Plan capital needs around the money you actually have.
Ballast builds funds-driven capital plans for affordable housing portfolios. We tie every replacement to a reserve balance, a funding source, and a year, so boards, lenders, and asset managers see a plan that holds up.
Most capital plans are wish lists.
A list of everything that will wear out isn't a plan. It turns into one when it knows what's in the reserve, what's coming in, and what has to be done first.
Reserves run dry
Big replacements land in the same year, and the reserve can't cover them. Work gets deferred until it turns into an emergency.
Inspections drive spending
NSPIRE findings and emergency failures end up setting the budget instead of a schedule you planned ahead.
Data lives in silos
Condition reports, work orders, and reserve statements never get put side by side, so priorities are mostly guesses.
From the roof to the reserve statement.
Hire us for one piece, or for the whole planning cycle across your portfolio.
Funds-Driven Capital Reserve Plans
A 20-year capital plan built around your real reserve balance, deposits, and other funding, not just component lifespans.
- Year-by-year reserve balance projections
- Funding gap and deposit recommendations
- Scenario modeling for deferrals and refinancing
Capital Needs & Physical Condition Assessments
On-site review of building systems and components by someone with a mechanical and facilities background.
- Component inventory with remaining useful life
- Replacement cost estimates
- Photo-documented condition findings
Capital Planning Software
License Ballast's planning tool so your team can keep the reserve model current year after year.
- Portfolio-wide dashboard
- Updates as reserves and costs change
- Onboarding and data migration
NSPIRE-Informed Prioritization
Turn inspection findings and life-safety risks into a ranked capital list, so the dollars go to the work that matters most.
- Deficiency-to-capital mapping
- Health & safety-first ranking
- Inspection-ready documentation
Annual Capital Budgets
Turn the long-range plan into this year's budget, with scopes, timing, and costs your team can bid out.
- Budget-ready project lists by property
- Scopes of work for bidding
- Quarterly progress tracking
Funding & Incentive Strategy
Find money beyond the reserve, like utility rebates, energy incentives, and grant programs, and work it into the plan.
- Rebate and incentive screening
- Energy and water retrofit sequencing
- Funding-source tagging per project
Four steps to a plan you can defend.
Assess
Site walks, condition data, work order history, and inspection results.
Model
Costs and useful lives go up against your reserve balance and funding.
Plan
A prioritized, funded 20-year schedule and this year's capital budget.
Track
The model stays current as work finishes and reserves change.
Built for affordable housing.
- Affordable housing owners & nonprofitsMulti-property portfolios with HUD, LIHTC, or state financing
- Public housing authoritiesCapital fund planning and physical needs assessments
- Asset & property managersReserve planning they can show to owners, lenders, and investors
- Housing finance agencies & lendersIndependent capital and reserve reviews
Planning from the field up.
Ballast was founded by Grant Meyers, a regional facilities director with a background in HVAC and mechanical contracting. He oversees maintenance and capital planning for dozens of affordable housing properties across the Midwest.
The method grew out of that work: capital plans that start with what the reserve can actually pay for, are checked against real field conditions, and hold up to HUD and NSPIRE requirements.
Ballast keeps a property steady, the way ballast keeps a ship steady.
Let's look at your portfolio.
Tell us a little about your properties and we'll set up a 30-minute call.
Email
grant@ballastcapitalplanning.com
Serving affordable housing owners and operators nationwide.