{"id":3383,"date":"2026-06-30T15:11:23","date_gmt":"2026-06-30T19:11:23","guid":{"rendered":"https:\/\/genispec.com\/blog\/why-dont-two-identical-buildings-have-the-same-reserve-fund\/"},"modified":"2026-07-14T09:35:39","modified_gmt":"2026-07-14T13:35:39","slug":"why-dont-two-identical-buildings-have-the-same-reserve-fund","status":"publish","type":"post","link":"https:\/\/genispec.com\/en\/blog\/why-dont-two-identical-buildings-have-the-same-reserve-fund\/","title":{"rendered":"Why don&#8217;t two identical buildings have the same reserve fund ?"},"content":{"rendered":"[et_pb_section fb_built=&#8221;1&#8243; _builder_version=&#8221;4.24.3&#8243; _module_preset=&#8221;default&#8221; custom_padding=&#8221;0px||4px|||&#8221; global_colors_info=&#8221;{}&#8221;][et_pb_row _builder_version=&#8221;4.24.3&#8243; _module_preset=&#8221;default&#8221; custom_margin=&#8221;|auto||auto|false|false&#8221; custom_padding=&#8221;10px|||||&#8221; global_colors_info=&#8221;{}&#8221;][et_pb_column type=&#8221;4_4&#8243; _builder_version=&#8221;4.24.3&#8243; _module_preset=&#8221;default&#8221; global_colors_info=&#8221;{}&#8221;][et_pb_text _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; custom_margin=&#8221;||15px||false|false&#8221; custom_padding=&#8221;15px||||false|false&#8221; global_colors_info=&#8221;{}&#8221;]\n<p><span style=\"font-weight: 400;\">In theory, two condominium properties built by the same developer, in the same year, and based on the same blueprints may seem perfectly identical. But every month, when it comes to evaluating the amount of the contribution to be paid into the reserve fund, the figures differ. The reason : the<\/span><a href=\"https:\/\/genispec.com\/en\/building-expert\/reserve-fund-study\/\"> <span style=\"font-weight: 400;\">reserve fund study<\/span><\/a><span style=\"font-weight: 400;\"> must be based on the building&#8217;s actual condition over the years, compared to the theoretical life expectancy data for each component. This is where the<\/span><a href=\"https:\/\/genispec.com\/en\/building-inspection\/residential-structural-engineer\/\"> <span style=\"font-weight: 400;\">building inspection<\/span><\/a><span style=\"font-weight: 400;\"> becomes necessary.\u00a0<\/span><\/p>\n[\/et_pb_text][et_pb_text _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; background_color=&#8221;rgba(3,110,140,0.06)&#8221; custom_margin=&#8221;5px|5px|5px|5px|true|true&#8221; custom_padding=&#8221;10px|5px|10px|5px|true|true&#8221; border_radii=&#8221;on|5px|5px|5px|5px&#8221; border_width_all=&#8221;2px&#8221; border_color_all=&#8221;#036e8c&#8221; box_shadow_style=&#8221;preset1&#8243; global_colors_info=&#8221;{}&#8221;]\n<p style=\"text-align: center; font-size: 1.5em;\"><strong>Key points &#8211; What to remember :<\/strong><\/p>\n<p><\/p>\n<ul>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Two identical buildings rarely age at the same rate.<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Orientation, soil conditions, and climate affect the durability of materials.<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">The construction quality varies among buildings within the same project.<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">The way condominiums are used affects common areas&#8217; condition.<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">The actual condition of a building matters more than the theoretical components&#8217; age.<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Only a physical inspection can highlight these differences.<\/span><\/li>\n<\/ul>\n[\/et_pb_text][et_pb_divider show_divider=&#8221;off&#8221; _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; global_colors_info=&#8221;{}&#8221;][\/et_pb_divider][et_pb_button button_url=&#8221;https:\/\/genispec.com\/en\/contact\/#form&#8221; button_text=&#8221;Get your building assessed by a specialized engineer before setting your premiums&#8221; button_alignment=&#8221;center&#8221; _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; custom_button=&#8221;on&#8221; button_text_size=&#8221;16px&#8221; button_text_color=&#8221;#FFFFFF&#8221; button_bg_color=&#8221;#036e8c&#8221; button_icon=&#8221;&#x35;||divi||400&#8243; button_icon_color=&#8221;#FFFFFF&#8221; button_on_hover=&#8221;off&#8221; background_layout=&#8221;dark&#8221; custom_margin=&#8221;||||false|false&#8221; global_colors_info=&#8221;{}&#8221;][\/et_pb_button][et_pb_text _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; custom_margin=&#8221;||15px||false|false&#8221; custom_padding=&#8221;15px||||false|false&#8221; global_colors_info=&#8221;{}&#8221;]\n<h2><b>What does the reserve fund study actually assess ?