Lender & mortgagee questionnaires
The lender's questionnaire can kill your financing. It still isn't a document for you.
If you're financing instead of paying cash, your lender sends the association a separate form — Fannie Mae's Form 1076, sometimes paired with Freddie Mac's Form 476 — before your loan can close. It asks pointed questions about the building's condition and finances. The answers can get your loan denied. They were never written to inform you.
What the questionnaire actually asks
Since the post-Surfside rules took effect in 2022, the form asks about building safety, soundness, structural integrity, and habitability: known deferred maintenance, any evacuation order, unfunded repairs, reserve contribution levels, and whether the budget sets aside a minimum share of assessment income for reserves. It's a lending eligibility check, built for the lender's risk file.
What it doesn't tell you
A clean questionnaire means the building cleared a lending bar — it doesn't mean the reserve study shows no five-year exposure. A project can pass with reserves well short of what the SIRS says is actually needed, as long as nothing trips the specific disqualifying questions on the form. The questionnaire checks underwriting risk, not what your unit could end up owing.
Who fills it out, and why that matters to your timeline
The association or its management company answers it, usually for a fee, and often slower than your closing date wants. Associations aren't required to volunteer anything beyond what the form asks — which is also why a passing questionnaire can sit next to a reserve study full of numbers nobody on the lending side ever read.
What's worth checking alongside it
If your lender already has the questionnaire back, you're clear to close on financing — that's a separate question from what the SIRS, reserve study, or recent financials say about your unit's likely five-year cost. Send us what you have. We'll check free whether there's enough there to calculate that number. If there is, the full report is $49.
Already have the estoppel letter too? What it does and doesn't cover → Want the reserve math itself? What's actually in a SIRS → Got flagged during underwriting? What "non-warrantable" actually means →