If You Fail to Plan…

It is always good to have a plan for the unforeseen. As it is said, “If you fail to plan, you plan to fail.” This certainly should be the mantra for multifamily investing. Operating apartments is operating a business, and as such, there are operating expenses. Some of these expenses are predictable and others are not.

While some operating expenses are unpredictable and sudden, they can be planned for. This is where replacement reserves come in. To have cash ready for the unplanned is smart business and every operator should build replacement reserves into their underwriting as well as business execution plan.

How Much In Reserves?

Every multifamily investment is different and so is every operator. Typically, you will see replacement reserves built into the underwriting in the amount of $200-$400 per door, with the lower end of that range being assigned to newer builds and higher end to older, maintenance-prone apartments and classes.

Risk Mitigation

Replacement reserves are required by the lender, so sponsors should know and understand the lender’s expectations. From a risk standpoint, Passive investors would do well to understand the extent of reserves into the underwriting and operating plan. At the end of the day, reserves should not be seen as an added hurdle to the deal, but as an important mechanism used to protect the investment and investors.