Raleigh-Durham Reserve Studies for Associations

1The local picture

Wake County counted 1,129,410 residents in the 2020 Census and Durham County 324,833; the cities of Raleigh and Durham had 467,665 and 283,506. Cary, Apex, Holly Springs, Wake Forest and Morrisville are full of planned communities created after 1999, which puts them squarely under Chapter 47F.

Older communities inside the Beltline and in Durham, created before 1999, follow their own declarations plus the parts of 47F that reach them. Check which applies before the budget meeting.

2Reserve items that matter in the Triangle

First-cycle replacements. Communities from the 2000s building boom are reaching the end of original roofs, asphalt, pool finishes and fencing together. A study spreads that out where it can and shows the gap where it cannot.

Stormwater devices. Raleigh and the surrounding towns require maintenance of private stormwater devices, often by the HOA. The City of Raleigh’s stormwater pages set out the owner’s duties.

Trees. Mature hardwoods over common areas and roofs are a real cost after storms. Some boards hold a separate reserve line for tree work.

Clubhouses and fitness rooms. HVAC, flooring and equipment have short lives and are easy to leave out.

3What to ask a provider for

If the community has never had a study, ask for a full study with a site visit. Give the provider the original developer budget if you have it; it shows what the reserve was meant to be on day one.

Ask for a funding plan that phases increases over several years. It is easier to ratify a steady rise than one large jump. Fee ranges are on our fees page.

The same law applies statewide; see the guide to the NC Acts. Also in this guide: Charlotte and Coastal North Carolina.