HOA Intelligence Platform

Budget →

YTD Operating

($42.9K)

vs $0 budget · 8 of 12 months

LOSS

Reserves →

Reserve Balance

$357.0K

of $1,114K target

32%

Income →

Monthly Assessment

$512.79

per unit · 102 units

Current

AR →

AR — Collections

$29.7K

4 active collection accounts

ACTION

Reserve Fund Health

vs SCT Study target ($1,114,000)

UNDERFUNDED

$0 Current: $357.0K Target: $1,114K

Current monthly contribution $18,450.00

SCT recommended $19,202.76

Monthly shortfall ($752.76)

Study basis Level III · Jul 2025

Top Budget Variances YTD

8 months through April 30, 2026

4 OVERRUNS

5341 Buildings & Grounds $16,200 $40,585 +151%

5335 Plumbing $9,472 $25,537 +170%

5040 Frontier / Telephone $2,880 $11,093 +285%

5520 Insurance $34,648 $41,918 +21%

5030 Gas $26,667 $34,455 +29%

Active Capital Projects

0 active · Canyon Carpet complete May 1 · FY2026

Project	Building	Total Cost	Source	Status
Canyon Floor Carpet Replacement	All 4 buildings	$65,262	Reserves	COMPLETE
Cast Iron Drain Stack #28	1552 S. Camino Real	$17,985	Reserves	COMPLETE
1510 Laundry Room Plumbing	1510 S. Camino Real	$13,000	Reserves	COMPLETE
1552 1st Floor Laundry Drains	1552 S. Camino Real	—	Operating	COMPLETE

GL Code	Description	Annual Budget	8-Mo Budget	YTD Actual	$ Variance	% Var	Status
Income
4110	Monthly Assessments	$627,660	$418,440	$426,054	+$7,614	+1.8%	OK
4125	Collection Reimbursement	—	—	$3,085	—	—	OK
4131	Laundry Commission	$6,000	$4,000	$1,295	($2,705)	-68%	MONITOR
4140	Late Assessment Fees	—	—	$2,117	—	—	OK
4141	Admin Fee / Late Charge	—	—	$360	—	—	OK
4142	Bank Charge Reimbursement	—	—	$75	—	—	OK
4195	Misc Income	$1,200	$800	$280	($520)	-65%	MONITOR
† GL 4150 — $20,400 Initial Property Marketing Fee owed by Frontier Communications per bulk internet contract (Schedule B). Payment confirmed by Frontier rep for May 2026. Will post as income upon receipt.
Utilities ††
5020	Electricity — pricing increase	$35,000	$23,333	$27,747	($4,414)	-19%	WARN
5030	Gas — seasonal + commodity	$40,000	$26,667	$34,455	($7,788)	-29%	WARN
5040/5060	Telecom ‡	$44,712	$29,808	$16,012	+$13,796	+46%	OK
5050	Water	$21,600	$14,400	$15,889	($1,489)	-10%	OK
Buildings & Grounds Maintenance
5335	Plumbing	$14,208	$9,472	$25,537	($16,065)	-170%	WARN
5341	Buildings & Grounds	$24,300	$16,200	$40,585	($24,385)	-151%	WARN
5344	Carpet Cleaning	$4,320	$2,880	$0	+$2,880	+100%	RESERVE PROJECT
5366	Elevator Repairs	$11,000	$7,333	$440	+$6,894	+94%	OK
Administrative
5520	Insurance †††	$51,972	$34,648	$41,918	($7,270)	-21%	SENT TO PPM
5530	Management Service	$36,000	$24,000	$23,987	+$13	+0%	OK

† GL 4150 — $20,400 Initial Property Marketing Fee owed by Frontier Communications per bulk internet contract (Schedule B). Payment confirmed by Frontier rep for May 2026. Will post as income upon receipt.

†† Utilities: overruns reflect commodity price fluctuations and are being monitored. No corrective action required unless trend worsens.

‡ GL 5040: Frontier bulk internet (102 units × $33/mo). GL 5060: Spectrum VoIP elevator 911 lines (4 buildings).

††† GL 5520 Insurance: FY2026 premium paid. Year-over-year variance reflects policy renewal timing. No action required.

