Do Tile Roofs Belong in a Reserve Study?

Yes. One of the most common errors made by reserve study providers is to negligently or intentionally omit tile roofs from their reserve studies. They are commonly omitted because tile roofs are thought to have a far longer estimated useful life than what is realistic. While the tiles themselves have a very long life, the underlayment below the tiles must be replaced far more often, requiring the removal and replacement of the same tiles. The removal of the tiles so the underlayment can be replaced can be expensive and must be included in all reserve studies. Omitting this very significant component has the result of materially reducing the monthly reserve contributions, but it also results in large special assessments. Special assessments are unfair to those owners that have to pay them because other owners did not pay realistic monthly assessments that would have made the special assessments necessary.

Pacific Reserve Studies