Reserve studies in the Twin Cities suburbs

One building phase, one replacement wave

The Metropolitan Council plans growth across the seven metro counties, and suburban townhome communities in places such as Woodbury, Eden Prairie, Maple Grove, Lakeville and Blaine were typically built in phases over a few years. A community built over three summers tends to need its roofs over three summers too. A good study shows that bunching, so the board can phase the work rather than face one assessment.

Where suburban reserve money goes

• Roofs. Usually the biggest line. Ice dams are common on townhome roofs with low slopes and complicated valleys; the University of Minnesota's guidance on ice dams explains why attic insulation and air sealing matter as much as the shingles.
• Private drives and guest parking. Mill and overlay on a cycle, with crack sealing in the operating budget. Snow plowing scars count too.
• Siding, trim and decks. Freeze-thaw opens caulk joints first; rot shows up behind them later.
• Ponds and storm water features. Many suburban plats carry retention ponds the association maintains. Check the plat and any agreement with the city or watershed district, then make sure the pond is in the study.

Fees in the suburbs

A suburban townhome association is the most straightforward study a provider does, so it usually sits toward the lower end of the ranges in our cost guide for its size. The homepage Minnesota reserve studies example shows how the contribution for a 48-home community builds up.

What to ask

Ask the provider to separate the components the association maintains from the ones each owner maintains under the declaration. Townhome declarations differ on windows, doors, decks and even roofs, and a study that includes owner items overstates reserves.