For community association managers and lenders
The condo questionnaire: what lenders ask about the building, and where Florida associations find the answers
A condo questionnaire is the form a lender sends the association or its manager to decide whether a project qualifies for a loan. The full agency version is Fannie Mae Form 1076, also Freddie Mac Form 476. Its addendum asks about inspections, repairs, reserve studies and special assessments. In Florida most of those answers come from two documents: the milestone inspection and the structural integrity reserve study.
By the 02Launch team. Last checked 1 October 2026.
The building safety questions, and where the answers live
Fannie Mae's full questionnaire is Form 1076, the same form as Freddie Mac Form 476. In December 2021 an
addendum was added for building safety, soundness, structural integrity and habitability (Fannie Mae Form 1076). Fannie Mae
describes the questionnaire and the addendum as optional forms (Fannie Mae condo FAQ, Aug 2026), and some lenders send their own
version, but they ask much the same things. The left column paraphrases the addendum. The right column is
where a Florida association finds the answer.
| What the lender asks | Where the Florida answer is |
|---|
| When was the last building inspection by a licensed architect, licensed engineer or other building inspector? | The milestone inspection report (§553.899). In Miami-Dade and Broward, the county recertification inspection may be the most recent one. |
| Did that inspection find anything about safety, soundness, structural integrity or habitability? Are the repairs done, what is left, and when will it be finished? | The phase two report and the repair schedule. Repairs must start within 365 days of a phase two report (§553.899). |
| Is the association aware of any other deficiencies, and when will they be fixed? | Engineer letters, the visual inspection inside the SIRS, and board minutes. |
| Are there outstanding violations of jurisdictional requirements related to the building's safety? | Notices from the local building official. |
| Is there a funding plan and schedule for deferred maintenance? | The SIRS and the adopted budget. |
| Has a reserve study been completed in the past 3 years? | The SIRS date. Read the next section before answering. |
| Are there current special assessments? Total amount, terms, purpose. | The written notice of each assessment, which must state its purpose (§718.116(10)). |
| Are there planned special assessments? Total amount, terms, purpose. | Board meeting notices, which must give the estimated cost and purposes of any assessment to be considered (§718.112(2)(c)3). |
The reserve study question compliant buildings can fail
Florida requires a SIRS at least every 10 years (§718.112(2)(g)). A SIRS is a type of reserve study (DBPR). The
addendum asks whether a reserve study was completed in the past 3 years. Those two clocks do not line up.
A five-storey building with a 2016 certificate of occupancy finished its SIRS in
2025. The calculator shows the next one due by 31 December 2035, and its first milestone inspection by
31 December 2046. The association is fully compliant. Around 2028, the honest answer to "reserve study in the
past 3 years" becomes no.
Nothing is wrong with that building. But the lender only sees the form. If an association updates its reserve
study between SIRS cycles, the questionnaire is where that work gets credit, so attach the most recent study
and the SIRS date rather than leaving a bare "no".
When the building is behind
If the milestone inspection or the SIRS is late, say so plainly and attach the plan: the engineer's
engagement letter, the scheduled inspection date, or the board resolution. The buyer's contract already has
to state in conspicuous type that a required inspection or study has not been completed (§718.503(2)(e)), so a
vague answer on the questionnaire only makes the lender dig. A dated plan is a much easier file to approve
than a blank.
For managers who fill these out every week
Most of the safety questions come back to the same few documents per building. The calculator's board-ready
PDF lists every building's milestone and SIRS dates and status, with the statute for each, which covers the
date questions in one go. The repair and assessment questions still need the minutes and the notices.
Two more facts help when a buyer's agent is on the other end. The buyer is entitled to the milestone summary
and the SIRS from the seller (§718.503(2)(a)), and the association's estoppel certificate itemizes every assessment and
special assessment owed on the unit (§718.116(8)).
Questions
Who fills out a condo questionnaire?
The condominium association or its management company, at the request of the buyer's lender. The lender uses the answers to decide whether the project is eligible for the loan.
Is Fannie Mae Form 1076 required?
Fannie Mae describes the condo questionnaire and its addendum as optional forms (FAQ). Lenders still have to collect the information, and many send their own questionnaire that asks the same things.
What does the questionnaire ask about special assessments?
Whether there are current special assessments and whether any are planned, and for each the total amount, the terms and the purpose (Form 1076 addendum).
Does a Florida SIRS count as a reserve study?
Yes. The Division describes a SIRS as a type of reserve study (DBPR). It is required at least every 10 years, which is longer than the 3-year window the questionnaire asks about.
Sources
- Fannie Mae Form 1076 with the 2021 addendum: https://singlefamily.fanniemae.com/media/15656/display
- Freddie Mac Form 476, full condo questionnaire: https://sf.freddiemac.com/docs/pdf/forms/condo_questionnaire_form_full.pdf
- Fannie Mae condo project FAQ (August 2026): https://singlefamily.fanniemae.com/media/5511/display
- DBPR SIRS reporting page: https://www2.myfloridalicense.com/condos-timeshares-mobile-homes/condominiums-and-cooperatives-sirs-reporting/
- Fla. Stat. §553.899, milestone inspections (2026): https://www.flsenate.gov/Laws/Statutes/2026/553.899
- Fla. Stat. §718.112, meetings, reserves and SIRS (2026): https://www.flsenate.gov/Laws/Statutes/2026/718.112
- Fla. Stat. §718.116, assessments and estoppel (2026): https://www.flsenate.gov/Laws/Statutes/2026/718.116
- Fla. Stat. §718.503, resale disclosure (2026): https://www.flsenate.gov/Laws/Statutes/2026/718.503
Resale, special assessment and questionnaire rules last read against the sources above on 1 October 2026. Milestone, SIRS, reserve, lending and insurance rules as recorded in the calculator's rules register, last verified 7 and 8 September 2026. If this page and the statute disagree, the statute is right. Tell us at hello@02launch.com and you will get a reply within one business day, with either a fix or the reason it is not one.
Who built this
The calculator and these pages are made by 02Launch.com, an AI engineering firm with engineers from Google and Microsoft. There is no AI inside the calculator. It is plain arithmetic on the statute, so the same building always gets the same answer.
If your team answers questionnaires across a portfolio, we can build the register once and keep it current, so each answer is a lookup instead of a hunt.
- Every building, every milestone and SIRS date, in one register, back within 48 hours of a call. Free, and yours to keep.
- Who owns each next action, so a deadline has a name next to it.
- The evidence an insurer or a lender now asks for, in one place.
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