Overview
A special assessment is owners' money, usually a lot of it, raised under pressure and on a deadline. The board's job isn't to pour concrete. It's to make sure the number is right before owners are asked to pay it, and that every dollar is accounted for once the work starts.
That's the work Greenberg Advisory does. It reviews the engineer's scope and the contractor bids before the assessment is set, so the figure owners vote on reflects the real project. Once it's approved, it tracks the schedule, the change orders, and the payments, and reports back to the board in plain language. The contractor builds; Greenberg Advisory makes sure the board can see, track, and document where owners' money goes.
Greenberg Advisory does not decide whether to assess, set the amount, or handle the legal notice. That's your board, your manager, and your attorney. The firm makes sure the construction project the assessment pays for is scoped, bid, and delivered the way it should be.
What’s Included
Before the Assessment
- Independent review of the engineer's scope and repair plan
- Contractor bid leveling so the figure reflects the real project
- Schedule and budget validation before the board sets the number
- Board presentation support and unit-owner communication strategy
During the Project
- Schedule of Values review and pay-application recommendation
- Change order analysis and negotiation
- Schedule tracking and field-progress observation
- Coordination across board, manager, engineer, and contractor
What the Board Gets
- Plain-language reporting owners can follow
- A documented record of scope, cost, and decisions
- Documentation that supports future insurance and reserve-fund claims
- Punch list, closeout, and warranty management
Common Questions
What is a condo special assessment?
A charge a condominium board levies on unit owners, beyond regular dues, to fund a specific cost the reserves don't cover, often a major repair or restoration project.
How are condo special assessments calculated?
Usually by the project's total cost divided across units by each owner's share of common expenses. The accuracy of that total depends on how well the project scope and contractor bids were vetted before the board set the number.
Does insurance cover a special assessment?
Some unit-owner policies include loss-assessment coverage for specific causes. Whether a given assessment qualifies is an insurance question for owners and the association's agent, not a construction one.
How do we make sure a special assessment is the right amount?
Validate the engineer's scope and the contractor bids before the board votes. An independent owner's representative reviews both so the figure reflects the real project, not a guess.
When to EngageBefore the board sets the number. Once owners have voted on a figure, the scope and budget that figure was built on are hard to change.
Certification and statutory compliance rest with the engineer, architect, or other retained professional of record; Greenberg Advisory reviews, tracks, and recommends, and does not certify, approve, or replace those roles.
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