Reserve study for HOA boards in West Palm Beach, FL

A reserve study is the report that tells a board what its roof, paving, waterproofing and other big components will cost to replace and how much to set aside each year. It is prepared by a qualified professional the board engages. Our part is the rest of the job: knowing when the study is due, turning its recommendation into a budget line owners can follow, and keeping the delinquency process steady so the money actually arrives.

West Palm Beach boards face the same Chapter 718 and Chapter 720 rules as the rest of the state, but their buildings do not behave like the rest of the state. Salt air, a 170 mph coastal wind band and a permit process run by the City change what reserves have to cover. Randolph Scott Bell was born and raised in West Palm Beach, holds Florida Community Association Manager license CAM34850 and firm license CAB3255, and attends association meetings himself rather than sending a coordinator.

For residential condominium buildings three habitable stories or higher, section 718.112(2)(g) requires a structural integrity reserve study (SIRS) at least every 10 years, covering roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, and windows and exterior doors. For budgets adopted on or after December 31, 2024, a unit-owner-controlled association required to have one may not vote to waive or reduce reserves for those components, and the reserve amounts must follow the study. Our milestone inspection and SIRS guide covers the deadlines in detail.

Homeowners' associations fall under Chapter 720, which treats reserves differently from Chapter 718. What binds an HOA is largely its own declaration and budget, so ask your association attorney which rules apply to your community before the board votes. The wider finance calendar, from budget drafting to collections, is on our HOA budget, reserves and collections page.

The City permits the replacement. West Palm Beach is an incorporated city with its own Development Services Department, Building Division. Permits, plan review and inspections run through the City's EPL (Enterprise Permitting & Licensing) platform and its Civic Access portal, not the Palm Beach County Building Division. A roof, window or waterproofing replacement that the study schedules will go through that system, so a board that plans the year before the work starts avoids a permit-driven delay.

Wind and salt. Under the FBC 8th edition and ASCE 7-22 ultimate design wind speed map (Risk Category II, Exposure C), the city's coastal core, including downtown and the neighbourhoods along the Intracoastal, falls in the 170 mph band. Replacement windows and exterior doors need a Florida Product Approved unit rated to that standard, which is a real input when the study prices the windows and doors component. Salt air shortens the life of roof fasteners and hardware, so ask the study provider how the local exposure was reflected in the useful-life estimates.

Historic districts. El Cid, Flamingo Park, Old Northwood Historic District and Southland Park are City of West Palm Beach Historic Preservation districts. There, the Historic Preservation Board must approve exterior changes before a permit is finaled, so a board whose building sits in one should allow time, and a cushion in the reserve line, for exterior components. Grandview Heights, SoSo and Prospect Park follow standard City permitting unless the property sits in a private HOA.

A contractor in the same office. Randolph also holds a Certified General Contractor license (CGC1528750) and a Certified Roofing Contractor license (CCC1332751). When a study names the roof or the exterior as the next big spend, a board can have a licensed contractor look at the component before the number goes into the budget.

1. Find the date of the last study and the date the next one is due.
2. Check whether the building is covered by the SIRS rules, and if it is, which components the study must include.
3. Put the study's recommended contribution into the draft budget, not whatever is left over.
4. Ask for contractor pricing on the largest component before the budget is final.
5. Confirm the notice and meeting steps for adopting the budget with the association attorney.
6. Review the delinquency report monthly, because reserve contributions depend on assessments being paid.

We do not publish a management fee or a collection percentage on this page. Our fees guide explains how management fees are generally structured, and a board changing firms can start with switching HOA management companies.

Boards in West Palm Beach often need the building itself looked at next. If the study names the roof, see roofing in West Palm Beach; for concrete, openings and permitted exterior work, construction in West Palm Beach. Clearing a lot or hauling debris after a storm is land services in West Palm Beach, and an owners' meeting or community event can be catered by the AMERICA food truck in West Palm Beach.

The same reserve work for a coastal north-county board is on our Jupiter reserve study page. For day-to-day management in nearby towns, see condo association management in Lake Worth.