About Rapid Reserve Studies

Rapid Reserve Studies is a national reserve study firm headquartered in Littleton, Colorado, founded by Ryan Johnson, a Navy veteran. We serve community associations in all 50 states: self-managed boards, community managers, and associations coming out of declarant control. We also produce facility condition assessments for the cities, school districts and owners who hold buildings rather than communities.

Why this firm exists

Most reserve studies arrive as a bound PDF that gets filed and never opened again. The numbers inside are usually fine. The problem is that nobody on the board can interact with them, so the one question a board actually has, what happens if we raise dues by twenty dollars, never gets answered without another invoice.

We deliver the complete signed study, and the same analysis as a portal alongside it. Your board opens a link, drags a slider, and watches the 2032 special assessment disappear or not. That is the whole idea. The signed study stays frozen as the document of record, because that is what your insurer and your lender rely on, and the dashboard sits alongside it.

How we work

The short version is below. The full seven stages covers what happens between the first call and the delivered study, including the desk review before anyone drives out that nobody normally sees.

• Site visit with photographs. Every common element inventoried, measured, graded, and photographed. Drone and ground capture. Roofs, upper envelope and large site areas are photographed from above rather than estimated from the parking lot, and everything reachable on foot is measured and photographed where it stands. A roof seen from the ground is an assumption; a roof seen from above is an observation. What that covers depends on the service level you need.
• First Findings within 48 hours of the site visit. Before the full report, you get one page: three photographs, your near-term expenditures, the year funding runs thin, and what to do next.
• Per-category inflation. Roofing, paving, and painting do not inflate at the same rate, and none of them tracks headline CPI. We use producer price indices per category, we disclose which ones in every report, and we show you the date our cost table was last verified.
• Analyst confirmation on every judgment. Software drafts, a human confirms. Nothing becomes part of your study because a machine suggested it.

Independence

We do not sell roofs, paving, or paint, and we take no referral fees from contractors who do. Several states attach an independence requirement to their transition study statutes for good reason: a reserve study written by somebody who profits from the recommended work is not a reserve study. Our only product is the analysis. Our state requirement guides set out what each statute actually asks for, including Colorado and Florida's SIRS rule.

Where we work

Reserve studies nationwide. We take work in every state and we do not publish a coverage map, because the honest answer depends on your community rather than on a line drawn on a map. When you request a proposal we tell you directly how we would deliver your study, and if another firm is genuinely the better fit we say so and introduce you to one we have vetted.

Our office is in Littleton, Colorado, and we work across the Front Range in Denver, Lakewood, Aurora and Centennial, and Littleton and Highlands Ranch. That is a fact about our address, not a limit on who we work with.

If the question you actually have is what this costs, we publish that too: what a reserve study costs gives our estimated ranges by unit count and service level, and what moves the number. If the question is more basic than that, what a reserve study is starts from the beginning.

Measured, modeled, and independently prepared.