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Deferred Maintenance Budget Calculator
Deferred maintenance is the capex gap an owner let slip — the new buyer inherits it. This calculator stacks major system repair costs (roof, HVAC, parking, plumbing, electrical, facade) plus a 15% contingency that historically gets burned on scope expansion during remediation.
Total deferred maintenance budget
$632,500
Per-unit deferred maintenance
$10,542
Itemized line total
$550,000
Contingency reserve
$82,500
How the math works
Deferred maintenance is the capex gap an owner let slip. At acquisition, buyer either reduces price, requests a credit, or accepts the deal and funds the work. This calculator stacks line-item costs plus contingency for scope expansion common on major systems.
Always get a Property Condition Assessment (PCA) before closing. PCAs identify deferred maintenance and estimate remaining useful life for each system — the basis for negotiating a price reduction or seller-funded escrow.
How to Use
- Enter cost estimate for each major system.
- Enter contingency percentage (typical 15-20%).
- Enter unit count for per-unit view.
- Read total and per-unit deferred maintenance.
Frequently Asked Questions
PCA vs engineering report?
PCA (Property Condition Assessment) is a higher-level walk-through with system-by-system grade. Engineering reports dig into specific systems (roof mapping, HVAC load calc). Start with PCA; follow with engineering on flagged items.
Who pays?
Negotiable. Seller credit at close is cleanest. Alternative: seller funds escrow for specific repairs; draws against the escrow as work gets done. Third option: price reduction — simplest but least targeted.
Affect loan underwriting?
Yes. Lender will test whether deferred maintenance exceeds reserves. Very large DM budgets may force a reduced loan or a replacement-reserve holdback at closing.
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