For California community association management companies
Every association board-ready for budget season — ARFDS filled, §5300 sections drafted, nothing missing.
Send us each association's reserve study and balances. We hand back a statute-complete Annual Reserve Disclosure Completeness Pack — analyst-reviewed, every number traced to its source page, legal questions flagged for your counsel. Fixed price per association. No software for your team to operate.
Get a free Budget-Season Gap Scan See how it worksBudget season shouldn't cost your board its assessment authority.
- The annual budget report must go out 30–90 days before fiscal year-end (Civ. Code §5300(a)) — for every association in your book, at the same time.
- If required §5300(b) items are missing, the board can lose its ability to raise regular assessments up to 20% without a member vote (§5605(a)). In an underfunded year, that's the fight nobody wants.
- The §5570 ARFDS is a prescribed form with specific line items — percent funded, 30-year sufficiency, five-year projections — buried across a 100-page reserve study, a funding plan, and your GL.
- Your managers translate dense reserve PDFs into statutory fields by hand, in the season they can least afford it. Software templates don't do the work; they just watch your team do it.
What you receive, per association
Filled §5570 ARFDS draft
All statutory form items — assessments, scheduled specials, 30-year sufficiency, major-component confirmation, percent funded, five-year projections with interest/inflation assumptions noted.
§5300(b)(2)–(7) narratives
The reserve sections of the annual budget report, drafted in plain language, including the special-assessment anticipation statement where required.
Source-trace appendix
Every numeric field cites its source document and page. Counsel and boards sign off faster when they can check the trail.
Completeness checklist
Green, yellow, or red per statutory element — and nothing leaves yellow without a named owner. You always know what's open and why.
- Green — complete
- Yellow — open item
- Red — blocked
Homeowner FAQ
Plain-language answers on reserves, percent funded, and what the numbers mean — grounded strictly in the association's own adopted plan.
Counsel-flag memo
Anything that involves a legal conclusion is listed for your association's attorney. We draft; we never opine.
How it works
- Intake. Upload the reserve study (or Level III update), attested reserve balance, assessment schedule, and funding-plan notes to your secure folder.
- Extraction & validation. Our engine extracts every required field with page-level citations and runs statutory completeness and math checks mapped to §5570 and §5300(b).
- Analyst review. A named disclosure analyst verifies the fields against sources and signs the release. Packs mentioning specific special assessments get dual review.
- Delivery. Board-ready pack in your inbox within the SLA — 5 business days from complete intake. Your team presents it, your board adopts it, your association distributes it under §5320.
Proof
Free Budget-Season Gap Scan
Send last year's budget report and your current study's summary pages for any association. Within 2 business days you'll get a scored checklist: which §5300(b)/§5570 elements were missing or weak, whether the study posture meets §5550, and what we'd fix before this year's window. A diagnostic, not legal advice — and not a sales call in disguise.
Founding cohort: 10 pack slots reserved for fall fiscal-year-end associations at founding pricing ($179–$349 per association).
Questions managers ask
Is this legal advice?
No. ReserveDisclose provides administrative drafting support from documents your management company provides. Anything that requires a legal conclusion — assessment authority, governing-document conflicts, special-assessment procedure — is flagged in a memo for the association's own attorney. The board remains responsible for reviewing, adopting, and distributing all disclosures.
Do you replace our reserve study firm?
No — we require a current study or Level III update as an input, and we never perform site inspections or study updates. If a study is stale, we'll say so and pause the pack rather than build on bad ground.
Where do the numbers come from?
Only from your documents: the study, the attested reserve balance, the assessment schedule, and the board's funding plan. Every numeric field in the pack cites its source file and page. If a required number isn't in the sources, the field is marked as an open item — we never estimate.
What does it cost?
$249–$499 per association per annual cycle depending on complexity, with founding-cohort pricing at $179–$349 per association. Portfolio retainers are available at 25+ associations. Rush (under 72 business hours) adds 40%. Never hourly.
Is our data safe?
NDA before any intake, least-privilege folders per association, no owner personal information required for ARFDS production, and no consumer AI tools — association financials are processed only through business-grade services under no-training terms.
What if you miss a required element?
If counsel or your manager finds a required §5570 or §5300(b)(2)–(7) element missing from a green-checklist pack, we redo the pack free and refund 50% of the pack fee.