\u00a0<\/b><\/h2>\n<p><\/p>\n<p><span style=\"font-weight: 400;\">The calculation of a reserve fund is based on the actual condition of a building, as observed during the inspection, and not solely on theoretical projections.<\/span><\/p>\n<p><\/p>\n<p><b>To remember :<\/b><\/p>\n<p><\/p>\n<ul>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Actual condition = a building and its history over the years.\u00a0\u00a0<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Theoretical life expectancy = a building\u2019s generic data.<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Building inspection = a physical examination that compares the theoretical aging and<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">the actual condition of each component.<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Reserve fund = contributions based on the observed gaps.\u00a0<\/span><\/li>\n<\/ul>\n<p><\/p>\n<p>&nbsp;<\/p>\n<p><\/p>\n<h2><b>What are the factors that influence contribution rates ?<\/b><\/h2>\n<p><\/p>\n<p><span style=\"font-weight: 400;\">A building does not remain static after its construction, it changes over time, and every exposure leaves its mark, even if its outward appearance seems identical.<\/span><\/p>\n<p><\/p>\n<p><b>Factors :<\/b><\/p>\n<p><\/p>\n<ul>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Environmental Impact.<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Site conditions.\u00a0<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Quality of construction work.\u00a0<\/span><\/li>\n<\/ul>\n<p><\/p>\n<p><span style=\"font-weight: 400;\">A northwest-facing facade is exposed to much harsher weather than a southeast-facing one, and two buildings constructed side by side do not necessarily stand on homogeneous grounds.<\/span><\/p>\n<p><\/p>\n<p><b>What this means in practice :<\/b><\/p>\n<p><\/p>\n<ul>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">A roof more exposed to wind wears out faster.<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">A north-facing wall retains moisture and humidity longer.<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Uneven ground settlement causes slabs to crack more quickly.<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">An active water table accelerates soil degradation.<\/span><\/li>\n<\/ul>\n<p><\/p>\n<p><b>To remember :<\/b><\/p>\n<p><\/p>\n<p><span style=\"font-weight: 400;\">Under real conditions, only a physical inspection can reveal these differences, which will not become apparent until 10 to 15 years later.<\/span><\/p>\n<p><\/p>\n<p>&nbsp;<\/p>\n<p><\/p>\n<h2><b>Why is maintenance history more important than the age of components ?<\/b><\/h2>\n<p><\/p>\n<p><span style=\"font-weight: 400;\">Maintenance history is more valuable than a component\u2019s theoretical age because it reveals its actual lifespan, not its ideal lifespan.\u00a0<\/span><\/p>\n<p><\/p>\n<p><b>What this means in practice :<\/b><\/p>\n<p><\/p>\n<ul>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">A facade joint repaired in time prevents water from seeping into the walls.<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">A heating system serviced annually breaks down less often.<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">A regularly updated maintenance handbook allows you to safely plan certain replacements in advance.<\/span><\/li>\n<\/ul>\n[\/et_pb_text][et_pb_testimonial author=&#8221;Yossi Elmaleh&#8221; job_title=&#8221;Engineer at Genispec&#8221; portrait_url=&#8221;https:\/\/genispec.com\/wp-content\/uploads\/2018\/05\/genispec-icon.png&#8221; quote_icon_color=&#8221;#036e8c&#8221; _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; global_colors_info=&#8221;{}&#8221;]\n<p><span style=\"font-weight: 400;\">\u201cThere are companies that conduct reserve fund studies based solely on the life expectancy of different systems. For example, a component that, according to the handbook, may last 13 or 15 years, appears to us to fail prematurely after 8 years. These differences have a huge impact on the budget and the premium.\u201d <\/span><\/p>\n[\/et_pb_testimonial][et_pb_text _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; custom_margin=&#8221;||15px||false|false&#8221; custom_padding=&#8221;15px||||false|false&#8221; global_colors_info=&#8221;{}&#8221;]\n<h2><b>How does the use of a condominium complex affect the reserve fund ?<\/b><\/h2>\n<p><\/p>\n<p><span style=\"font-weight: 400;\">The use of a condominium complex affects the reserve fund because a building occupied by its owners does not age the same way as a building mostly occupied by renters. This factor, which is almost never mentioned in premium studies, can nevertheless create a gap between two identical buildings.