Architectural Control Committee Proposal — for the newly formed Handyman Committee
Figures from the 2023 Reserve Study + confirmed treasurer balances (July 9, 2026)
Figures from the 2023 Reserve Study + confirmed treasurer balances (July 9, 2026)
Where We Are
Capital Reserve
$40,503
The project fund
Operating
$38,436
Runs the year
To Run the Show
~$65k
Per year (ex-projects)
Rest-of-Year Need
~$28.5k
Budgeted spend, Jul–Dec
Reserve health — funded vs. fully-funded target
Target: $171,341
$40,503 · ~24%
The reserve is at ~24% of its fully-funded target and behind the study's recovery plan. It is a rebuilding fund — spend conservatively and fund it on a schedule.
The money reality in one line: Operating income runs the year (~$65k). Projects come from the reserve ($40,503), not income. With ~$28.5k of budgeted spend left and almost no new income until December, hold projects to the reserve and keep a buffer.
The Three Pots — What Money Funds What
Operating — $38,436 · runs the year
Power, water, pool service, landscaping, insurance. ~$65k/yr to run the show; ~$28.5k of budgeted spend left this year; ~$10k cushion → very little discretionary room. Small pool/landscape fixes come from here. Big capital repairs do NOT — those are reserve.
Power, water, pool service, landscaping, insurance. ~$65k/yr to run the show; ~$28.5k of budgeted spend left this year; ~$10k cushion → very little discretionary room. Small pool/landscape fixes come from here. Big capital repairs do NOT — those are reserve.
Reserve — $40,503 · the project fund
Capital repair/replacement: mold/structural, trees, pool equipment. The ~$6,200 dual closet remodel belongs HERE — funded from reserve it leaves ~$34,300 and never touches operating.
Capital repair/replacement: mold/structural, trees, pool equipment. The ~$6,200 dual closet remodel belongs HERE — funded from reserve it leaves ~$34,300 and never touches operating.
Actual cost vs. original cap: The board approved a $9,000 maximum on 7/13. With the Dual Closet plan, actual total cost comes in at ~$6,200 — $2,800 under cap. The single-closet approach was ruled out (concrete breakage + structural engineering costs made it more expensive). All walls remain. Breakdown: mold remediation ($1.5K), re-plumb + remodel infrastructure, commercial toilets, septic pump-out + exit fix, and handyman finish ($3.2K). Water heater swapped from gas to electric (already installed). Defer the big tree tranche per the treasurer to keep the reserve balance healthy.
How We Recommend the $40,503 Reserve Be Used Now
Where We're Going — Project Pipeline
| Project | Est. Cost | Funding | Status | When |
|---|---|---|---|---|
|
Dual Closet remodel Mold remediation, re-plumb + infrastructure, commercial toilets, septic pump-out + exit fix, handyman finish. All walls remain; gas water heater replaced with electric. |
~$6,200 | Reserve | Board-approved 7/13 — under $9k cap | In progress |
| Pine-bark-beetle tree survey | ~$1,500 | Planned | October | |
| Diseased/dead tree removal | $13k–30k | Reserve / assessment | Defer — survey first | After Oct survey |
| Pool — float-valve fix + new filter handles | ~$1,100 | Do now | Now | |
|
Pool pump replacement 2027 study "Pool equipment $16k" line, pulled forward; energy-saving |
~$6,000 | Reserve | Study-backed — do off-season | Off-season |
| Security-system batteries | $300–400 | Plan soon | Soon | |
| Single-closet plan / rental betterment | — | N/A | Dropped — concrete/structural costs too high | — |
Dual Closet remodel ≈ ~$6,200 from reserve (board-approved 7/13, $9k cap — coming in $2,800 under) → keeps ≈ $34,300 reserve. Trees deferred to post-survey per treasurer; pumps off-season (2027 study line). Small items from operating.
Where We're Going — The Reserve Itself
Fund it automatically. To climb from ~24% toward the $171,341 target, adopt a standing annual reserve contribution (~$12–15k/yr) as a fixed budget line — paid first, like a bill, not "whatever's left." Commission an updated reserve study to set the exact number and a component-replacement calendar.
Execute automatically. Board approves a scope + total-cost envelope per project; the committee gets quotes and executes within it — no line-item oversight. Emergencies carry a small standing pre-authorization so health/safety work never waits.
Sources: 2023 Reserve Study (Huie Reserve Reports); Treasurer's confirmed balances & Budget-vs-Actual (July 9, 2026); adopted 2026 budget; board minutes July 13, 2026; Treasurer's reserve-study reconciliation (July 12, 2026). Figures are planning estimates; final amounts follow itemized quotes.