ReserveDisclose assembles a documentation-complete reserve disclosure pack — a filled §5570 ARFDS covering all seven form items, the §5300(b)(2)-(7) narratives, a homeowner FAQ, and a counsel-flag memo — every numeric field pinned to a source page and released by a named disclosure analyst before the §5320 distribution window closes.
Budget season lands, the reserve-study knowledge lives in one manager's head, and by the time each ARFDS is filled and checked, the §5320 distribution window is already breathing down the whole portfolio. Forty associations hit the same window between October and December.
This is not a paperwork miss. Civil Code §5605 conditions the board's 20% regular / 5% special assessment-increase authority on proper distribution of the §5300 report — and a funding plan showing a shortfall with a silent §5300(b)(5) line is the gap counsel finds after distribution, when the cure is expensive and public.
ReserveDisclose closes that gap with one statute-mapped completeness standard applied identically to every association, every fiscal year.
We do not summarize the statute and hope. Every pack is scored against a versioned field map tied to the exact text of the Civil Code reserve-disclosure sections. These are the provisions each pack is held to.
The Assessment and Reserve Funding Disclosure Summary has seven required form items — regular assessment, scheduled and special assessments, the 30-year sufficiency determination, major-components confirmation, percent funded and projected balance, and the 5-year projections. Every one is filled or flagged.
The annual budget report must include the reserve-related narratives at paragraphs (b)(2) through (b)(7) — each drafted from validated fields and cited inline, none left as an orphan element.
A reserve study with a Level I visual site inspection is required at least every three years and reviewed annually. A stale study is a named exception; no current study and attested balance, no pack.
The reserve funding plan's required contents — including the interest and inflation assumptions behind the projections — are checked against the source study, not narrated from memory.
The annual budget report and ARFDS are distributed to members by the association 30 to 90 days before fiscal year end. The window is computed from the fiscal year-end at intake.
Regular increases above 20% and special assessments above 5% require member approval — authority that holds only when the §5300 report is complete and properly distributed.
AI extracts every value with a page citation. A deterministic validator checks all seven §5570 items and each (b) narrative. A named disclosure analyst signs every release; legal conclusions never get drafted — they route to counsel. That order is never reversed.
Hand off the reserve study or Level III update, the manager-attested reserve balance, the assessment schedule, and the board's funding decisions. A pack number opens and the §5320 window is computed from the fiscal year-end.
The engine extracts percent funded, projected balances, contributions, and interest/inflation assumptions — every field pinned to a file, page, and table you supplied. A required number with no source becomes a named exception, never a guess.
The ARFDS draft, the (b)(2)-(7) narratives, and the grade-8 homeowner FAQ assemble from validated fields only, each numeric cited inline, watermarked DRAFT until the gate opens.
A validator confirms all seven §5570 items and each (b) narrative have a source, reconciles percent funded to the study's fully funded balance, and classifies the pack green, yellow, or red. A red element blocks release.
A named disclosure analyst verifies extraction against the cited pages, reconciles mismatches, and signs the release. Any pack stating a specific special-assessment amount or date gets dual control. No anonymous output ships.
You receive the pack with a counsel-flag memo listing anything that needs the association's attorney, and the full record — intake, drafts, release, delivery — is held 7 years in an append-only, hash-chained log.
The deliverable is completeness itself — every §5570 item and §5300(b) narrative rendered as a checked row with an owner. A template fills a field; it never checks that percent funded reconciles to the study's fully funded balance.
A validator checks every required element and every reconciliation before the gate opens. A required field with no source returns MISSING, never an estimate.
ReserveDisclose provides administrative drafting support only. It is not a law firm or a reserve-study firm, signs no ARFDS as an officer, and never decides whether an assessment is lawful — the board adopts and distributes, and flagged questions go to counsel.
Menu pricing aligned with a completeness standard — not the association attorney's hourly rate for field extraction.
Start a pack, or send last year's budget report and the study's summary pages for a free Budget-Season Gap Scan — a scored §5300(b)/§5570 checklist and a recommended pack scope within 2 business days.
Administrative drafting-support service · not legal, tax, or reserve-study advice · the board adopts and distributes every disclosure.
[PLACEHOLDER] First-cohort disclosure-pack accuracy rate — published once real pilot HOAs complete a full annual reserve-disclosure cycle. No figure is shown before it is measured.
[PLACEHOLDER] First HOA board reference — added only with a named pilot association's written permission. ReserveDisclose never invents a testimonial or a board name.
[PLACEHOLDER] Total reserve-disclosure packs completed to date — a live, auditable count once real packs have shipped, never estimated.