Reserve Study Companies in Delaware
Compare vetted reserve study firms that serve Delaware’s HOAs and condominiums. Get multiple proposals for your next reserve study - aligned with Delaware’s fully funded reserve requirements - without spending weeks chasing quotes.
Reserve study companies for Delaware communities
Delaware communities range from older brick walk-ups in Wilmington and Newark to master-planned HOAs and coastal condos in Rehoboth Beach, Lewes, Bethany Beach, and Fenwick Island. Boards in these communities are expected to maintain fully funded reserves based on a current reserve study, especially in residential condominiums.
- Through PropFusion, you can connect with reserve study companies that already work with:
- Condominium associations
- Planned HOAs and townhome communities
- Coastal and resort communities
- Mixed-use and urban communities
- Age-restricted and lifestyle communities
Delaware reserve study requirements in plain language
Delaware is one of the stricter states when it comes to reserves—especially for residential condominiums. The law doesn’t just “suggest” a reserve study; it defines what a reserve study is, what “fully funded” means, and how much of the annual budget must be dedicated to the repair and replacement reserve in many cases.
Reserve studies are required for most residential condominiums
Delaware statute defines a “reserve study” as an analysis, performed or updated within the last 5 years, by qualified professionals to determine remaining useful life and replacement cost for common-element systems, so the association can maintain a fully funded repair and replacement reserve.
Condo reserves must be fully funded based on the study
Associations must create and maintain a fully funded repair and replacement reserve, meaning contributions and existing balances must be sufficient to pay for each projected repair/replacement over at least a 20-year horizon without relying on special assessments or borrowing.
Minimum budget percentages are written into law
For many condominiums, the law specifies minimum percentages of the annual budget (5%, 10%, or 15%) that must be allocated to the reserve, depending on how many major components (roofs, façades, elevators, pools, garages, bulkheads, docks, etc.) the association maintains.
Reserve studies must be kept current (5-year cycle)
Industry and legal summaries agree that Delaware condominium associations are expected to perform or update their reserve study at least every five years to remain compliant and keep the “fully funded” analysis current.
HOAs are treated more flexibly but not exempt from expectations
For HOAs and planned communities, statutes focus on responsible budgeting rather than explicitly mandating reserve studies. In practice, regulators, insurers, lenders, and management companies still treat a current, independent reserve study as best practice.
Types of reserve studies Delaware companies provide
Level 1 – Full reserve study
A complete physical and financial analysis: on-site inspection, component inventory, remaining useful life, and a 20–30 year funding plan.
Level 2 – Update with site visit
A refresh of your existing reserve study with a new inspection, updated costs, and revised funding recommendations.
Level 3 – Update without site visit
A financial update that uses your prior study and updated financial data to adjust funding paths between full site inspections.
Special-purpose studies
Targeted analyses for high-risk systems—roofs, façades, garages, bulkheads, docks, elevators—when the board needs clarity on one area without redoing the entire study.
Delaware coverage – from Wilmington to the beaches
Whether you manage a small townhouse association or a large coastal condominium, we can route your project to firms familiar with Delaware’s statutes and local building conditions.
- Typical areas covered include:
- New Castle County: Wilmington, Newark, Hockessin, Middletown, and surrounding suburbs
- Kent County: Dover and nearby planned communities
- Sussex County & the coast: Rehoboth Beach, Lewes, Bethany Beach, Fenwick Island, and inland resort communities along Route 1
When Delaware associations typically hire a reserve study company
Boards in Delaware usually bring in a reserve study firm when:
They need to stay compliant with the 5-year requirement
The last study is approaching five years old (or older), and the board needs an updated analysis to remain within the expected legal and industry standards.
Major capital projects are looming
Roofs, façades, balconies, windows, parking structures, bulkheads, and docks are nearing end-of-life and the board wants a clear, long-term plan instead of reacting with repeated special assessments.
Lenders and buyers start asking tougher questions
After high-profile building failures, lenders and buyers are more likely to ask whether your condo or HOA has a current, fully funded reserve plan backed by a professional study that meets Fannie Mae / Freddie Mac expectations.
There was a recent special assessment
A large special assessment exposed the lack of planning, and the board wants to reset expectations with a documented, long-term funding plan.
New management or board leadership comes in
A new manager or board inherits unclear records and wants an independent baseline instead of relying on outdated spreadsheets or rules of thumb.