<\/span><\/p>\n<p><\/p>\n<p><b>What this means in practice :<\/b><\/p>\n<p><\/p>\n<ul>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">In a building with a majority of tenants, problems are not always detected and reported quickly.<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Tenant turnover increases depreciation of elevators, lobbies, and common doors.<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Maintenance fees kept at the legal minimum for years create a structural backlog.<\/span><\/li>\n<\/ul>\n[\/et_pb_text][et_pb_testimonial author=&#8221;Yossi Elmaleh&#8221; job_title=&#8221;Engineer at Genispec&#8221; portrait_url=&#8221;https:\/\/genispec.com\/wp-content\/uploads\/2018\/05\/genispec-icon.png&#8221; quote_icon_color=&#8221;#036e8c&#8221; _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; global_colors_info=&#8221;{}&#8221;]\n<p><span style=\"font-weight: 400;\">\u201cPeople think that an initial rate of 5% at the building\u2019s construction stage is enough. Maybe at first, but over time, the issues grow exponentially. The cost of living rises, and inflation breaks down the idea that 5% is sufficient.\u201d<\/span><\/p>\n[\/et_pb_testimonial][et_pb_text _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; custom_margin=&#8221;||15px||false|false&#8221; custom_padding=&#8221;15px||||false|false&#8221; global_colors_info=&#8221;{}&#8221;]\n<h2><b>How does a building inspection help identify gaps in reserve funds ?<\/b><\/h2>\n<p><\/p>\n<p><span style=\"font-weight: 400;\">A building inspection helps identify gaps in reserve funds by revealing the actual condition of each component. This involves a physical inspection of the interior, rather than calculating its expected lifespan based on generic tables.<\/span><\/p>\n<p><\/p>\n<p><b>Steps for reliable assessment :<\/b><\/p>\n<p><\/p>\n<ol>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Visual and technical inspection of all common areas.<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Evaluation of the actual condition of each component, not just its theoretical age.<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Comparison of actual results with theoretical life expectancy data.<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Review of the maintenance handbook documented by the homeowners\u2019 association<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Analysis of site conditions (soil, exposure, quality)<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Development of contribution scenarios based on these actual findings, over a 25 year period<\/span><\/li>\n<\/ol>\n[\/et_pb_text][et_pb_testimonial author=&#8221;Yossi Elmaleh&#8221; job_title=&#8221;Engineer at Genispec&#8221; portrait_url=&#8221;https:\/\/genispec.com\/wp-content\/uploads\/2018\/05\/genispec-icon.png&#8221; quote_icon_color=&#8221;#036e8c&#8221; _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; global_colors_info=&#8221;{}&#8221;]\n<p><span style=\"font-weight: 400;\">\u201cThis is the first step. We determine the current condition of the systems, and based on that, we can assess the expected lifespan of each component, the maintenance requirements and the changes that need to be made.\u201d <\/span><\/p>\n[\/et_pb_testimonial][et_pb_text _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; custom_margin=&#8221;||15px||false|false&#8221; custom_padding=&#8221;15px||||false|false&#8221; global_colors_info=&#8221;{}&#8221;]\n<h2><b>What should you keep in mind before comparing your reserve fund to your neighbor\u2019s ?<\/b><\/h2>\n<p><\/p>\n<p><span style=\"font-weight: 400;\">Before comparing your reserve fund to your neighbor\u2019s, it is important to understand that a building\u2019s actual condition matters more than its original condition and relying solely on theoretical projections often leads to incorrect conclusions.\u00a0\u00a0<\/span><\/p>\n<p><\/p>\n<p><b>Best practices for a homeowners\u2019 association<\/b><span style=\"font-weight: 400;\"> :<\/span><\/p>\n<p><\/p>\n<ul>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Never assume that a neighboring building has similar needs\u00a0<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Require a complete physical inspection before calculating assessments<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Maintain a detailed year-by-year maintenance history\u00a0<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Have the reserve fund study reviewed every 5 years, as required by Bill 16<\/span><\/li>\n<li style=\"font-weight: 400;\" aria-level=\"1\"><span style=\"font-weight: 400;\">Have the assessment performed by an engineer who is a member of the OIQ.