Reserve Study Companies in New Jersey
Compare vetted reserve study firms that serve New Jersey condos, co-ops, HOAs, and retirement communities. Get multiple proposals that meet New Jersey’s reserve study and funding laws without spending weeks chasing vendors.
Reserve study companies for New Jersey HOAs and condos
New Jersey’s new reserve study legislation has turned “optional planning” into a legal requirement for most common interest communities. Boards now need capital reserve studies that satisfy S2760 and S-3992, stay within budget, and are clear enough for owners to understand.
- Through PropFusion, you can connect with reserve study companies that already work with:
- Condominium and townhome associations
- Single family HOAs
- Co-ops
- Townhome communities
- 55+ or active adult communities
New Jersey reserve fund rules in plain language
Under New Jersey’s capital reserve laws, most condos, co-ops and planned real estate developments with more than $25,000 in common area capital assets must complete a capital reserve study, update it at least every five years, and generally fund reserves in line with the study’s recommendations, with limited use of an 85 percent funding option.
Which New Jersey communities are required to have a capital reserve study?
All condominiums and co-ops must have a reserve study. Most HOAs and other planned real estate developments are also covered if they have at least $25,000 in common area capital assets or exceed certain size thresholds, so boards should assume they are in scope until proven otherwise.
How often must New Jersey associations update their reserve study?
New Jersey law requires an update at least every five years, and many boards choose a three to five year cycle so that funding plans, construction costs and new legal requirements do not get out of date.
What is the new “baseline funding” and 85 percent rule in New Jersey?
S-3992 removed older “catch up later” approaches and expects a 30 year funding plan that never lets reserves drop below zero. Associations can temporarily fund at 85 percent of the recommendation, but only with proper disclosures to owners and a clear plan to close the gap.
Types of reserve studies New Jersey 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.
Capital reserve study for New Jersey law compliance
A capital reserve study structured around New Jersey’s current requirements, including a 30 year projection that keeps reserves above zero, aligns with S2760 and S-3992, and clearly documents any use of the 85 percent funding option so your board is not exposed during audits, insurance reviews or resale disclosures.
New Jersey coverage - from North Jersey to the Shore
You do not need a different search for every metro or Shore town. PropFusion’s marketplace includes reserve study companies that already serve high-rise, mid-rise and suburban communities across New Jersey.
- Typical areas covered include:
- North Jersey: Jersey City, Hoboken, Newark, Fort Lee, Montclair
- Central Jersey: New Brunswick, Edison, Woodbridge, Princeton, Hillsborough
- South Jersey: Cherry Hill, Camden County suburbs, Vineland, Washington Township
- Jersey Shore: Asbury Park, Long Branch, Toms River, Point Pleasant, Ocean City, Cape May
- Exurban and 55+ hubs: Jackson, Manchester, Monroe Township, Barnegat and other active-adult communities
When New Jersey associations typically hire a reserve study company
Boards in New Jersey are not just “checking a box.” They are trying to stay compliant with fast-changing laws, avoid surprise assessments, and keep reserves reasonable for owners.
S2760 or S-3992 deadlines are approaching
Your association needs a compliant capital reserve study or update before legal deadlines, loan covenants, or audit reviews, and you want multiple proposals from firms that understand the latest rules.
You are due for the five year update
Your last study is four to five years old and no longer reflects current construction costs, inflation, or new project priorities, so the board wants a fresh analysis before adopting the next budget cycle.
Major projects or structural work are coming up
Concrete restoration, façade repairs, balcony or garage work, roof replacements, elevators or mechanical systems are on the horizon and you need a funding path that avoids emergency special assessments.
Turnover from developer to owners
Control is shifting to an owner-controlled board and owners want an independent review of long term funding, plus a clear record of any underfunded components during the developer period.
Before financing, insurance or resale scrutiny
Lenders, insurers and buyers increasingly ask whether the community has an up-to-date, legally compliant reserve study and a realistic plan to address capital deficiencies identified under New Jersey law.
What a New Jersey reserve study company delivers
Most New Jersey reserve study firms follow national standards and now design their work around the state’s capital reserve requirements. In practice, that typically means:
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.
Compliance-ready New Jersey disclosures
Schedules and summaries formatted so your association can demonstrate compliance with New Jersey’s capital reserve study and funding requirements, support audit requests, and answer questions from attorneys, lenders and regulators without scrambling.
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 New Jersey 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 New Jersey boards say
“We were overwhelmed by the new reserve laws and had no idea if our small HOA even needed a study. The marketplace walked us through a simple brief, then matched us with firms that explained the five year update rule and the 85 percent option in plain English. Our owners now see a clear 30 year plan instead of vague estimates.”
“Within a week we had three New Jersey proposals that understood S2760 and our 1970s high-rise. Choosing the right engineer finally felt straightforward.”
New Jersey HOAs and condos have requested proposals through our marketplace.
vetted reserve study professionals covering communities across New Jersey.
“Fast proposals, clear scopes, and providers who actually know the new reserve rules. Our board meetings are a lot calmer now.”
“Our oceanfront building needed both a structural inspection and a new reserve study. Through PropFusion we compared multiple New Jersey engineers in one place, reviewed their experience with the latest statutes, and picked a team that coordinated the capital plan with our structural report. The board finally feels ahead of the law instead of chasing it.”
Frequently asked questions
Do New Jersey associations have to hire a New Jersey based reserve study company?
New Jersey law focuses on qualifications, not mailing address. Your reserve study must be prepared or overseen by a credentialed Reserve Specialist or a licensed engineer or architect in New Jersey who follows recognized reserve study standards. Many boards still prefer firms that work in New Jersey every day because they know local construction, weather and enforcement practices.
How much does a reserve study typically cost in New Jersey?
Fees depend on building type and complexity. Smaller townhome or single-building communities may see full study proposals in the low thousands, while large high-rise or multi-phase associations can pay significantly more. The only practical way to know whether a quote is high or low is to compare multiple proposals for the same scope, which is exactly what the marketplace is designed to do.
What happens if our New Jersey reserve study shows a serious funding shortfall?
New Jersey guidance expects boards to adopt a realistic plan to correct shortfalls over a defined period, often ten years or less, while keeping the reserve fund from dropping below zero. In some cases boards may choose to use the 85 percent option temporarily, but they must disclose this to owners and understand that it is not a permanent solution. Your reserve study provider can model different funding paths so you can pick one that is both compliant and politically feasible.
How do structural integrity inspections relate to our capital reserve study in New Jersey?
Structural integrity inspections under P.L. 2023, c.214 are separate from the capital reserve study requirement, but the results will often influence your reserve plan and funding schedule. Many boards in covered buildings engage firms that can coordinate structural findings with the capital reserve study so that life-safety repairs are prioritized and properly funded.
Can we reuse an old reserve study created before the newest New Jersey laws?
Probably not without at least a formal update. Studies prepared under pre-S2760 or pre-S-3992 assumptions may not reflect the current five year update rule, baseline funding expectations, or the 85 percent option. Most boards commission a new study or a full update to ensure compliance and to document that their funding plan aligns with the latest standards.
Does PropFusion charge New Jersey communities for using the marketplace?
No. New Jersey boards and managers can submit one brief and receive multiple reserve study proposals at no cost. Providers compete for your project, and you choose the firm that offers the best combination of compliance experience, price and fit for your community.
Get proposals from reserve study companies in New Jersey
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.
