Reserve studies · Cost segregation · Property & project management — Atlanta

Know what your property needs, and when.

TaylorCo walks the site, measures what's there, and tells your board or ownership what each component will cost and when it comes due. Then we can manage the project or do the work ourselves.

Get a reserve study proposal How our studies work

CAI standardsReserve studies, Levels I–IV

Cost segregationEngineering-based studies

PMP-certifiedProject management

Field crewsCleanout & exterior care

After the study

A reserve study is where it starts.

The study tells your board what's coming due and when. When a component comes up, we're the firm that already knows the property, so we can help with what comes next.

Sidewalk & curb repairsDue 2028 · about $23,000
Write the scope and compare bidsContract & bid consulting
Pond dredgingDue in 15 years · about $14,000
Manage the contractor through closeoutProject management
Stone wall & pillarsTuckpointing due in 15 years
Inspect yearly so open joints don't become rebuildsCondition assessments
Plan drifts from realityProjects done early, late, or over budget
Update the study so the numbers stay trueReserve study update

Inside a real study

Pages a board can actually read.

Two pages from a recent study, with the association's details removed. The summary comes first, in plain language, before any of the component schedules.

Executive summary page of a real reserve study showing 70.8% funded, current and recommended monthly contributions, and low risk of special assessment — Page one of the findings: where the fund stands, what each plan costs per home, and the risk of a special assessment.

Chart of percent funded over 30 years for the selected plan, full funding, baseline, and current contribution — Every plan on one chart. The dotted line is the current contribution, falling below zero; the board's plan is the solid line on top.

What we do

We advise, and we do the work.

Most firms either consult or build. TaylorCo does both. The people writing your reserve study or comparing your bids have done the work themselves, so the numbers come from someone who knows what a job actually takes.

Consulting

Analysis you can act on

HOA & community boards

Community reserve studies

Full on-site component survey, financial analysis, and a funding plan built for your budget. Every study includes a presentation to your board and a free revision after that session.

Level I: Full study
Level II: Update with site visit
Level III: Update without site visit
Level IV: Preliminary, from plans

Rental & commercial property owners

Cost segregation studies

An engineering-based study that identifies the parts of your building that can be depreciated over 5, 7, or 15 years instead of 27.5 or 39, so you can take more depreciation sooner.

Engineering-based
Residential rental
Short-term rental
Commercial & multifamily

Boards & owners

Contract & bid consulting

Side-by-side comparison of competing bids, scopes of work written in plain English, and a clear view of what each price actually buys.

Bid comparison
Scope development
Timeline & budget
Construction documentation

Residential & commercial

Condition assessments & inspections

Remaining-useful-life documentation and recurring inspection programs that give owners and contractors one shared record.

Residential
Commercial
RUL documentation
Annual programs

Construction projects

Project management

A PMP-certified project manager in the office or in the field, keeping scope, schedule, and budget on track from kickoff to closeout.

PMP-certified
Owner's representation
Field or office
Closeout

Field services

Capable hands on site

Landlords & property managers

Property cleanout & turnover

When a tenancy ends we handle disposal, the move-out condition assessment, and cleaning, so the unit is ready for the next resident.

Disposal
Move-out assessment
Turnover repairs
Turnover cleaning

Homes & communities

Exterior maintenance

Hands-on exterior care across Atlanta, held to the same standard as our consulting work.

Landscaping
Exterior carpentry
Pressure washing
Debris removal

For property managers

The board approved the scope. Who checks the contractor's work?

See how we verify it

From the field

What we see on site.

Every recommendation starts with a site walk. These are photos from our own inspections and jobs around Atlanta.

A mini excavator digging out eroded soil around a concrete stormwater outlet structure on a wooded slope — BeforeExcavating around an HOA's stormwater outlet, where runoff had cut into the red clay. We brought in a hydrology engineering firm, scoped the repair, selected the contractor, and managed the work.

The repaired stormwater outlet with a new corrugated pipe section and a bed of riprap stone below it — AfterThe same outlet after repair: a new pipe section and riprap, built to the engineer's design, to slow the water and hold the slope.

A long pile of cut pine trunks and limbs stacked on bare red-clay ground near a road — Tree workPines our crew cut and stacked on a common-area lot. Next we mulched the brush and hauled the logs. Cutting is half the job; cleanup is the other half.

Close-up of a stone entrance column with an open joint beneath its cast stone cap — Deferred maintenanceAn open joint under the cap of a stone entrance column. Water that gets in here works the stones loose over time.

Branches and leaves lying on an asphalt shingle roof beneath overhanging trees — ConditionBranches and leaf litter on a shingle roof under overhanging limbs. Debris holds moisture against the shingles and feeds clogged gutters.

A bedroom with the ceiling drywall collapsed onto the floor, exposing joists and insulation — TurnoverTenant damage found at a rental turnover: the bedroom ceiling down to the joists. We cleared the debris, then hung, taped, and finished new drywall.

Rainwater running across the floor of a wooded common area between pine trees — DrainageStormwater crossing a wooded common area during a heavy rain, carrying pine straw and soil downhill.

Who we serve

Built for the people responsible for the property.

Communities, homeowners, investors, renters, and tenants across Atlanta.

01 / Built forHOA boards Reserve studies homeowners can follow, and a plan that holds up at the annual meeting.

02 / Built forProperty managers Someone to check the contractor's work against the scope before you pay.

03 / Built forOwners & investors Condition assessments and cost segregation before you buy, renovate, or file.

04 / Built forLandlords Documented turnovers, from cleanout to repairs, so the unit leases faster.

Our work

The deliverables speak for themselves.

Redacted samples of recent work. Full samples and references are available on request. See all work

Reserve study

HOA community reserve study

Physical survey, component inventory, and a 30-year funding analysis the board could actually read.

Title slide of a Class 2 capital replacement analysis and funding plan presentation

Reserve study

Board presentation

The presentation that comes with every study, turning the numbers into decisions the board can vote on.

Cover page of a residential wooden deck maintenance program

Condition assessment

Community deck maintenance program

An annual inspection and maintenance schedule for the decks attached to every townhome, which turned a liability question into a calendar.

Contract consulting

Contract comparison analysis

A side-by-side review of competing bids for a community board that couldn't line up the contractors' scopes. The analysis laid out the pros and cons of each.

Field guides

Straight answers for boards and owners.

Practical guides from the people who do the survey work. All guides

Reserve Studies

Contact

Tell us about your property.

We'll follow up with a straightforward proposal. If we're not the right fit, we'll tell you who is.

Phone: 404-558-6085
Email: info@taylorco.co
Service area: Atlanta, GA
Mailing address: Brooks, GA 30205