Association is required to adopt a 5 year funding plan. May 23, 2017 Sonnenberg & Company, CPAs Assessment & Reserve Funding Disclosure Summary, Page 3

4 June 30, 2017 Major Repairs and Replacements Funding Requirements 440 Units; Built 1975 First Five Year Projection Consultant's Report: Accountant's Program: (source key: C = Consultant; M = Management/Board of Directors; V = Vendor; A = Actual Cost) Current Estimated Annual Accumltd Cash Units Unit Replcmt Life: Funding Funding In Deficit COMPONENT Measured Cost Srce Cost Usfl Rmg Reqrmnt Reqrmnt Reserves Disb Disb Disb Disb Disb ROOFING - POOL BUILDING Replacement cost includes partial sheathing replacement & Re-use of original tiles Tile Underlayment 690 sf 6.50 C $ 4, , (1,960) Subtotal $ 4,485 PAINTING/REPAIRS! Awning Frame Total C $ (400) 725! Exterior Wood-Exposed Total C 2, , (1,187) 2, Note: Lanai has been removed; Plans for new Shade Structure in the works at the time of this study Allowance, and Lives, for Lanai have been adjusted to help with assumed expense on new Shade Structure Exterior Wood, Replacement/Repair (Lanai) Allowance C 50, ,000 48,000 14,881 (33,119) 50,000 Interior Surfaces - Restrooms 160 sf Total C (28) Stucco - Pool Bldg Exterior 870 sf Total C (359) Wood Pool/Park No intentions of painting wood fencing (per M) Wrought Iron Pool Fence & Gates 2,114 sf 1.20 C 2, , (1,459) 2,537 Subtotal $ 56,312 FENCE/GATES Electronic Card Reader/Gate Opener System Total C/M $ 12, ,042 10,417 3,229 (7,187) 12,875 Panic Pool Gates 2 ea C 1, , (802) 1,736 Wood Fence - 6ft 175 lf C 5, , (1,847) Metal Pool Fence - 7ft 302 lf C 19, ,208 3,164 (7,043) Metal Gates 2 ea 1, C 2, , (1,104) 2,240 Subtotal $ 41,630 PAVED SURFACES Concrete Paving Allowance C $ 5, ,000 2, (1,380) 5,300 Pool Concrete Deck Total M/C 100, ,222 97,778 30,312 (67,465) 100,000 Subtotal $ 105,000 POOLS Chlorinator System Automated - Large Pool 2 ea 3, C/M $ 6, ,480 1,389 (3,091) 6,784 Chlorinator System Automated - Wade Pool 1 ea 3, C/M 3, , (1,546) 3,392 Coping Tiles - Large Pool 224 lf C 7, ,235 2,243 (4,992) 7,616 Coping Tiles - Wade Pool 76 lf C 2, , (1,694) 2,584! Decoseal Joint Caulk - Large Pool 224 lf 6.50 C 1, (670) 1,456 1,587! Decoseal Joint Caulk - Wade Pool 76 lf 6.50 C (227) ! Decoseal Joint Caulk - Concrete Decking 150 lf 6.50 C (448) 975 1,063 Filter - Large Pool 1 ea 1, C 1, (276) Filter - Large Pool 2 ea 1, C 2, (552) Filter - Large Pool 1 ea 1, C 1, (276) Filter - Wade Pool 1 ea 1, C 1, (255) Pump/Motor - Variable Motors 3 ea 2, C 6, ,850 1,194 (2,656) 7,392 Pump/Motor - One Speed Motor 1 ea 1, C 1, (552) 1,030! Resurface/Retile - Large Pool Total C 14, ,208 13,292 4,121 (9,171) 14,500! Resurface/Retile - Wade Pool Total C 5, ,583 1,421 (3,162) 5,000 Solar Heater System has been removed (FY '17); New system to be determined 2018 Solar Heater (38 panels) Total C 15, ,000 14,000 4,340 (9,660) 15,000 Subtotal $ 71,225 LANDSCAPING/IRRIGATION Backflow Valves 1 ea 1, C $ 1, , (898) 1,690

