Pricing
What does TruPoint cost?
Every price, by community size, with what the market charges beside it.
We are here to serve communities from small to large, a twelve-unit townhome association and a high rise alike. Let us get to know you and your needs first, at the free Initial Community Review, before we start the process. Every fee is set in writing before the work starts and is the same whichever contractor wins. For transparency, here is how it breaks down.
Community sizes on every price: small is under 50 units, mid is 50 to 150, large is over 150.
Stage 1: find out what's wrong
Fixed prices, by community size
| Product | Under 50 units | 50 to 150 | Over 150 |
|---|---|---|---|
| Action PlanEvery component: condition, timing, budget, with the top three items priced. One component: $195 an hour with a cap | $2,000 | $2,750 | $3,750 |
| Reserve StudyTo CAI's National Reserve Study Standards. Complex buildings from $8,000 | $2,500 | $3,500 | $5,000 |
| Reserve Study PlusThe study and the Action Plan from one site walk, worked to get the most life out of every component. About 15 percent off buying both | $3,750 | $5,250 | $7,500 |
| Reserve Study UpdateA new walk, new costs, and a refreshed plan, on any existing study | $1,500 | $2,000 | $3,000 |
| Problem AnalysisOne or two stuck items. Credited to the project fee within 90 days | $195 an hour | $195 an hour | $195 an hour |
Problem Analysis carries a cap the board approves before the work starts.
Stages 2 to 4: the project
The project fee
4 percent of the construction contract, quoted in dollars from the scope estimate before bids go out. $3,000 minimum. Four percent up to $5 million; $5 million and up is negotiable. If the awarded contract moves more than 15 percent from the estimate, the fee moves with it.
The split: Scope and RFP is 25 percent of the fee, Bid Administration 25 percent, Project Oversight 50 percent. A board buys one step or all three.
The fee is set in writing before bids go out and is the same whichever contractor wins.
| Contract | Project fee | Scope 25% | Bid 25% | Oversight 50% |
|---|---|---|---|---|
| $100,000 | $4,000 | $1,000 | $1,000 | $2,000 |
| $150,000 | $6,000 | $1,500 | $1,500 | $3,000 |
| $300,000 | $12,000 | $3,000 | $3,000 | $6,000 |
| $500,000 | $20,000 | $5,000 | $5,000 | $10,000 |
| $1 million | $40,000 | $10,000 | $10,000 | $20,000 |
| $2 million | $80,000 | $20,000 | $20,000 | $40,000 |
| $5 million and up | Negotiable |
Under $75,000 the $3,000 minimum carries the fee.
Consulting, by the hour
- $195 an hour, with a cap the board approves before the work starts. Two hour minimum, $390.
- Contract review, vendor and budget questions, meeting attendance, and finding the money for a project. What consulting covers.
- The Storm Damage Report is scoped in writing before the work starts. What the report contains.
- A Condition Report bought by a manager, a contractor, an adjuster, or a carrier: call to discuss.
What drives the price, and what does not
- Community size drives the fixed prices: the number of buildings on the walk and the components in the inventory.
- The construction contract drives the project fee, from the scope estimate, in dollars, before bids go out.
- Complex buildings, with elevators, pools, parking structures, or a high rise, are quoted from $8,000 for a reserve study.
- Which contractor wins does not move the fee. It is set in writing before bids go out.
What the market charges
Published figures from sources that are not TruPoint, so a board can see where the prices above sit. Marketplace figures are estimates, never quotes, and no figure here is any firm's quote. Sources: a national proposal marketplace's Minnesota reserve study pages and reserve study cost guide; an HOA management resource's reserve study cost guide; two HOA management cost guides; an owner's representative fee article; a construction management fee guide; and the State of Minnesota's 2025 master contract for building enclosure consulting, a public document. Updated September 22, 2026.
| Service | Range | Tag |
|---|---|---|
| A full reserve study, Minnesota | $2,500 to $8,000 | National marketplace estimate. Higher end for pools, elevators, parking structures, multiple building types. |
| Reserve study by community size | $1,500 to $4,000 small $2,000 to $7,500 mid approaching $10,000 large | National marketplace estimate |
| A desktop reserve study update | 25 to 50 percent of a full study | National. Often under $1,000 for small communities. |
| What Minnesota law asks of reserves | Every third year | Reserves budgeted, held separately, adequacy rechecked at least every third year. For reference: Minn. Stat. 515B.3-1141. |
| The three-bid threshold from January 1, 2027 | $50,000 | Minnesota statute. Estimated contract cost. Minnesota Session Laws 2026, chapter 82. |
| Management companies' project fees | 5 to 10 percent some 5 to 15 | National. On projects over $100,000. |
| Owner's representatives | 1 to 5 percent senior staff $150 to $350 an hour | National. Share of construction cost, lower on larger jobs. |
| Construction management consultants | 3 to 6 percent | National. On $150,000 to $500,000 jobs. |
| Building enclosure consulting, hourly | Principal $205 senior engineer $180 consultants $135 to $155 field observers $90 to $108 | Minnesota, public record. A 2025 State of Minnesota master contract rate card. |
| TruPoint | $195 an hour 4 percent | $195 sits between the senior engineer and the principal on the state rate card. 4 percent sits under the managers' range and inside the owner's representative range. |
How boards pay for it
- Reserve planning is paid from the reserves it plans. The study and the Action Plan are what the treasurer takes to the budget.
- A project fee rides with the project it manages, from the same funds.
- Where the reserves will not cover the job, consulting finds the money: city programs such as a Housing Improvement Area, association loans, and what each asks of the board.
Pricing questions
Is the Initial Community Review really free?
Yes. Send the current reserve study, the community basics, and the hot button items. We read them before your board meeting, present what fits in the room, and put it in writing based on the board's needs and real actionable solutions.
What if we only want the bids run?
Buy Stage 3 on its own. Bid Administration is 25 percent of the project fee, quoted in dollars from the scope estimate the board already has.
What if the contract comes in higher than the estimate?
The fee is quoted in dollars from the scope estimate before bids go out. If the awarded contract moves more than 15 percent from that estimate, the fee moves with it. Inside 15 percent, the number the board was quoted is the number.
Do you take anything from the contractor?
The fee is set in writing before the work starts and is the same whichever contractor wins. Every relationship that could bear on our advice is disclosed in writing before it matters. The Transparency Pledge is on this site.
What about a report our manager wants?
A Condition Report bought by a management company, a contractor, an adjuster, or a carrier is scoped by phone, and the buyer is named in writing before the work starts. Call to discuss.
Why publish prices when nobody else does?
A board should be able to see the number before the meeting. Published prices, with what the market charges beside them, let a board decide on its own timeline.
Put us on your next agenda for fifteen minutes.
Send the reserve study and the hot button items, the two or three things keeping the board up at night. We read them before the meeting, present what fits in the room, and follow up in writing based on the board's needs and real actionable solutions. The review is free.