Free HOA calculators and tools
Practical calculators for boards, treasurers and community managers. Work out HOA dues, reserve funding, operating budgets, special assessments, late fees and meeting quorum in seconds. Every tool runs in your browser, and nothing you type is saved.
HOA Dues Calculator
Turn your annual operating budget and reserve contribution into monthly dues per unit, split equally or by square footage.
Open calculatorReserve Funding Calculator
Add your major components and their useful life to estimate the annual reserve contribution and a simple percent-funded readout.
Open calculatorHOA Budget Calculator
Build an annual operating budget from line items and see the total, the per-unit monthly cost and a category breakdown.
Open calculatorSpecial Assessment Calculator
Divide a one-time project cost across your units and model an optional monthly payment plan for owners.
Open calculatorLate Fee Calculator
Estimate accrued late fees plus interest on a past-due balance over any number of months late.
Open calculatorQuorum Calculator
Find the number of units needed to reach quorum and check whether your expected attendance and proxies clear it.
Open calculatorHow to choose a calculator
Start with the budget calculator if you're building next year's operating budget from scratch, then feed that total into the dues calculator along with your reserve contribution to land on a per-unit monthly number. If a major repair is coming up, run the reserve funding calculator first to see how much reserves can realistically cover, and use the special assessment calculator for whatever's left. The late fee and quorum calculators are standalone: reach for them whenever a specific delinquency or upcoming meeting needs a quick, defensible number.
Every calculator here uses a simplified, transparent formula explained on its own page, along with a worked example, how boards typically use the result, and the assumptions it doesn't account for. None of them replace a professional reserve study, an accountant, or your governing documents and state or provincial statute. They're meant to give your board a fast, reasonable starting estimate before those conversations.
HOA reserve fund calculator vs an HOA reserve study
The reserve funding calculator is a quick estimate: you list major components, their replacement cost and remaining life, and it returns an annual contribution and a simple percent-funded figure. A reserve study is a professional report that does the same arithmetic on a full component inventory after a site inspection, with inflation and interest assumptions and a multi-year funding plan. Use the calculator to sanity-check a budget or prepare for a study; use the study to set the contribution the board actually adopts.
What an HOA reserve study includes
- • Component inventory: every common element the association must repair or replace (roofs, paving, elevators, pool equipment, fencing, painting) with quantities.
- • Condition assessment: the current condition and estimated remaining useful life of each component, from a site visit or, for an update, from records and interviews.
- • Cost estimates: current replacement cost per component and the year the expense is expected.
- • Funding analysis: the current reserve balance, percent funded against the fully funded balance, and a contribution schedule (often 20 to 30 years) under one or more funding goals.
- • Disclosures: the assumptions used (inflation, interest), the study class or level, and who prepared it.
HOA reserve study cost: what drives it
Providers price studies on scope, so two communities with the same number of units can pay very different amounts. Ask for a quote against a written scope rather than a per-unit rule of thumb. The main drivers:
- • Study level: a full study with a site inspection costs more than an update without one. Ontario formalises this as class 1, 2 and 3 studies.
- • Number and complexity of components: a high-rise with elevators, mechanical systems and a parking structure has far more line items than a townhouse community with roofs and roads.
- • Building age and condition: older or poorly documented buildings need more inspection time.
- • Statutory requirements: a Florida structural integrity reserve study has a prescribed component list; Ontario, BC, Alberta and Quebec require designated professionals or classes.
- • Records quality: a complete maintenance history and drawings shorten the provider's work.
- • Travel and timing: remote locations and rush requests add cost.
Get two or three quotes against the same scope, and check that the provider will prepare the study in the form your statute requires.
When a reserve study is legally required
| Jurisdiction | Requirement | Source |
|---|---|---|
| California | Study with visual inspection at least every 3 years, reviewed annually, where major components are worth at least half the gross budget | Civil Code section 5550 |
| Florida | Structural integrity reserve study at least every 10 years for residential condominium buildings of three or more habitable stories | Florida Statutes section 718.112(2)(g) |
| Texas and New York | No statewide mandate; follow the governing documents | Property Code Ch. 209 / RPL Art. 9-B (no reserve study provision) |
| Ontario | Reserve fund study within the first year, then updated at least every 3 years | Condominium Act, 1998 section 94 |
| British Columbia | Depreciation report at least every 5 years; fewer than 5 strata lots exempt | Strata Property Act section 94; Reg. 43/2000 sections 6.21 and 6.22 |
| Alberta | Reserve fund study no less than every 5 years, first within 2 years of registration | Condominium Property Act section 38 and Regulation |
| Quebec | Contingency fund study every 5 years by a designated professional, plus a maintenance log | Civil Code article 1071; O.C. 991-2025 |
Checked against official sources on 2026-09-19. Not legal advice; confirm the current text and your governing documents with counsel.
Frequently asked questions
Are these HOA calculators free?
Yes. Every calculator runs in your browser with no sign-up, and nothing you type is stored.
How accurate is the reserve funding calculator?
As accurate as the inputs. It uses a straight-line formula on the components you enter and does not model inflation, interest or partial replacements. Treat the result as a planning estimate and use a professional reserve study to set the adopted contribution.
What percent funded should an HOA reserve be?
There is no single statutory target in the jurisdictions covered here; California requires disclosure of the funding level rather than a minimum. Many boards aim to avoid special assessments over the study horizon and set the contribution accordingly. Your reserve study should show the trade-off.
How often should we run the budget and dues calculators?
Once a year when the draft budget is prepared, and again whenever a contract, insurance premium or utility cost changes enough to move the per-unit number.
Ready to run the whole association?
When you are done estimating, FourCents HOA handles dues, accounting, reserves and reporting for real.