Every condominium corporation has a reserve fund for one
main reason: to set aside money in a consistent and controlled manner in order
to fund future major repair & replacement projects to the common property.
Such projects are set forth in the reserve fund study which is to be done at a
minimum of every 5 years. It outlines the expected projects and their costs for
the next 25 years, along with a forecasted budget of money needed in the
reserve to fund these projects. This, in turn allows the Board to create a plan
outlining the specifics of how the reserve will be funded to accommodate these
future expenses.
All attempts should be made to avoid using the reserve fund
to cover expenses for capital improvements that are not included in the reserve
plan. If, for any reason, the Board decides they would like to use the reserve
fund for a project that is not included in the plan, they must pass a special
resolution with 75% approval amongst the owners. On top of this, the Alberta
Condominium Act states that your reserve
fund is used for unplanned projects, the remaining balance of the fund must be
sufficient to cover the upcoming costs mentioned in the reserve study. In
instances where using the reserve fund for unexpected expenses is not viable, a
special assessment will be done and costs passed onto the owners.
All owners of a condominium corporation should have access
to the most recent reserve fund study and the corporation's current financial
statements. A comparison between both of these documents will allow an owner to
assess whether or not the reserve fund is within an acceptable valuation.
At a final glance, a reserve fund that is below the
recommended levels mentioned in the reserve fund study puts the condominium
corporation in a very vulnerable position and will undoubtedly negatively
affect the value of the property. Comparatively a reserve fund that is in line
with the reserve fund study or has a surplus, maximizes return potential of the
investment for the owners.
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