Where the money goes

The budget shows what deferred maintenance costs everyone.

This page translates Star Point's annual disclosure, approved budget, reserve study, balance sheet, wall-project records, and FHA certification contract into resident-facing financial analysis.

Derived values are computed

Percentages and per-unit amounts are calculated from typed source figures in the app data.

Units

154

Assessments

$546,054.08

Dues

$237-$413/mo

ACCU

$29,580

Insurance

$170,000

Wall loan

$539,940.11

Reserves

8% funded

Budget

Where each dollar goes

52% of the approved expense budget is insurance plus wall-loan principal.

Taxes, Insurance & Interest

$254,000 / 52%

Includes $170,000 insurance and $84,000 wall-loan principal.

Utilities

$78,750 / 16.1%

Water & Sewer accounts for $73,500 of the utility budget.

Exterior Maintenance

$60,750 / 12.4%

Landscape, snow, irrigation, and exterior extras.

Building Maintenance

$48,050 / 9.8%

Roof & gutter, painting, plumbing/sewer, and related repairs.

Administration

$46,504 / 9.5%

Includes $29,580 ACCU management, legal, and accounting.

Source: content/financials/budget-2025-2026.md

ACCU management

What residents pay ACCU

The management fee rose while resident concerns about slow responses and community mix-ups persist. That is presented here as documented cost plus resident concern, not a personal attack.

2025-26 fee

$29,580

$16.01 per unit per month

YoY change

+10%

From $26,862 in 2024-25 to $29,580 in 2025-26

Budget share

6.1%

Of the approved expense budget

Fee trend

2018-19

$24,024

2024-25

$26,862

2025-26

$29,580

Source: content/financials/budget-2018-2019.md, budget-2024-2025.md, budget-2025-2026.md

Cost of neglect

The retaining wall is the flagship case.

The chain is straightforward: low reserves made an urgent common-element project harder to absorb, and residents now carry emergency costs and long-term debt.

Reserve study

8% funded

$120,000/yr recommended vs. $28,968/yr actual.

Contribution gap

$91,032

Annual shortfall compared with the 2021 reserve-study recommendation.

Emergency order

$63,000

$6,600 temp fencing and $4,200 winterizing/secure plumbing.

Loan

$540K

6.78% interest, matures 2034-07-12.

Per-unit principal

$45/mo

Principal alone; estimated lifetime interest is about $1,169 per unit.

Analysis: this is what deferred maintenance costs everyone. The estimate of roughly $180K lifetime interest is labeled as an estimate and should be checked against the final amortization schedule.

Source: content/financials/reserve-study-2020.md, content/wall-project/change-order-1-emergency-services.md, content/wall-project/loan-term-sheet.md

Financial health

Surplus, reserves, debt, and equity risk

The December 2025 balance sheet shows cash and reserve accounts, but also a large wall loan, delinquent assessments, a 2025 net loss, and negative total equity.

Operating cash

$62,653.24

FCB Operating

Reserve money market

$183,782.65

Separate from wall-project fund

2025 net loss

-$390,608.43

Negative income for the year

Total equity

-$58,469.23

Negative equity on the balance sheet

Wall-project fund

$199,182.93

FCB/ICS Wall Project

Delinquent assessments

$46,401.01

Accounts receivable

Analysis: negative equity, a large long-term loan, delinquent assessments, and historically low reserve funding all increase special-assessment or dues-pressure risk because fewer saved dollars are available when major common-element work comes due.

Source: content/financials/balance-sheet-2025-12.md, content/financials/reserve-study-2020.md

Analysis / opinion

Property-value and financing risk

This is not an appraisal. It is a defensible resident analysis of factors that may influence buyer confidence and financing eligibility.

Deferred maintenance, emergency debt, low reserve funding, and negative equity can depress buyer confidence and make appraisals harder. FHA eligibility matters because a smaller eligible buyer pool can reduce demand; the association pays FHA Pros to maintain certification support. Residents should pull local comparable sales and treat this section as analysis, not a valuation.

Source: content/contracts-insurance/fha-pros-service-agreement.md

Visible conditions

Maintenance responsibility evidence

These are not tickets. They are a concise map of visible problems to the Association's documented duties or open responsibility questions.

View photo evidence

Paint fading/peeling

Association

Exterior painting and cleaning of exterior surfaces of buildings

Maintenance & Insurance Obligations chart; Declaration Art. VI Section 6.1(b).

Missing/damaged siding

Association

Exterior surfaces including siding, trim, and caulking

Maintenance & Insurance Obligations chart; Declaration Art. VI Section 6.1(b).

Missing gutters/downspouts

Association

Roofs, gutters, and downspouts

Maintenance & Insurance Obligations chart; Declaration Art. VI Section 6.1(b).

Cracking foundations

Safety

Association

Foundations, perimeter walls, and supporting walls

Maintenance & Insurance Obligations chart; Declaration Art. VI Section 6.1(a).

Unsafe common stairs

Safety

Association

Hallways, stairs, stairways, fire escapes, entrances, and exits

Maintenance & Insurance Obligations chart; Declaration Art. VI Section 6.1(a).

Wasps in fire-alarm systems

Safety

Needs clarification

Building/central alarm system appears Association-maintained; in-unit smoke detector is owner-maintained

Maintenance & Insurance Obligations chart; Declaration Art. VI Section 6.1(a) and Art. XI Section 11.12.