Finance category
Mortgage, loan, investing, tax, and money calculators.
Reserve True Up Calculator
Reserves collected rarely match actual spend. This calculator sizes the gap.
Ending balance
$125,000
Annual reserve gap
-$45,000
Total period gap
-$225,000
How the math works
Opening balance + (collected − spent) × years = ending. Negative = under-reserving.
Reserve balance heading negative by year 3-4 is a clear signal to review the replacement reserve study. Many owners run deferred maintenance through ops expense instead, which hides the true gap from both tenants and lenders.
How to Use
- Enter reserves collected annual.
- Enter actual capital spend annual.
- Enter reserve balance forward.
- Enter period years.
- Read true-up position.
Frequently Asked Questions
Why true-up?
Reserves collect systematically (monthly budget); spend lumpy (roof year 12, HVAC year 8). Cumulative balance swings. Lender covenants and owner reporting require tracking. Large gaps signal under-reserving or capital deferral.
Under-reserved signal?
Balance dropping year over year despite collections = under-collecting. Trends toward negative signal capital catch-up coming. Budget increase or additional capital call likely. Senior lender may require reserve bump at refinance.
Over-reserved?
Balance climbing indicates tenant over-charged or capital underspent. Tenant audits can reclaim over-collection. Landlord should reduce prospective rate or spend down balance on deferred items. Either move protects audit exposure.
Related Calculators
More Finance Calculators
Browse all finance →AI Cost Calculator
Compare token costs across OpenAI, Anthropic, and Google AI models. Calculate monthly API spending for GPT-4o, Claude, Gemini, and more.
Tip Calculator
Calculate the perfect tip and split the bill between friends. Choose preset percentages or enter a custom tip amount.
Bill Splitter Calculator
Split an uneven restaurant bill by item, divide tax and tip proportionally, and see exactly who owes whom.
Discount Calculator
Calculate sale price, discount amount, stacked discounts, sales tax, and total savings for any markdown.
Gas Mileage Calculator
Calculate MPG or km/L, estimate trip fuel cost, and compare annual fuel expenses between two vehicles.
Sales Tax Calculator
Add sales tax to a price, reverse-calculate the pre-tax amount from a total, and estimate tax for multiple items on one receipt.
Keep exploring
Next steps in Finance
Previous calculator
Reserve Study Funding Calculator
Size annual reserve contribution to fund 30-year component replacement — HOA monthly / unit and current funded %.
Next calculator
Resident Benefit Package Calculator
Model RBP revenue, service cost, chargeback loss, and annual net profit for a bundled tenant benefits program across a single-family or multifamily portfolio.