5 June 30, 2017 Major Repairs and Replacements Funding Requirements 440 Units; Built 1975 First Five Year Projection Consultant's Report: Accountant's Program: (source key: C = Consultant; M = Management/Board of Directors; V = Vendor; A = Actual Cost) Current Estimated Annual Accumltd Cash Units Unit Replcmt Life: Funding Funding In Deficit COMPONENT Measured Cost Srce Cost Usfl Rmg Reqrmnt Reqrmnt Reserves Disb Disb Disb Disb Disb Irrigation Control Valves Allowance C (160) Landscaping/Irrigation Renovation Allowance C 6, , (828) Irrigation Timers Allowance C 1, (69) Tree Trim Allowance C (322) Tree Removal Allowance C 2, , (1,533) 2,500 Subtotal $ 12,525 LIGHTING Post Lights 8 ea C $ 5, , (1,863) Lanai Lighting 4 ea C (393) 600 Misc. Lighting 8 ea Allowance C (386) 721 Subtotal $ 6,700 MISCELLANEOUS Ceramic Tile Shower 1 ea Total C $ 3, (299) Restroom Remodel 2 ea Total C 10, , (920) Storage Shed Total C 3, , (1,345) Canvas Awning Total C 2, , (1,770) 2,850 Lanai Framing/Wood Repair Line item combined with "Exterior Wood, Replacement/Repair (Lanai)" in PAINTING/REPAIRS Awning Framework Life of the Project Water Heater 1 ea 1, C 1, , (747) 1,288 Benches, Custom 3 ea C 1, , (699) 1,512 Subtotal $ 21,700 CONTINGENCY (5%) 15, ,812 3,972 (8,840) 10, TOTALS $ 335,556 18, ,054 83,410 (185,643) 220,171 16,709 16,250 5,923 13,524! Repair/replacement deferred by Board of Directors Accumulated Funding Requirement -> 269,054 67,428 69,820 73,227 87,519 94,765 Prepared by Sonnenberg & Company CPAs Reserve Analysis Worksheets, Page 5

6 Major Repairs and Replacements Funding Requirements 440 Units; Built 1975 Following Six to Thirty Year Projection Estimated Usfl/Remg COMPONENT Life Disb Disb Disb Disb Disb Disb Disb Disb Disb Disb Disb Disb Disb Disb Disb Disb Disb ROOFING - POOL BUILDING Tile Underlayment ,831 PAINTING/REPAIRS Awning Frame ,051 Exterior Wood-Exposed 5 1 2,473 2,795 3, Note: Exterior Wood, Replacement/Repair (Lanai) 25 1 Interior Surfaces - Restrooms Stucco - Pool Bldg Exterior Wood Pool/Park Wrought Iron Pool Fence & Gates 6 1 2,993 3,450 3,907 4,363 FENCE/GATES Electronic Card Reader/Gate Opener System ,375 Panic Pool Gates ,666 Wood Fence - 6ft ,735 Metal Pool Fence - 7ft ,108 Metal Gates ,740 PAVED SURFACES Concrete Paving 5 3 6,050 6,800 7,550 Pool Concrete Deck 45 1 POOLS Chlorinator System Automated - Large Pool ,704 Chlorinator System Automated - Wade Pool ,352 Coping Tiles - Large Pool 20 1 Coping Tiles - Wade Pool 20 1 Decoseal Joint Caulk - Large Pool 3 1 1,718 1,849 1,980 2,111 2,242 2,504 Decoseal Joint Caulk - Wade Pool Decoseal Joint Caulk - Concrete Decking 3 1 1,151 1,238 1,326 1,414 1,502 1,677 Filter - Large Pool ,612 Filter - Large Pool ,224 Filter - Large Pool ,612 Filter - Wade Pool ,488 Pump/Motor - Variable Motors ,768 Pump/Motor - One Speed Motor ,330 Resurface/Retile - Large Pool ,720 24,940 Resurface/Retile - Wade Pool ,800 8,600 Solar Heater (38 panels) ,750 LANDSCAPING/IRRIGATION Backflow Valves 25 4