Fund Balance

$357.0K

Book Balance $357,016 · as of Apr 30, 2026

% of FY2026 Target

85%

of $422K FY2026 study target (SCT 2025)

Monthly Contribution

$18,450

SCT recommends $19,203

FY2026 Study Target

$422K

SCT recommended opening balance · full funding = $1,114K

Funding Status vs Target

Current: $357.0KFY2026 Target: $422K

85% of FY2026 SCT study target · Full funding target = $1,114K (32.0% of full funding)

The July 2025 Level III study is a financial update only — no site inspection. It is based on a June 2024 site inspection.

Drain & Stack Maintenance

Cast iron stack replacements and laundry drain repairs are managed reactively — addressed when a failure is identified (typically via water leak). Not tracked as reserve components.

Component	Status	Est. Cost	In SCT Study	Notes
Roof	IN STUDY	—	Yes	Included in SCT Level III study.
Elevator	IN STUDY	—	Yes	Included in SCT Level III study.
Pool/Spa	IN STUDY	—	Yes	Included in SCT Level III study.
Exterior Paint	IN STUDY	—	Yes	Included in SCT Level III study.

Current Balance ($)

Monthly Contribution ($)

Inflation Rate (%)

ROI / Interest Rate (%)

Projected Balance — 5 Years

$0

% of inflation-adjusted target

Projected Balance — 10 Years

$0

% of inflation-adjusted target

Years to Reach 70% Funded

—

At current contribution rate

Year-by-Year Projection

Next 15 years · Contributions + ROI vs inflation-adjusted target

Year	FY End	Contributions YTD	Balance (w/ ROI)	Inflation-Adj Target	% Funded	Gap

Metric	A: Current (4% infl / 3% ROI)	B: SCT Assumptions (3% infl / 3% ROI)	C: Recommended Contribution	Best Case (2% infl / 3.5% ROI)
Monthly Contribution	$18,450	$18,450	$19,203	$18,450
5-Year Balance	—	—	—	—
10-Year Balance	—	—	—	—
Years to 70% Funded	—	—	—	—
10-yr Inflation-Adj Target	—	—	—	—

Component	Status	Notes
Roof	IN STUDY	Included in SCT Level III study.
Elevator	IN STUDY	Included in SCT Level III study.
Pool / Spa	IN STUDY	Included in SCT Level III study.
Exterior Paint	IN STUDY	Included in SCT Level III study.
Cast Iron Drain Stacks	REACTIVE	Repaired on failure — not a reserve component.
Laundry Drain Infrastructure	REACTIVE	Repaired on failure — not a reserve component.

Per-unit impact of an assessment increase across all 6 unit tiers · Current rates effective Sept 1, 2024 (last 12% increase) · No increase taken in FY2026

Quick Select:

Custom:

%

New Monthly Revenue

—

vs current

Additional Monthly

—

increase over current

Additional Annual

—

full-year impact

Units Affected

102

all unit types

Per-Unit Type Breakdown

Source: CC&Rs Exhibit B · FY25 rates = FY26 rates (no increase taken)

Unit Type	Sq Ft	# Units	Current Mo.	New Mo.	Mo. Increase	Annual Increase / Unit	Total Annual (All Units)

ℹ

Context Last increase was Sept 1, 2024 (+12%). No increase for FY2026 — board deferred due to 2022 special assessment loan. Any FY2027 increase would be the first since then.

Operating Income Model — FY2027 Pro Forma

Expense inflation:

Custom: %

FY2026 Net Operating

($43,008)

budget baseline · deficit

FY2027 Net Operating

—

at selected increase %

Improvement vs FY2026

—

swing in net operating income

Break-even Rate Needed

—

to reach $0 net (at 3% exp inflation)

Full P&L Comparison

FY2026 budget baseline vs FY2027 pro forma · reserve at $18,450/mo ($221,400/yr)

Line	Description	FY2026 Budget	FY2027 Pro Forma	Change $	Change %

📋

Model assumptions FY2026 budget: $652,471 income · $490,333 operating expenses · $205,146 reserve (old rate). FY2027: reserve updated to $221,400 ($18,450/mo × 12). Other income held flat. Assessment revenue scales with selected %.

