Post on 30-Dec-2015
description
The Risk of Failing to Build Reserves
Presenter:
Kay Bushey
Seminar Goals
1. How to locate the legal guidelines
2. Possible risks of no reserves
3. How to approach a reserve study
Reserve Guidelines
What is the 10% Rule?
Where do we find the Rule?
Association By-laws
Rules pertaining to reserves within the association are “usually” outlined in the Assessment section.
State Condo Act – 559.205 Reserve Fund
Section 105. A reserve fund for major repairs and replacement of common elements shall be maintained by the associations of co-owners. The administrator may by rule establish minimum standards for reserve funds.(Effective July 1, 1978)
www.CummingsManagement.com
Resource Center > Law & Legislation
Condominium Administrative Rules - R 559.511
DEPARTMENT OF CONSUMER AND INDUSTRY SERVICES
BUREAU OF CORPORATIONS, SECURITIES AND LAND DEVELOPMENT
MOBILE HOME AND LAND RESOURCES DIVISION
CONDOMINIUMS
In 1985 Administrative Rules were created to provide additional guidelines to the Michigan Condo Act for the association of co-owners.
Are Budgets Based UponRevenues or Expenses?
Cummings Policy:
Budgeted Revenues and Expenses are “equal” to each other.
This policy eliminates the worry of interpreting what the budget is.
Possible Risks
Cancellation of Directors & Officers Insurance
Cancelled Real Estate closings Loss of FHA approval Future additional assessments
Amount of Reserve Fund
What items need to be evaluated to determine an adequate amount for the reserve fund?
Non-repetitive maintenance items Roofs Roadways Sidewalks Pools Mechanical components (boilers/pumps)
IRS Guidelines forSpending Reserves
IRS does reserve the right to evaluate if reserves are spent on qualifying items.
IRC Section 118 (Internal Revenue Code) defines reserve fund and could require an association to produce a “reserve study” to support the fund. One item that is clearly exempt/non-qualified is “painting.”
Note: The failure to follow these guidelines could result in “taxation” of the accumulated funds.
Reserve Studies
There are many organizations who could provide a reserve study for your use. Associations may also choose to tackle this task on their own. The difficult task is to “annually” fund the reserve account.
Reserve Study Specialists
Reserve Advisors
Nik Clark – 800.221.9882
Building Reserves
Kevin Bobb – 877.514.8256
Quickreserves
www.quickreserves.com (888.527.1700)
Reserve Study – Self Help
How to start a self study if you should
choose to undertake this task?
Future Calculator Sitewww.uic.edu/classes/actg/actg500/pfvatutor
Sample Reserve Study
XYZ Condo AssociationRoofing Study Current Age Years Left Current Future 2014 2015 2016 2017 2018
Building #1 15 5 $5,500 $6,072 $1,214.40 $ 1,214.40 $ 1,214.40 $ 1,214.40 $ 1,214.40
Building #2 17 3 $7,500 $7,959 $2,653.00 $ 2,653.00 $ 2,653.00
Building #3 18 2 $4,800 $5,092.32 $2,546.16 $ 2,546.16
Annual Reserve Contribution $6,413.56 $ 6,413.56 $ 3,867.40 $ 1,214.40 $ 1,214.40
Managing a Reserve Fund
(Sample forms in handout)
Thank You For Attending!
CummingsManagement.com
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Flint, MI 48507