Cleveland reserve studies for condo boards

Lake-effect winters and what they wear out

The National Weather Service office in Cleveland forecasts lake-effect snow for the snowbelt east of the city every winter. Repeated freeze and thaw, plus salt, is hard on concrete balconies, walkways, garage decks, masonry joints and asphalt. Ask the provider to look closely at those items and to say how they arrived at each remaining useful life.

Older buildings need a deeper look

For a mid-rise or a converted building, a visual study alone may not be enough. Facade masonry, parking structures and original plumbing risers sometimes need an engineer's condition survey first, with the reserve study built on its findings. If the building has had leaks, spalling or a riser failure, say so in your request, so the right kind of provider is matched.

Elevators, boilers, chillers and roof membranes on a flat-roof building are large single expenses. Check that the study shows each one in its own year rather than averaged out.

Where your documents are

Cuyahoga County records deeds and condominium declarations through the Fiscal Officer. If the association's copy of the declaration or a drawings exhibit is missing, the recorded copy is the one the provider should read.

What to have ready for a Cleveland provider

• Recorded declaration with drawings, and every amendment
• Elevator, boiler and roof service reports
• Any engineer's or facade report from the past ten years
• Last three years of capital spending

Fees and timing

Fees in Cleveland follow the statewide picture: a full study runs from about $1,500 to $20,000 depending on scope (fee table). Order about four months before the start of your fiscal year so the draft reaches the budget meeting, and remember the budget must carry adequate reserves under Ohio Rev. Code 5311.081 unless owners waive them.