What a Delaware reserve study company delivers
While formats vary by firm, reserve study companies serving Delaware typically provide:
On-site inspection of major components
Visual review of roofs, waterproofing, structure, exterior finishes, pavement, mechanical systems, amenities, and other shared components.
Component inventory & useful life estimates
A detailed list of common-area components, quantities, remaining useful life, and estimated replacement/repair costs.
30-year funding plan
Year-by-year projections showing recommended reserve contributions, projected expenses, and forecast reserve balances, so you can see the impact of different dues levels over time.
Funding plan aligned with “fully funded” targets
Recommended annual contributions designed to reach and maintain fully funded status under Delaware’s statutory definition—avoiding reliance on last-minute special assessments or borrowing.
Board-ready PDF report
A report that can be attached to budgets, resale certificates, and owner communications, and that will stand up to questions from lenders, auditors, and regulators.
Online reserve planning workspace
Alongside the PDF report, your reserve study is loaded into an online dashboard where your board can test what-if funding scenarios, see upcoming investment opportunities, and manage capital projects over time.
Compare multiple reserve study companies in Delaware with one request
Share your community details
Tell us about your association’s location, property type, number of units, and any upcoming projects or concerns.
We match you with vetted firms
We route your request to reserve study companies that actively work in your state and fit your size and building type.
Compare proposals side by side
You receive multiple proposals outlining scope, pricing, and timelines so you can compare options without chasing firms yourself.
Hire your preferred provider
You choose the company you want to work with. They perform the study and deliver the report. You keep full ownership of the results and can use them with any budgeting tools or processes you prefer.
What Delaware boards say
“As a self managed HOA, we had no idea where to start with Delaware’s reserve requirements. The marketplace walked us through a simple questionnaire, delivered multiple proposals, and the selected engineer helped us map out a clear five year funding path.”
“One brief, three Delaware proposals. Our board compared scope and price side by side and made a decision in a single meeting.”
Connecticut HOAs and condos have requested proposals through our marketplace.
Vetted reserve study professionals covering communities across Delaware
“We used the marketplace before budget season and finally understood what our reserves should look like.”
“Our coastal condo needed a compliant reserve study before several big exterior projects. PropFusion brought us vetted firms that know Delaware law and coastal conditions. The winning proposal was detailed, realistic, and gave owners confidence in the plan.”
Frequently asked questions
Are reserve studies legally required in Delaware?
For most residential condominium associations, yes. Delaware law defines what a reserve study is, requires condominium associations to maintain a repair and replacement reserve that is fully funded based on a current study, and ties budget contributions to that requirement. For HOAs and planned communities, reserve studies are not explicitly mandated but are treated as a best practice and often expected by lenders, insurers, and buyers.
How often must a Delaware condo update its reserve study?
Statutory language and industry guidance converge on a 5-year cycle: a reserve study should be performed or updated at least every five years so the analysis of remaining life and replacement costs remains current. Many boards review the study annually during budget season and commission an update sooner if there are major changes to the property or significant projects completed.
What does “fully funded” actually mean for our reserves?
In Delaware’s framework, “fully funded” means your repair and replacement reserve, combined with planned annual contributions over at least a 20-year projection, is sufficient to pay for each projected repair and replacement without needing to borrow or levy special assessments, and the reserve balance never goes negative. Many boards are below that ideal target today; a good reserve study gives you a realistic path to move toward full funding over time.
Do HOAs have to follow the same rules as condos?
Not exactly. The strict fully funded requirement and minimum budget percentages are aimed at condominiums. However, HOAs that ignore reserve planning usually face more special assessments, more owner pushback, and tougher conversations with buyers and lenders. Most professional managers now expect their HOA clients to maintain a current reserve study even when the statute doesn’t force it.
How much does a reserve study cost in Delaware, and how do we pick a provider?
Costs vary with size, complexity, and scope. Small townhome or single-family HOAs may see proposals in the low thousands for a full study; large coastal condos with garages, elevators, bulkheads, and extensive amenities will pay more. The practical way to benchmark is to get several proposals for the same scope so you can compare fees, methodology, and deliverables. PropFusion simplifies this by gathering multiple bids from Delaware-serving firms through a single request.
Get proposals from reserve study companies in Delaware
If your board is planning big projects, worried about reserves, or simply wants a clear long-term funding plan, this is the time to bring in a professional reserve study company.
