Tennessee HOA reserve study requirements (2026)
Reserve study required every 5 years for condo associations (post-2009 condos) with common elements exceeding $10,000 replacement cost.
Quick facts
What the law actually requires
Tennessee's Condominium Act of 2008 — codified at TCA Title 66, Chapter 27 — governs condominiums created on or after January 1, 2009. Under § 66-27-403(g), the board of directors is required to conduct a reserve study if the common elements have an aggregate replacement cost exceeding ten thousand dollars, and to update that study at least every five years thereafter.
The statute was amended effective January 1, 2024, by 2023 Tennessee Acts, Chapter 205, Section 2. Associations that had a qualifying reserve study conducted on or after January 1, 2020 must update it within five years of that study date. Associations that had no qualifying study since January 1, 2020 were required to complete one by January 1, 2025. The board must make a copy available to all common interest owners by email or on the community website.
The five-year mandate applies only to associations governed by the Tennessee Condominium Act of 2008. Condominiums created before January 1, 2009, fall under the Tennessee Horizontal Property Act (Title 66, Chapter 27, Part 1), which does not impose a reserve study requirement. Traditional single-family HOAs are also outside the scope of § 66-27-403(g). The board is additionally required to review reserve funding adequacy annually.
How Apex Reserve Studio handles Tennessee
Apex Reserve Studio applies its Generic NRSS compliance jurisdiction to Tennessee condominium and HOA properties, producing a full NRSS-compliant reserve study with a percent-funded analysis, 30-year cash-flow projection, and a three-tier funding plan. This output is designed to satisfy the reserve study requirement under TCA § 66-27-403(g) and to meet the five-year update cycle mandated for qualifying Tennessee condominium associations.
A Tennessee-specific module with automated 5-year cycle reminders and statutory disclosure tracking can be added on request. Contact sales@apexreservestudio.com for details.
Built-in Tennessee compliance.
Select TCA § 66-27-403(g) from the Compliance Jurisdiction dropdown and Apex's PDF builder produces the right disclosure format automatically. Engine math is identical across jurisdictions — only the deliverable changes.
Frequently asked questions — Tennessee
Does Tennessee law require a reserve study for condominiums?
Yes, for qualifying associations. TCA § 66-27-403(g) requires condominium boards governed by the Tennessee Condominium Act of 2008 to conduct and update a reserve study every five years if the common elements have a replacement cost exceeding $10,000. The board must distribute a copy to all owners.
When did Tennessee's reserve study requirement take effect?
The mandate was added to the Tennessee Condominium Act of 2008 and was significantly clarified by a 2023 amendment effective January 1, 2024. Associations without a qualifying study since January 1, 2020 were required to complete one by January 1, 2025.
Does Tennessee's reserve study law cover HOAs and older condominiums?
No. TCA § 66-27-403(g) applies only to condominiums created on or after January 1, 2009, governed by the Tennessee Condominium Act of 2008. Condominiums created before 2009 fall under the older Tennessee Horizontal Property Act, which has no reserve study mandate. Traditional planned-community HOAs are not covered.
How often must a Tennessee condominium association update its reserve study?
At least every five years under TCA § 66-27-403(g). The board must also review reserve funding adequacy annually, even in years when a full update is not required.