Memphis Reserve Studies

A local factor worth knowing

The New Madrid Seismic Zone, source of the 1811 and 1812 earthquakes, lies close to Memphis.

U.S. Geological Survey fact sheet

Older stock means more items near the end of their lives

A garden-style complex from the late 1970s may be on its third roof, its second round of paving and its original plumbing risers. A study for a building like that is less about distant forecasts and more about the next ten years: which items are already past their expected life, which can be patched, and how to pay for the ones that cannot.

Boards in this situation often ask for a full study with a site visit even when an update would do, because the last inventory no longer matches what is on the ground.

Ground movement and the seismic question

Memphis sits close to the New Madrid Seismic Zone. A reserve study does not price earthquake damage; that belongs to insurance. It does, however, record the condition of foundations, slabs and masonry, and the clay soils common in Shelby County shrink in drought and swell in wet seasons, which shows up as cracked walks, sticking doors and brick that needs repointing.

Heat and humidity on roofs and paving

Long, hot summers are hard on low-slope roofs and asphalt. Expect a Memphis study to carry shorter cycles for seal coating and roof coatings than a national rule of thumb would suggest, and to look closely at drainage, since standing water after a summer storm shortens both.

The state rule applies here too

Condominium boards in Memphis have the same duty as anywhere in Tennessee: a reserve study at least every five years, prepared by a credentialed reserve specialist or a licensed engineer or architect, and shared with every owner. Details are on the law page; homeowners associations outside the Condominium Act should read our HOA page.