Reserve studies in Minneapolis and St. Paul

What the city market looks like

The two cities counted 741,481 residents between them in the 2020 Census, and their associations range from four-unit walk-up condos to high-rises along the river and loft conversions in the old mill and warehouse districts. That variety is the first thing a provider will ask about, because it decides how long the site visit takes.

What city buildings add to a study

• Elevators. Modernization is one of the largest single reserve items in a mid-rise, and its timing depends on the controller and machine type, not only age.
• Heated garages and plaza decks. Road salt carried in on cars works into concrete every winter. Membrane and joint replacement belong in the plan, and a structural engineer may be needed for the concrete itself.
• Masonry and tuckpointing. Older brick buildings need cyclical repointing; freeze-thaw speeds it up on the exposed elevations.
• Boilers, chillers and rooftop units. Central plant is expensive and its life varies widely with maintenance. Hand the provider the service records.
• Loft conversions. Historic windows and original structure can come with replacement constraints. Ask the provider whether they have studied a converted building before.

Fees and timing in the cities

Travel is rarely an issue, since many providers work in the metro. The fee is driven by the component count: a 20-unit walk-up can be priced like a townhome community, while a 150-unit tower with a garage and central plant sits in the upper part of the ranges in our cost guide. Book the visit for a snow-free month so the roof and garage deck can be seen.

Our advice for city boards

If the building has a garage or a plaza deck and no engineer has looked at it in the last few years, ask whether the provider will bring one in or rely on a separate condition report. A reserve study prices replacement; it does not certify structure. Read the MCIOA reserve requirements too: the every-third-year reevaluation applies to city associations in the same way.