💡

What if PSB3 had implemented CDARS at the start of FY2026? This models interest income if the board had deployed the reserve fund ($341,300 as of July 1, 2025) into an IntraFi CDARS ladder instead of the current 0.75% MMA. The May 2026 CDARS Proposal addresses implementing this structure going forward.

Current Rate (MMA)

0.75%

FY2026 annual interest: $2,560

CDARS Blended APY

4.94%

FY2026 annual interest: $16,851

FY2026 Opportunity Cost

$14,291

Full-year interest foregone

YTD Cost (9 Months)

$10,718

Jul 2025 – Mar 2026

What-If CDARS Ladder — FY2026

Started July 1, 2025 · $341,300 reserve · 4 equal tranches of $85,325

Tranche	Type	Amount	APY	Maturity / Action	Annual Interest
1	6-Month CD	$85,325	4.85%	Jan 2026 → roll 12-mo	$4,138
2	9-Month CD	$85,325	5.00%	Apr 2026 → roll 12-mo	$4,266
3	12-Month CD	$85,325	5.15%	Jul 2026 → roll 12-mo	$4,394
4	ICS Liquid MMA	$85,325	4.75%	Ongoing (liquid)	$4,053
Total / Blended		$341,300	4.94%	FDIC-insured via IntraFi	$16,851

Interest Comparison — FY2026

Period	MMA @ 0.75%	CDARS @ 4.94%	Foregone
Q1 Jul–Sep 2025	$640	$4,213	−$3,573
Q2 Oct–Dec 2025	$640	$4,213	−$3,573
Q3 Jan–Mar 2026	$640	$4,213	−$3,573
Q4 Apr–Jun 2026 (proj.)	$640	$4,212	−$3,572
FY2026 Full Year	$2,560	$16,851	−$14,291

📋

May 2026 CDARS Proposal — Board Vote May 19 The board is considering implementing a CDARS ladder going into FY2027 to stop this annual loss. See the CDARS Proposal in the Reports Hub for the full analysis, FDIC coverage details, and IntraFi structure. Note: $341,300 remains below the $500K FDIC limit — all funds fully insured.

Total AR

$30.6K

Balance sheet gross · Apr 30, 2026

Largest Balance

$17.8K

Unit #117 — 3rd party collections

Lien / Filed

2 units

Unit #117 (3rd party), Unit #101 (lien filed)

Settled in April

3 units

Units #214A · #229 · #108

1550 S. Camino Real #117 — Acct #29550869

Coll Status: Send to 3rd Party Collections (escalated from NOD)

3RD PARTY COLLS

$17,753.70

1552 S. Camino Real #134 — Acct #29550827

Coll Status: File on hold — Archer

FILE ON HOLD

$5,190.53

1500 S. Camino Real #101 — Acct #29550856

Coll Status: Lien Filing — Guralnick Gilliland Garcia

LIEN FILING

$4,442.67

1550 S. Camino Real #317 — Acct #29558589

Coll Status: Demand Letter

DEMAND LETTER

$2,275.89

1510 S. Camino Real #214A — Acct #29550862

SETTLED 4/22/2026

SETTLED

$0.00

1550 S. Camino Real #322 — Acct #29550866

SETTLED 3/23/2026

SETTLED

$0.00

1510 S. Camino Real #216 — Acct #29552907

NOT PAID · Common Area – Debris Disposal

UNPAID

$286.00

Canyon Floor Carpet Replacement — All 4 Buildings

All 4 buildings · 1500, 1510, 1550, 1552 S. Camino Real · Completed May 1, 2026 · Sign-off: Rick Olson

Approved Budget

$65,262

Check Status

Prepared — Tim Newton pickup at PPM

Source

Reserves

COMPLETE

Cast Iron Drain Stack #28 Replacement

1552 S. Camino Real · ABS pipe replacement · Completed March 10, 2026 · Best Price Plumbers Invoice #9306

Actual Cost

$17,985.00

Paid

03/10/2026

Source

Reserves

In Reserve Study

No — reactive

COMPLETE

1510 First Floor Laundry Room — Major Plumbing Failure

1510 S. Camino Real · Completed February 2026

Cost

$13,000

Source

Reserves

COMPLETE

1552 First Floor Laundry Room Cleanout Drains

1552 S. Camino Real · Completed 2025

Source

Operating

COMPLETE

Cast Iron Stack Replacement Tracker

Source: STACK_TRACKER.xlsx · Updated April 9, 2026 · Reactive maintenance — not a reserve component

