A mix of old and new
Eugene is the Lane County seat. Close to the University of Oregon and downtown, many condominiums are small, older buildings, some converted from apartments, with owners who rent their units. In the South Hills and in north Eugene the associations are mostly planned communities with private roads and open space.
Converted buildings deserve care. The first reserve study after a conversion often finds that siding, windows and decks are older than the sale brochure suggested. ORS 100.175 puts the first study on the declarant, so ask to see it.
At least one reserve study firm, Bicksler & Associates, is based in Eugene, and firms from Portland and the wider Northwest also work in Lane County.
What the valley weather shortens
- Wood siding and trimConstant damp in winter means paint and sealant cycles that run short of the national averages a desk study might assume.
- RoofsMoss on shaded roofs lifts shingles and holds water. Treatment belongs in the maintenance plan; replacement in the reserve.
- Decks and stairsExterior wood stairs and walkways are both a reserve item and a safety item; a site visit should look at them closely.
- Gutters and drainsLeaf fall from mature trees blocks drains, so the plan should schedule cleaning before the rains.
Finding the association's documents
Declarations and plats are recorded with Lane County's deeds and records office. A firm will compare the recorded plat with what is on the ground before it builds the component list.
The rules are statewide
There is no separate Lane County reserve rule. Condominiums follow ORS 100.175 and planned communities ORS 94.595, and both ask the board to review the study every year. See the annual review for a cycle that keeps the cost down.
Typical fees
As a guide, a full study with a site visit runs about $1,500 to $5,000 for a 30-home condominium and $2,000 to $8,000 for a 100-home planned community, with a desk update for the same community at about $500 to $4,000. These are national figures drawn from fees firms publish, and not a quote. Travel can add to fees outside the Portland area. Try the estimator for your own numbers.
Among the firms listed on who does reserve studies, Bicksler & Associates (Eugene) is based in this area. Others listed there cover the whole state.