7 Major Repairs and Replacements Funding Requirements 440 Units; Built 1975 Following Six to Thirty Year Projection Estimated Usfl/Remg COMPONENT Life Disb Disb Disb Disb Disb Disb Disb Disb Disb Disb Disb Disb Disb Disb Disb Disb Disb Irrigation Control Valves ,147 Landscaping/Irrigation Renovation ,260 9,060 Irrigation Timers ,240 1,540 Tree Trim ,015 1,078 1,204 Tree Removal 9 1 3,175 3,850 LIGHTING Post Lights ,858 10,098 Lanai Lighting 20 1 Misc. Lighting MISCELLANEOUS Ceramic Tile Shower Restroom Remodel Storage Shed ,540 Canvas Awning ,705 Lanai Framing/Wood Repair Awning Framework Water Heater ,850 Benches, Custom ,322 CONTINGENCY (5%) ,050 1,418 2, , , TOTALS 3,592 13,303 13,976 9,635 15,369 22,058 29,787 57,494 18,244-32,886 13,403 17,441 15,623-51,583 14,530 Accumulated Funding Requirement -> 112, , , , , , , , , , , , , , , , ,203 Prepared by Sonnenberg & Company CPAs See Accountant s Letter and the Accompanying Notes and Assumptions Reserve Analysis Worksheets, Page 6

8 June 30, Year Cash Projections 440 Units; Built Year Cash Projections: Fiscal Year Ended > Number of Years > Option 1 - Annual Requirement Funding: Deficits could occur beginning FY 2017/18. Regular Dues - Unit/Month Beginning Cash Annual Funding w/3% incrs (includes 3% annual increase) Net Interest On Balance (1%) Annual Disbursements Ending Cash Reserve - Option 1 (116825) (113860) (109846) (94896) (86921) (68370) (58865) (49348) (34786) (25232) (21620) (24967) (55227) (45420) (16527) Option 2 - Current Budgeted Funding: Reserves are currently at the Fair level of funding, but falling. Deficits could occur beginning FY 2017/18. Regular Dues - Unit/Month Beginning Cash Current Funding w/3% incrs (includes 3% annual increase) Net Interest On Balance (1%) Annual Disbursements Ending Cash Reserve - Option 2 (119859) (120018) (119221) (107586) (103025) (87990) (82107) (76321) (65601) (60005) (60469) (68015) (102600) (97247) (72943) (19390) (29134) Option 3 - Recommended Funding: To avoid deficits, and to bring reserves back into an adequate level of funding, a Special Assessment is needed in FY 2017/18, along with 10% Regular Reserve Allocation annual increases in FY's 2017/18 through 2020/21. To then avoid any future overfunding of the reserves, no annual increases should be needed in FY's 2024/25 through 2031/32. Reserves could maintain the Fair level of funding beginning FY 2021/22, and could reach the Strong level of funding beginning FY 2026/27. Regular Dues - Unit/Mth Rec. Special Assmt - Unit /Mth Rec. Special Assmt total Beginning Cash Recommended Funding (inclds 3% annl incrs unless noted) (10% ann incrs in FY's 17/18-20/21) (no ann incrs in FY's 24/25-31/32) Net Interest On Balance (1%) Annual Disbursements Ending Cash Reserve - Option Projected Total Replacement Cost - Projected Funding to Cost Ratio % Percent of Accumulated Reserve Requirement Funded: 31.0% Cash at End of Fiscal Year: Cash at April 30, ,810 Monthly Allocations through year-end 2,600 Anticipated Expenditures through year-end - Cash Projected at Year End June 30, ,410 Prepared by Sonnenberg & Company CPAs See Accountant s Letter and the Accompanying Notes and Assumptions Funding Projection Options, Page 7

9 June 30, 2017 Major Repairs and Replacements Funding Requirements 250 Year-End Reserve Balances Projected Over 30 Years Reserve Balance Thousands (50) (100) (150) Annual Requirement Funding Current Funding Level Recommended Funding Prepared by Sonnenberg & Company CPAs See Accountant s Letter and the Accompanying Notes and Assumptions Chart Relating to Projections, Page 8

Boca Rio Condominium Homeowners Association LEVEL III: UPDATE RESERVE STUDY December 31, 2017

Boca Rio Condominium Homeowners Association LEVEL III: UPDATE RESERVE STUDY Section Page RESERVE STUDY EXECUTIVE SUMMARY 1-2 ASSESSMENT AND RESERVE FUNDING 3 DISCLOSURE SUMMARY (These 3 pages should be