Built-to-Last: Strategies for Extending the Economic Life of Community Associations
Community associations across the United States are navigating aging infrastructure, rising costs, insurance pressures, and evolving regulatory requirements. Built-to-Last provides a practical, research-driven framework to help boards, managers, and policymakers evaluate risks, plan strategically, and extend the economic life of their communities.
The report includes:
- Practical guidance for boards and managers at every stage of a community’s lifecycle
- Real-world case studies highlighting risks, challenges, and solutions
- Analysis of key factors impacting long-term viability
- Insights on governance, funding, insurance, and lending
- A comprehensive self-evaluation tool for communities
Why This Research Matters
Community associations are long-term assets—but they are not guaranteed to last indefinitely. As buildings age, communities face compounding challenges:
- Deferred maintenance and infrastructure deterioration
- Increasing insurance costs and availability concerns
- Lending eligibility constraints
- Governance and funding gaps
Without proactive planning, communities risk reaching a tipping point where repair costs, safety concerns, and financial pressures threaten long-term viability. This report provides guidance to help communities act earlier—and more effectively.
Every community reaches a point where decisions made—or delayed—begin to define its future. The difference between stability and decline is rarely sudden; it is the result of years of planning, funding, and governance choices.
A Lifecycle Framework for Community Associations
This report introduces a lifecycle-based approach to understanding how community associations evolve over time, and how decision-making must adapt at each stage.
Lifecycle Phases:
- Pre-Transition and Turnover (-1 to 0 years): Focus on developer transition, governance setup, document review, and early condition assessments
- New Communities (0–10 years): Construction quality, early maintenance, and defect resolution
- Mid-Life Communities (11–30 years): Strategic planning, reserve funding, and system replacement
- Aging Communities (30+ years): Structural evaluation, economic viability, and potential redevelopment considerations
This framework helps boards align planning, funding, and governance with the realities of their community’s stage of life.
Key Factors That Influence Long-Term Viability
The report also identifies ten core factors that shape the economic life and long-term sustainability of community associations:
- Building structure and systems
- Maintenance and preservation
- Reserve funding and financial planning
- Governance and management
- Insurability and market risk
- Legal and regulatory compliance
- Sustainability and modernization
- Disaster preparedness and risk mitigation
- Economic viability and obsolescence
- Land use and property utilization
These factors provide a comprehensive lens for evaluating risk, prioritizing investments, and planning for the future.
Community Lifecycle Self-Evaluation Tool
A core component of this research is a practical self-evaluation tool designed to help community associations assess their current condition and long-term outlook. The tool evaluates key areas including:
- Building structure and infrastructure
- Financial health and reserve funding
- Governance and management practices
- Maintenance and deferred repairs
- Disaster risk and insurance
- Economic viability and obsolescence
Each category includes criteria, scoring guidance, and indicators to help boards identify risks and prioritize action.
Acknowledgments
This report was developed through a collaborative effort of the Foundation for Community Association Research’s Think Tank and subject matter experts across the community association industry.
We extend our sincere appreciation to the Think Tank and working group members who contributed their time, expertise, and insights to this project.
- Michelle Baldry, RS, Reserve Advisors, Arlington, Va.
- Veraliz Castro-Williams, CIRMS, Kevin Davis Insurance Services, Los Angeles
- Eric C. Collins, PE, Becht Engineering BT, Warren, N.J.
- Todd El-Taher, Hann & Hann Construction Services, Rockville, Md.
- Mitchell Frumkin PE, RS, Kipcon, North Brunswick, N.J.
- Airielle Hansford, CMCA, AMS, PCAM, 22 West, A Condominium, Washington, D.C.
- Mark Jones, AMS, PCAM, Avalon Management Group, Canyon Lake, Calif.
- Aaron Mindel, CMCA, EJF Real Estate Services, Washington, D.C.
- Edward J. O’Connell, III, Esq., Whiteford, Falls Church, Va.
- Henry Puckett, CMCA, AMS, PCAM, Ghertner & Company, Nashville, Tenn.
- J. David Rauch, ProTec Building Services, San Diego
- Marc Tamres, Homerun IQ, San Francisco
- Ryan Underwood, CMCA, AMS, PCAM, The Columbia Residences, Washington, D.C.
Special thanks to the Foundation’s Board of Directors and staff for their leadership and support in advancing this research initiative.