Fulton counted 1,066,710 residents in 2020 and DeKalb 764,382. Between them they take in Atlanta's condo districts, from Midtown and Buckhead towers to older garden-style condos along the Buford Highway and Decatur corridors.
A tower is a different reserve problem from a subdivision. Elevators, a parking deck, cooling towers, a roof membrane twenty floors up and the curtain wall or facade sealants all wear out on their own clocks, and each one is expensive enough to justify a special assessment on its own. A study gives the board one schedule for all of them.
The lending changes of 2026 land hardest here. Many Atlanta condo buyers finance with conventional loans, and since August 3, 2026 those loans go through a Full Review of the association's budget. A building whose reserve line is thin, or whose last study recommended more than the board budgets, can find its units harder to sell.
Older DeKalb garden condos have their own pattern: low-slope roofs, original plumbing risers and parking lots that were last paved decades ago. Those are exactly the items a lender's questionnaire asks about.
Components to watch here
- Elevator modernizationControllers and machines are replaced as a set; it is often the largest single line in a tower study.
- Parking deckConcrete repair, waterproofing and expansion joints; Fannie Mae counts failed decks among critical repairs.
- Roof and facade sealantsJoints and membranes age faster on sun-facing elevations.
Cost and coverage
Fees here follow the statewide pattern: about $1,500 to $5,000 for a small community and $7,000 to $15,000+ for a mid-rise or high-rise condo, going by published price lists. That is a guide, not a quote; see the cost guide for what moves the figure.
We match communities across Fulton and DeKalb counties, including Atlanta, Sandy Springs, Decatur, Dunwoody, Brookhaven and Johns Creek.