Independent Works · Reserve studies and insurance appraisals
Get next year's numbers before the budget meeting
Independent Works prepares reserve studies and insurance appraisals for condominium and HOA boards. Margery J. Schultz, RS, does every site visit herself. Send the property details on this page and you will get a fixed-fee proposal within 24 hours, with the scope and a schedule. No obligation.
- Standard reserve studies for smaller HOAs from $995. Final price depends on building size.
- Insurance appraisals are quoted as a fixed fee within 24 hours.
- Quotes back within 24 hours.
Prefer to talk it through? Call (727) 204-6000.
Who should send this form
This page is for the person who has to walk into a board meeting with a real number, not a guess.
- You are updating the annual budget and the last reserve study is several years old, or there was never a formal study.
- Your insurance agent or carrier asked for a current replacement cost so coverage is set on what it would cost to rebuild, not on a guess or an old market value.
- You manage several associations and need a named professional who will visit the property, send a fixed-fee proposal, and give the board a draft to review.
What you can request
A reserve study
A reserve study inventories the components the association maintains, such as roofs, paving, pools, and elevators. It estimates remaining useful life and replacement cost, then gives the board a recommended annual reserve contribution it can adopt with the budget.
Read the full reserve study page →An insurance appraisal
An insurance appraisal estimates what it would cost to rebuild the insured buildings and common elements. Boards and agents use that replacement cost to set coverage limits. It is not a market-value appraisal.
Read the full insurance appraisal page →Many associations request both at once, because both start from the same property. Choose "Both" on the form.
Florida condominiums with three or more floors that people live or work on may also need a structural integrity reserve study. That is a separate Florida requirement. Choose "SIRS (Florida)" on the form, or read the Florida SIRS page.
Florida SIRS studies from $1,995. Final price depends on building size.
What happens after you send the form
- Within 24 hours you get a written proposal with the fee, the scope, and a schedule.
- If the board accepts, Margery reviews your last study or appraisal if you have one, then inspects the property herself.
- You receive a draft to review, with a walkthrough call for the board and manager.
- You receive a final signed report the board can use for its budget, and that an insurance agent can use when the request was an appraisal.
Which states does Margery travel to?
Margery works from Dunedin, Florida, and does every site visit herself. She prepares studies and appraisals for associations in Florida, California, Georgia, South Carolina, Alabama, Tennessee, Ohio, and New Jersey.
See service areas →Who prepares the report?
Margery J. Schultz, RS, prepares and signs every report. She studied architecture at Florida International University, has inspected buildings since 2008, and has completed more than 3,500 reports. You know who is looking at the property.
About Margery →★★★★★
“Margery was a pleasure to work with, she was very thorough. She took the time to explain everything with the SIRS calculations. There is so much that goes into these reserve studies and she did a great job and made it very easy to read and understand.”
Donna C., Google review ★★★★★
“Fills a much needed service of reserve studies and inspections. Great communicator, quick turnaround.”
Suzanne K., Google review
Questions before you send the form
What will I receive after I send this form?
A fixed-fee proposal within 24 hours. It includes the scope, the fee, and a schedule. There is no obligation to accept it.
Can we request a reserve study and an insurance appraisal together?
Yes. Many associations schedule both together because both start from the same inventory of buildings and components. Select Both on the form.
Who does the site visit?
Margery J. Schultz does every site visit herself.
How is the fee set?
Every proposal is a fixed fee based on the property. Standard reserve studies for smaller HOAs start at $995. Florida SIRS studies start at $1,995. Insurance appraisals are quoted as a fixed fee. Final price depends on building size.
Do you need our last study before you can send a proposal?
No. The property name, address, and a few building details are enough to scope the work. If you have a prior reserve study or insurance appraisal, include it or mention the year. That helps, but it is not required to get a proposal.
What if our Florida condominium also needs a SIRS?
Choose SIRS (Florida) on the form, or visit the Florida SIRS page. A SIRS covers eight structural and life-safety categories required by Florida law for qualifying condo and co-op buildings. A full reserve study covers every component the association maintains. Many Florida condominiums need both.
This is a plain-language summary, not legal advice. Confirm your association's obligations with your association attorney.
Ready to send the property details? Use the form at the top of this page, or call (727) 204-6000.