Typical fees by size
| Community | Typical fee | What it usually looks like |
|---|---|---|
| Under 50 homes | $1,500 to $5,000 | Townhouse or garden-style, few shared amenities |
| 50 to 150 homes | $2,000 to $8,000 | Several buildings, shared amenities or roads |
| 150 to 300 homes | $5,000 to $20,000 | Large or mixed communities |
| Mid-rise or high-rise condo | $7,000 to $15,000+ | Concrete, masonry or steel tower, garage, facade |
An update with a site visit usually costs a share of a full study; firms quote it case by case.
What pushes the price up
- Structure and height. Facades, balconies, garages and plazas in a concrete or steel building take far longer to assess than shingle roofs and asphalt.
- Number of components. Elevators, chillers, boilers, fire systems and pools each add line items, and each needs a life and a cost.
- Who signs. A study overseen by a licensed engineer can cost more than one by a credentialed reserve specialist, and some boards want the engineer for a covered building.
- More than one plan. The statute requires the zero-floor 30-year plan; extra plans with a higher floor take more work.
- Records. Missing past studies, invoices or drawings mean more time on site.
What the five-year cycle costs over time
Because the law asks for a study at least every five years, the real cost is a series. The study itself must estimate the cost of future studies and updates, so those fees can be planned for in the reserve budget rather than found at short notice.
The structural inspection
For a covered condo or co-op building, the structural inspection is a separate engineering fee, charged as a common expense. We have not found a public range we trust for New Jersey, so we do not print one. Ask for it alongside the study.
Statute: P.L.2025, c.132; inspection cost treatment: DCA FAQ. Fee ranges are typical published prices, a guide, not a quote.