<\/span><\/li>\n<\/ul>\n[\/et_pb_text][et_pb_button button_url=&#8221;https:\/\/genispec.com\/en\/contact\/#form&#8221; button_text=&#8221;Get a reserve fund study based on the actual condition of your building&#8221; button_alignment=&#8221;center&#8221; _builder_version=&#8221;4.27.4&#8243; _module_preset=&#8221;default&#8221; custom_button=&#8221;on&#8221; button_text_size=&#8221;16px&#8221; button_text_color=&#8221;#FFFFFF&#8221; button_bg_color=&#8221;#036e8c&#8221; button_icon=&#8221;&#x35;||divi||400&#8243; button_icon_color=&#8221;#FFFFFF&#8221; button_on_hover=&#8221;off&#8221; background_layout=&#8221;dark&#8221; custom_margin=&#8221;||||false|false&#8221; global_colors_info=&#8221;{}&#8221;][\/et_pb_button][\/et_pb_column][\/et_pb_row][\/et_pb_section][et_pb_section fb_built=&#8221;1&#8243; _builder_version=&#8221;4.24.3&#8243; _module_preset=&#8221;default&#8221; custom_padding=&#8221;0px||0px|||&#8221; global_colors_info=&#8221;{}&#8221;][et_pb_row _builder_version=&#8221;4.24.3&#8243; _module_preset=&#8221;default&#8221; custom_margin=&#8221;-29px|auto||auto||&#8221; custom_padding=&#8221;||1px|||&#8221; global_colors_info=&#8221;{}&#8221;][et_pb_column type=&#8221;4_4&#8243; _builder_version=&#8221;4.24.3&#8243; _module_preset=&#8221;default&#8221; global_colors_info=&#8221;{}&#8221;][et_pb_divider color=&#8221;#036e8c&#8221; _builder_version=&#8221;4.24.3&#8243; _module_preset=&#8221;default&#8221; custom_margin=&#8221;||-21px|||&#8221; global_colors_info=&#8221;{}&#8221;][\/et_pb_divider][et_pb_team_member name=&#8221;Genispec&#8221; position=&#8221;Consulting engineering firm based in Qu\u00e9bec&#8221; facebook_url=&#8221;https:\/\/www.facebook.com\/Genispec\/&#8221; linkedin_url=&#8221;https:\/\/www.linkedin.com\/company\/genispec-inspections-inc\/&#8221; icon_color=&#8221;#036e8c&#8221; use_icon_font_size=&#8221;on&#8221; icon_font_size=&#8221;20px&#8221; _builder_version=&#8221;4.24.3&#8243; _module_preset=&#8221;default&#8221; header_level=&#8221;h3&#8243; header_font_size=&#8221;18px&#8221; position_font=&#8221;|600|||||||&#8221; width=&#8221;100%&#8221; module_alignment=&#8221;center&#8221; min_height=&#8221;280px&#8221; custom_padding=&#8221;15px|0px|0px|||&#8221; border_style_all_image=&#8221;none&#8221; global_colors_info=&#8221;{}&#8221;]\n<p>Genispec is a consulting engineering firm made up of building engineers who are members of the OIQ. We offer specialized services in fa\u00e7ade and underground parking inspections in accordance with Law 122, as well as reserve fund studies and maintenance logs as required by Law 16. We also conduct inspections of commercial, multi-residential, industrial buildings, and condominiums. In addition, we provide building condition certificates and pre-delivery inspections.<\/p>\n<p><\/p>\n<div>\n<p>All our reports are validated by a qualified engineer. Every article published on our website is reviewed and approved by a qualified member of our team to ensure the technical accuracy of the information.<\/p>\n<\/div>\n[\/et_pb_team_member][\/et_pb_column][\/et_pb_row][\/et_pb_section]\n","protected":false},"excerpt":{"rendered":"<p>In theory, two condominium properties built by the same developer, in the same year, and based on the same blueprints may seem perfectly identical. But every month, when it comes to evaluating the amount of the contribution to be paid into the reserve fund, the figures differ. The reason : the reserve fund study must [&hellip;]<\/p>\n","protected":false},"author":2,"featured_media":2159,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_et_pb_use_builder":"on","_et_pb_old_content":"","_et_gb_content_width":"","footnotes":""},"categories":[16],"tags":[],"class_list":["post-3383","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-news"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v26.2 - https:\/\/yoast.com\/wordpress\/plugins\/seo\/ -->\n<title>Identical buildings but two different pension funds : what the plans hide.<\/title>\n<meta name=\"description\" content=\"The reserve fund is not simply based on a property&#039;s original plans, but on its condition over the years. Learn more below.\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/genispec.com\/en\/blog\/why-dont-two-identical-buildings-have-the-same-reserve-fund\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Identical buildings but two different pension funds : what the plans hide.\" \/>\n<meta property=\"og:description\" content=\"The reserve fund is not simply based on a property&#039;s original plans, but on its condition over the years. 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