Condominium Associates · Board Tools

Florida Association Budget Calculator

Work out the dues your community needs, see how your spending compares with typical budgets, and check whether your reserves can cover what's coming — with Florida's SIRS and budget rules built in.

Rules current through HB 913 (2025) Example figures loaded — replace with yours
1

Your community

The community type sets the benchmarks and which Florida rules apply. Choosing one also loads a matching example until you start editing.

Units that pay assessments
$ /unit
Average regular assessment per unit
$
Interest, late fees, rentals, laundry
%
Share of assessments you don't expect to collect
2

Operating costs

Enter what each category will cost next year. Use last year's actuals plus renewal quotes where you have them. Each line shows its share of the total budget against a typical range.

3

Reserves

Reserves pay for big, predictable replacements. List your components below (copy them from your reserve study if you have one) and the calculator tests your planned contribution over 30 years.

$
All reserve accounts at fiscal year start
$
What this budget puts into reserves
%/yr
Applied to future replacement costs
%/yr
On the reserve balance
%/yr
Yearly increase in the contribution
Component Category Replacement cost Useful life Remaining Per year
4

Five-year outlook

Project the dues needed if costs keep rising. Insurance gets its own trend because in Florida it has moved very differently from everything else.

%/yr
%/yr
Budget year Insurance Other operating Reserves Total budget Dues / unit / mo Change
Florida rules that shape your budget
How the numbers are calculated
  • Dues needed = (operating costs + contingency + reserve contribution − other income) ÷ (units × 12 × (1 − collection loss)).
  • Contingency is a percentage of operating costs, kept separate so it isn't spent as routine maintenance.
  • Typical ranges are directional shares of the total budget drawn from industry guidance (maintenance 25–30%, landscaping 10–15%, insurance 8–12%, utilities 8–10%, administration 8–12%, contingency 3–5%, reserves 15–40%, higher for condos and high-rises). Your actuals and reserve study always take priority.
  • Percent funded = reserve balance ÷ fully funded balance, where fully funded balance = Σ replacement cost × (useful life − remaining life) ÷ useful life. Bands follow common reserve-study practice: 0–30% weak, 30–70% fair, 70%+ strong.
  • Baseline contribution is the smallest first-year contribution (growing at your contribution growth rate) that keeps the reserve balance above zero in every one of the next 30 years. Florida requires a SIRS to include a baseline funding plan built on this test.
  • Straight-line contribution funds each component separately: (inflated cost at replacement − its share of today's balance) ÷ remaining years. This is the most conservative method and is the classic way Florida condos fund each reserve item.
  • 30-year projection : each year the balance earns interest, receives the contribution, and pays for any component reaching the end of its life at the inflated cost. Components repeat on their useful-life cycle.

Sources

This calculator produces planning estimates from the figures you enter and general industry guidance. It is not a reserve study, an engineering report, or financial, legal or accounting advice. Florida's condominium and HOA laws change often; confirm requirements with your association attorney, CPA and reserve-study provider before adopting a budget or changing assessments.

Dues needed to balance

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Budget mix

Reserve health

Board checklist

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    Get a second set of eyes

    Condominium Associates builds budgets, coordinates SIRS and milestone inspections, and presents the numbers to owners for communities across Tampa Bay and Sarasota.