Which law, here as everywhere
The reserve rules are state law and apply the same way in Duval as in the rest of Florida. A homeowners' association under chapter 720 has reserves only if its declaration or its members create them. A condominium under chapter 718 must budget reserves, and each building three habitable stories or higher needs a SIRS at least every 10 years.
For a Duval board
- Oceanfront condos in Jacksonville Beach, Neptune Beach and Atlantic Beach should confirm their building official before planning the milestone and SIRS together.
- Jacksonville's suburban HOAs on the Southside and the Westside are chapter 720 communities; their reserves exist only if created.
- Salt air reaches well inland along the St. Johns River. Ask the firm to justify the useful lives it assigns to metal railings and exterior paint.
Typical fees
| Community size | Typical fee | What it usually covers |
|---|---|---|
| Under 50 homes or units | $1,500 to $5,000 | One pool or clubhouse at most, short private roads |
| 50 to 150 | $2,000 to $8,000 | Gate, amenity center, some paving and drainage |
| 150 to 300 | $5,000 to $20,000+ | Several buildings or a long list of common elements |
| 300 and over | from $10,000 | Master associations and large campuses |
| SIRS, per building | $5,000 to $16,500+ | Condo buildings of three habitable stories or more; coastal towers run higher |
Typical ranges, rounded. A guide, not a quote.
Firms that name Duval
Firms with an office in the area or that say they cover all of Florida, from their own websites. Not a recommendation.
Orlando
Reserve studies, SIRS. Says it serves all 67 Florida counties.
FPAT (Felten Property Assessment Team)
Safety Harbor
Reserve studies, SIRS, insurance appraisals. Shows CAI and APRA membership on its site.
More on the Florida firms page.