28% COMPLETE

TOTAL STACKS

92

residential

COMPLETED

26

28%

REMAINING

66

72%

LAUNDRY AREAS

3/4

1550 pending

By Stack Type

Stack Type	Total	Completed	Remaining	% Done
Kitchen	34	11	23	32%
Master Bath	34	12	22	35%
Guest Bath	24	3	21	13%
Total	92	26	66	28%

Suggested Questions

What is our FY2026 reserve fund balance?

Can we raise assessments more than 20% without a member vote?

How many days notice is required before a board meeting?

What is the current monthly assessment per unit?

When does our Frontier internet contract expire?

What is our current AR delinquency total?

What are the top budget overruns this year?

How much have we spent on maintenance year to date?

What is the reserve fund percent funded?

When was the last assessment increase and by how much?

How many pets are allowed per unit and what are the pet rules?

Powered by Claude

AI

Ask Lumen · AI

Ask me anything about PSB3 — finances, CC&Rs, reserves, vendors, assessments, or board procedures. I'll give you the short answer first. Ask for more if you need it.

Operating Checking

$219,677

Book Balance (balance sheet) · 4/30/2026

BOOK BALANCE

Reserve MMA

$357,016

Book Balance (balance sheet) · 4/30/2026

32% FUNDED

Total Cash — All Accounts

$576,693

Operating + Reserve · Apr 30, 2026

BALANCE SHEET

HOA Analyzed Business Checking — Operating (XXXXXX2975)

Warfield Enterprises, Inc., Agent · Banc of California · Period: Apr 1–30, 2026 · Source: AppFolio Disbursement Register

RECONCILED

OPENING BALANCE (3/31)

$238,541.02

TOTAL CREDITS (implied)

+$39,243.79

Cash received — assessments + misc

TOTAL DEBITS

−$58,108.21

Incl. $18,450 reserve transfer

ENDING BALANCE (4/30)

$219,676.60

ACH / Electronic Debits — April 2026

Date	Vendor	Amount
04-01	Reserve Transfer (to 1754)	$18,450.00
04-06	Desert Water Agency (×7)	$1,981.11
04-13/15	Spectrum (×4)	$610.72
04-22	Palm Springs Disposal	$1,782.09
04-24	SoCal Gas	$2,057.49
04-27	Southern California Edison	$3,516.23
04-28	Frontier Communications	$3,003.00

Checks Paid — April 2026 (19 checks)

Chk	Date	Payee	Amount
622	04/07	Angel Beltran Jr.	$3,400.00
623	04/07	Personalized Property Mgmt	$2,998.33
624	04/07	Palm Springs Sanitation	$49.50
625	04/07	Owner Refund — John Shaw #330	$376.22
626	04/07	Cheryl Lynn Price	$1,600.00
627	04/07	Jeffrey Jerome	$43.59
628	04/07	Namloop Inc.	$505.00
629	04/09	BRS Roofing Inc.	$377.70
630	04/09	City of Palm Springs (permits)	$1,366.00
631	04/16	Best Price Plumbers (2 inv.)	$1,400.00
632	04/16	Reliable Tree Care	$6,940.00
633	04/16	Joe Walsh	$925.00
634	04/16	Namloop Inc. (2 inv.)	$488.04
635	04/16	Desert Air Conditioning	$173.71
636	04/21	Personalized Property Mgmt	$1,164.77
637	04/21	Roof Asset Management (2 inv.)	$360.00
638	04/28	Best Price Plumbers	$372.00
639	04/28	First Insurance Funding	$3,852.71
640	04/28	Frazier Pest Control	$315.00

HOA Business MMA Analyzed — Reserve Fund (XXXXXX1754)

Personalized Property Mgmt Co., Agent · Banc of California · Period: Apr 1–30, 2026 · APY 0.75%

