Fees by size and level
The table gives typical national ranges, a guide, not a quote; Minnesota proposals can land above or below them. What each level includes is defined in the CAI National Reserve Study Standards.
| Scope | Under 50 homes | 50 to 150 homes | 150 to 300 homes |
|---|---|---|---|
| Full study with a site visit CAI Level I | $1,500 to $5,000 | $2,000 to $8,000 | $5,000 to $20,000 |
| Update with a site visit CAI Level II | Usually well below a first full study, since the component list already exists | ||
| Update without a site visit CAI Level III | Often under $1,000, more for large or complex communities | ||
A guide, not a quote
What moves a Minnesota quote
Building type, more than headcount
A 60-home townhome association with roofs, siding and private drives has perhaps 20 to 40 components. A 60-unit condo building adds an elevator, a heated garage with a membrane deck, a boiler or rooftop units, corridors and a fire alarm panel. Expect the condo to cost noticeably more for the same number of homes.
Snow cover
A provider cannot judge shingles, pavement or a garage deck under snow. Site visits between roughly April and November give the board a better report. If the budget is adopted in the fall, book the visit for late spring or summer.
Travel outside the metro
Many providers that cover Minnesota work out of the Twin Cities or another state. Duluth, Rochester, St. Cloud and lake communities may see a travel charge, or a lower fee if the provider can group several visits on one trip. Ask.
The state of the records
A board that can hand over past studies, replacement invoices and as-built drawings saves the provider time. One that cannot pays for the provider to reconstruct them.
The number that matters more
The study fee is small beside what it recommends. In our illustrative 48-home townhome association on the Minnesota reserve studies homepage, straight-line contributions for just five components come to $104,501 to $160,552 a year before inflation and interest. That is why a careful component list is worth paying for: an error on the roof line alone can move the dues of every home.
Comparing proposals
- Check that each proposal states the CAI level, whether a site visit is included, and how many components it expects to inventory.
- Find out who signs the report and what training they hold, and whether a licensed engineer will look at any structural questions.
- Ask what an update will cost in three years. A low first fee with a high update fee is not a bargain.
- Ask whether the funding plan models full and threshold funding, not just one.