Independent homeowner proposal · October 2026
2027 budget: a documented alternative for 98 homeowners
Proposed regular Cantrice Court dues only. Does not include Master Association dues or ANY roofing special-assessment installment or loan payment.
Conditional budget scenario, not adopted dues and not a certified reserve-study recommendation. The current documented 2026 regular Cantrice charge is $522/month, plus a separate $25/month older assessment installment; the combined payment has been $547.
What the proposal funds
The model uses the 2026 budget and January–September 2026 spending; assumes approximately 3% inflation for vendors and contracted services, 5% for utilities and 8% for existing and excess insurance. These are planning assumptions, not executed 2027 contracts.
| 2027 expense | Annual allowance |
|---|---|
| Administration, existing insurance, and ordinary legal services | $172,629 |
| Utilities | $120,120 |
| General maintenance | $40,933 |
| Landscaping | $103,103 |
| Pool and spa | $12,360 |
| Helix excess insurance | $41,040 |
| Regular reserve contributions, provisional | $120,000 |
| Total | $610,185 |
At 98 homes, the model requires $518.86 per home monthly. Rounding to $519 would raise $610,344 annually, approximately $159 above modeled costs.
Regular dues: compare like with like
2026 regular Cantrice dues: $522. The additional $25 reflected in the $547 payment is separately reported as an older assessment installment. The proposed $519 is a regular-dues comparison, not a claim of $28 in savings against the base dues. The 2027 alternative with unchanged 2026 reserve contributions is about $581.
Roofing assessment: request a documented $1.6 million resolution
The owners approved an assessment totaling $1,999,999.60. This independent proposal asks the Board to evaluate reducing the final amount to $1,600,000, after examining the reported approximately $1.4 million roofing contract and all permit, engineering, contingency, project and financing costs.
If lawfully implemented, the reduction would be $399,999.60 in total, or $4,081.63 per homeowner, before individual financing effects. The Board has not approved this reduction. The approximately $200,000 apparent difference between the proposed assessment and the reported roofing contract is not necessarily surplus.
The essential qualifications
Legal and governance expenses
The plan includes $10,000 for ordinary legal compliance and counsel, on the assumption of lawful Board procedure, required record access and compliance with governing documents. That is not a cap on legal obligations, nor does it cover an identified litigation forecast. Existing and foreseeable litigation exposure, insurance limits and deductibles must be independently disclosed and assessed.
Insurance and vendor costs
The model includes $41,040 for Helix (the $38,000 reported premium with an 8% planning buffer). Actual renewal documents and confirmation that this is incremental to existing insurance spending are needed. Contract and utility assumptions likewise require confirmation.
Questions the Board should answer
- What is the signed final roofing contract amount, and what are the complete project and borrowing costs?
- What capital projects does the approved special assessment actually fund beyond roofing?
- How does the updated reserve study change roof useful lives, remaining non-roof projects and annual contributions?
- What are the actual 2027 insurance renewals, including Helix, and what coverage do they purchase?
- What known legal expenses or litigation liabilities require a separately justified appropriation?
- What specific line items would justify dues higher than the independent model?
Read the supporting documents: full Board/Owner PDF and detailed Excel workbook. Owners can review the assumptions and calculations directly.
This website publishes independent homeowner analysis. It is not an official Association statement. Material documented corrections may be submitted to owner@cantricecourt.org.