HOA special assessment calculator
Project cost and unit list in; every owner's share to the cent, the monthly installment and the vote and notice checks out. Free, in your browser.
Enter the project cost and what reserves, insurance and other funds cover, and load one row per unit with its ownership percentage or square footage. Assesstally allocates the gap with largest-remainder rounding so every share is in whole cents and they add up exactly, then spreads each share over the months you choose.
Worked example
The sample is a fictional 24-unit California condominium, Harbor View: a $186,000.00 roof replacement, with $61,500.00 covered by reserves and other funds, leaves a special assessment of $124,500.00, allocated by each unit's ownership percentage. Unit 101 (3.6%) owes $4,482.00, or $385.75 a month over 12 months at 6% APR, including $147.00 interest; shares run from $4,482.00 to $6,474.00. Against a budget the assessment is 25.94% of budgeted gross expenses — over California's 5% limit, so it needs a member vote — and the notice is sent 46 days before the due date, inside the 30–60 day window.
Your figures stay on your computer
Assesstally reads your file with JavaScript in this browser tab. Unit numbers, amounts and the association's details are never uploaded, and unit rows aren't saved — close the tab and they're gone.
How it works
- Enter the project cost and what reserves, insurance and other funds cover.
- Load the unit list — unit, ownership %, square feet — from the template, or try the sample.
- Pick the method and term, check the vote and notice flags and print the allocation for the board.
FAQ
Is my data uploaded?
No. Your files are read by JavaScript in your browser tab and never sent to us or anyone else. Unit rows aren't stored, so closing the tab clears them. Amounts, dates and options can be saved in this browser if you ask; the association name and purpose never are.
How is a special assessment usually allocated?
Most declarations (CC&Rs) allocate assessments the same way as regular assessments: by each unit's percentage interest in the common elements, by square footage, or equally per unit. Your governing documents decide — Assesstally lets you apply any of these and compare them.
When does a California HOA need a member vote?
Under Civil Code §5605(b), the board can't impose special assessments that in the aggregate exceed 5% of the association's budgeted gross expenses for the fiscal year without the approval of a majority of a quorum of members at a meeting or election, where a quorum is more than 50% of the members. Emergencies defined in §5610 — a court order, a discovered threat to health or safety, or an unforeseeable repair with written board findings — are excepted.
How much notice do California owners get?
Individual notice of a special assessment not less than 30 nor more than 60 days before it becomes due (Civil Code §5615). Enter the notice and due dates and Assesstally checks the window.
What does Florida require for a condo special assessment?
The specific purpose must be set out in a written notice sent or delivered to each unit owner, and the money can only be used for that purpose; any excess becomes common surplus (Fla. Stat. §718.116(10)). An owner generally can't be excused from their share unless all owners are proportionately excluded (§718.116(9)(a)).
How are the cents handled?
Each share is rounded down to the cent and the leftover cents go to the units with the largest remainders, so the shares always add up exactly to the assessment. Installments are level monthly payments rounded to the cent, and the last payment settles any difference.
What's free?
Every unit's share to the cent, the totals, the vote and notice checks, every flag, 3 what-ifs and 12 units on screen and in print (with a footer). Pro shows every unit and every what-if and adds a notice letter for every owner, the Excel workbook and CSV exports.
Is this legal advice?
No. Assesstally applies the arithmetic and the rules it describes to the figures you provide. Your declaration, bylaws and state law decide how assessments are allocated, approved and collected; check them or ask the association's attorney. It is not a law firm and not affiliated with any agency or management company.