32% FUNDED

OPENING BALANCE (3/31)

$341,523.35

TOTAL ADDITIONS

+$18,671.39

Transfer $18,450 + Interest $221.39

TOTAL DISBURSEMENTS

−$3,178.84

Next Level Elevator (Ck 51) · Namloop Pool (Ck 52)

ENDING BALANCE (4/30)

$357,015.90

Disbursements — April 2026

Date	Payee	Ck#	Amount
04/07	Next Level Elevator (Specialized Elevator Svcs) — 4/1 Quarterly Maintenance Inv #466991	51	$2,871.39
04/23	Namloop (Pool Care Solutions) — Thermistor sensor & labor Inv #109182	52	$307.45
Total Disbursements			$3,178.84

Interest & Rate Info

APY Earned0.75%

Interest-Bearing Days30

Net Reserve Change+$15,492.55

Interest Earned Apr$221.39

Interest Earned YTD$1,866.11

✓ Gold Star Painting void confirmed resolved · Reserve book balance $357,015.90
Check #141 voided by Caren 4/7/2026. April 30 AppFolio book balance $357,015.90 confirmed. Reserve increased $15,492.55 from March — light disbursement month (only elevator quarterly + pool thermistor).

Daily Balance Snapshot — Operating Account (2975)

April 2026

Date	Balance	Date	Balance	Date	Balance
03/31	$238,541.02	Opening balance (prior month end)
04/30	$219,676.60	Ending balance — heavy April disbursements (tree trimming, permits, insurance)

Ending balance 4/30/2026: $219,676.60 · Net change from Mar: −$18,864.42 · Total disbursements $58,108.21 (incl. $18,450 reserve transfer) · Source: AppFolio Cash Disbursement Register

FY2026 Activity Summary

September 1, 2025 – April 30, 2026 · Both Accounts · Source: AppFolio Income Statement + Disbursement Register

8 MONTHS

Operating Account (2975) — YTD Income

Category	YTD Amount
Assessment Income (GL 4110)	$426,054
Collection Reimbursements (GL 4125)	$3,085
Late Charges / Admin / Other	$2,552
Laundry Income (GL 4131)	$1,295
Total Operating Income (net of reserve transfer)	$285,666

Notable April: Check 625 — Owner Refund $376.22 to John Shaw (Unit #330, prior owner) for prepaid assessments on unit transfer 4/1/2026.

Reserve Account (1754) — YTD Credits

Category	YTD Amount
Monthly Transfers from Operating (8 × $18,450)	$147,600.00
Interest Earned FY2026 (0.75% APY)	$1,866.11
Total Reserve Credits FY2026	$149,466.11

Interest Breakdown: Sep $232.61 · Oct $245.42 · Nov $238.90 · Dec $241.69 · Jan $243.63 · Feb $219.01 · Mar $223.46 · Apr $221.39 = $1,866.11

FY2026 YTD Operating Expense (8 months): $328,541 total disbursed · Reserve expenditures YTD: $150,813 · Source: AppFolio Income Statement + Cash Disbursement Register · Final PPM package 5/3/2026

Association

Association Name

Displayed in header and reports

Total Units

Fiscal Year Start

Month the FY begins

Property Manager

Reserve Fund

SCT Study Target

Fully funded balance per current reserve study

Recommended Monthly Contribution

Current Monthly Contribution

AI / Document Query

Ask Lumen

Powered by Claude via server-side proxy — no API key required here

Active

Monthly Board Packages

Package	Period
Board Package — April 2026	April 2026	Open →
Board Package — March 2026	March 2026	Open →
Board Package — February 2026	February 2026	Open →

Association Documents

Document	Notes
Board Meeting Index	FY2024–FY2026 · Key decisions & votes	Open →
Annual Compliance Plan	Reserve study, elections, budget track	Open →
Frontier Telecom Memo	Bulk internet migration · sent Apr 2026	Open →
Stack Tracker	Cast iron replacement · 26/92 done (28%)	Open →
Cabana Door Work Order	Fascia repair · Walsh WO	Open →

Notice Generator

Notice Title

Notice Body

Date