Free check · Full report $149 · Florida first

Will this condo pass the new mortgage reserve tests?

Four numbers from this year's budget and the reserve study, plus your state. You'll see the dollar gap — and how Florida's own rule compares.

Free check

Sample Test 1 gap $60,000 / year

Sample building — indicative

Test 1 gap $60,000 / year

Income $1,000,000 · Reserves $120,000 · Study $180,000

Florida rule: n/a on the free check — it needs the study's component schedule.

What the budget collects this year ($)

What you're putting into reserves this year ($)

Highest amount the reserve study says to put in ($)

Cash sitting in reserves today ($)

State

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Two tests. Two dates.

A building can be current under state law and still leave owners unable to sell to a buyer with a conventional loan.

Test 1 — Highest recommended

Applications from August 3, 2026

The budget must fund the study's highest recommended contribution

The "baseline" method — letting reserves fall toward zero — no longer counts for project eligibility. On the sample building, $120,000 budgeted against a $180,000 recommendation leaves a $60,000 / year gap.

Test 1: budgeted reserve contribution ≥ study's highest recommended contribution

Test 2 — 15% floor

Applications from January 4, 2027

Reserves must be at least 15% of budgeted assessment income

Up from the prior 10% rule, unless a qualifying reserve study is used. On the sample building, 15% of $1,000,000 is $150,000 against $120,000 budgeted — a $30,000 / year gap.

Test 2: reserve contribution ÷ budgeted assessment income ≥ 0.15

Florida HB 913

State rule — met

The state rule can be met while the mortgage tests fail

Florida's rule asks that the projected reserve balance stay at or above zero across the study horizon. A board can satisfy that and still fall short of Tests 1 and 2 — legal under state law, unsellable to a conventional buyer. ReserveGap shows both, side by side. New Jersey's rule is being researched; other states show no state minimum, with a citation.

Florida: projected reserve balance ≥ 0 for every year of the study horizon

Source: Fannie Mae Lender Letter LL-2026-03 and Florida HB 913. Freddie Mac alignment noted where confirmed. Results are indicative.

The sample building's Test 1 gap

$60,000

Per year. This is the number a director reads aloud at the board meeting — what the budget puts into reserves against what the reserve study says it should.

Budgeted reserve contribution

$120,000

Study's highest recommended

$180,000

the gap — $60,000

Florida's rule can still be met. A conventional buyer still can't.

Sample building: $1,000,000 in budgeted assessment income. Indicative, not a lender determination.