The reserve study you'll actually read.
Let the math do the talking: we turn a tense, emotional decision into a clear, data-backed one.
Your reserve study is the map. We help you read it.
Sat in your seat
We have served boards and communities for more than a decade. We know the hard conversation with homeowners, and we have solutions for it.
Real-world construction
The company began with brick-and-mortar work. Inspectors come with that eye — buildings, roadways, and the rest, from the inside out.
Funding math a treasurer can defend
Not a black box. Safety and water damage first, then a funding plan that matches how a community actually pays.
A tailored report
No community is exactly alike. We advise on the assets, then build a financial plan that works for yours.
Our team has completed thousands of reserve studies.
4/10 Guarantee: your report within 4 weeks of inspection, or 10% off your invoice.
Personalized Study Review & Handoff Meetings
Expert and exclusively focused on reserves
Most reserve studies end up in a drawer.
A good study is useless if your board can't understand it or act on it. Too many firms hand over a dense report and disappear. Special assessments still blindside owners. NSR exists to fix that: a study that's genuinely readable, and a real person who stays with you through the funding decisions.
Three reasons the report leaves the drawer.
We've sat in your seat
We've served on boards and worked in construction. We know what it's like to face a failing roof and an underfunded reserve. We translate the technical into decisions you can actually make.
See why we sat in your seatFunding math a treasurer can defend
Your funding plan isn't a static 30-year table. We model scenarios — what if you phase a project, adjust dues, or hit inflation — so your board can steer with confidence.
Walk the processA study you'll actually read
See for yourself: four annotated pages from a real study, with notes on what each one tells a board.
Open the sample report
HOAs, condos, and the specialty cases.
HOA / PUD
Homeowner / PUD
Every HOA is different — different assets, financials, history and operating procedures. Each is taken into consideration to customize your 30-year budget and build a long-term savings plan that fits your community.
Condo / High-Rise
Condos / High Rises / Apartments
With a plethora of assets and a heavy expense load, no stone is unturned and no asset left out. We recognize the rigidity such a plan needs and know how to guide you through it.
Other
Golf, municipal, commercial, professional offices
Golf and resort, city and municipal assets, parks and recreation, business parks, and professional offices — each with a long-term plan tailored to the work.
Property managers: we make you look good.
Reliable turnaround, board-ready presentations, and portfolio handling. Managers send us association after association because the process is easy and their boards trust the result.
Three steps. Then we stay.
01
Physical Inspection
We complete a physical site inspection with our qualified inspector, meeting you onsite for a pre-inspection walk-through. You share what you know and let us go — we gather, document, photograph, measure and count each asset. Where questions remain, our follow-up is swift and direct.
02
Reserve Funding & Report
We convert all objective and subjective information into usable data so the math can do the talking. Our team’s decades of industry knowledge poured into weeks of data compilation and vetting — each component reviewed by multiple NSR staff members.
03
Consult & Deliver
With solid math and true consultants to navigate a 30-year plan, we tailor the study further if necessary and prepare you to present and support each fine point. No more guessing — you are making a significant impact in your role.
Serving the Western and South Central United States
We're a regional reserve study firm with deep, on-the-ground experience across two parts of the country — not a distant national outfit and not a single-state shop.
We work directly and regularly across the West — Idaho, Washington, Oregon, Wyoming, Montana, and Utah. In these states we bring real familiarity with regional construction costs, climate wear, and each state's reserve study requirements.
We are expanding across Colorado, Texas, Oklahoma, Arkansas, Kansas, Missouri, California, Nevada, and Arizona, and have completed studies in Colorado, Texas, Oklahoma, Arkansas, Kansas, and Missouri. Colorado is the growth priority.
Other states are handled on request. Don't see your state? Reach out — our coverage is expanding, and we can often schedule an on-site visit in areas we've recently added.
- Legend
- Where we work regularly
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- Expanding
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- Other states, on request
State pages published so far: Idaho. Others are in preparation.
Our 4/10 Guarantee: Your report within 4 weeks of inspection, or 10% off your invoice.
Prior proper planning prevents poor performance.
Five questions boards and managers ask first.
A reserve study is a long-term planning tool that inventories a community's major common-area assets, assesses their condition, and forecasts the cost of repairing and replacing them over time — then compares that forecast against the reserve funds the association is collecting. At North Star Reserves, it starts on site. We physically inspect your community's assets, build a 30-year projection, and measure it against incoming dues. It answers the two questions every board has: what will need work, and when — and are we saving enough to pay for it without a special assessment?
Reserve studies range with scope, asset volume, location, and building complexity — from about $1,500 to tens of thousands. On average, HOAs range from $2,800–$5,000, and that is asset-dependent. We do not do boilerplate, because your community is not boilerplate. One scope of work, one cost, no change orders for scope. The reliable number is a proposal sized to your community. Our full breakdown of what moves the price is at /resources/how-much-does-a-reserve-study-cost.
Generally, plan on a full reserve study with a site inspection every five years (every three if you have complex assets or their condition is changing quickly), with a financial update in the years between. A financial update in the off years is always worth doing: it refreshes pricing and drops completed repairs and replacements off the report. State law may also set a minimum update schedule, so it is worth confirming your state's requirement — we can point you to it.
We work regularly across Idaho, Washington, Oregon, Wyoming, Montana, Utah, where we have people who drive to the property. We are expanding in Colorado, Texas, Oklahoma, Arkansas, Kansas, Missouri, California, Nevada, Arizona, and have completed studies in Colorado, Texas, Oklahoma, Arkansas, Kansas, Missouri. Other states are handled on request. If you do not see your state listed it is still worth asking: we would rather tell you plainly whether we can be there than take work we cannot serve well.
We pair real operational experience with a commitment to data you can actually act on. And we do not leave until your board is comfortable with the plan. Our team has completed thousands of reserve studies. The difference is what happens after the numbers are done: we sit with your board, walk through the model, and answer questions until the path forward is clear.