Fannie Mae condo questionnaire (Form 1076), section by section

The Fannie Mae condo questionnaire is Form 1076, "Condominium Project Questionnaire – Full Form", the same document as Freddie Mac Form 476, dated December 2021. A lender sends it to the association or its management company to learn whether the condo project meets its investor's rules, and most of it can be answered from records the association already keeps.

This guide walks through it the way a resale desk fills it: what each section asks, where each answer comes from, and which questions belong to the manager.

Who fills in what on Form 1076?

The form has two audiences. The lender fills in the first table (its name, contact, phone, email and address) and the date the form is due back. Everything after that is addressed to the homeowners' association or its management company, and the instructions say plainly that the lender "needs this information to determine the eligibility of the project for mortgage financing purposes."

Using the form is not mandatory for the lender. Fannie Mae's Selling Guide (B4-2.1-01) calls it optional, encourages lenders to use it and keep it in the loan file, and adds that "a substantially similar form may also be used in its place." That sentence is why your desk also receives lenders' own forms, which cover the same ground in a different order and wording. We cover those in Condo questionnaire requests.

What do the seven sections ask?

Two details trip people up. In section V, the unit table has two columns: the entire project, and the subject legal phase where the unit is located (if the project is phased). And in section VI, the form says in capitals not to enter "contact agent" in the insurance table. The lender wants the carrier, the agent's phone number and the policy number for each line.

What is not on the form?

The December 2021 form has no line for the annual budget, the reserve balance, the reserve contribution or special assessments. Lenders still review those, so expect them as separate document requests or as extra questions on a lender's own form, which you cannot copy from the last 1076.

Which questions should go to the manager?

Most of the form is facts with a clear source: counts, dates, names, policy numbers. A few answers carry more weight, because a wrong "No" can be relied on by a lender and a buyer:

• IV.3, litigation. A "Yes" asks you to attach documentation from the attorney or the HOA and give the attorney's name and phone. Whether a particular dispute counts is a question for the manager and, if needed, the association's attorney.
• III.d to III.g, for a recent conversion. These ask whether the engineer's report says the project is structurally sound and whether reserves are sufficient. Answer them from the report, not from memory.
• IV.2, lender liability for delinquent assessments. The answer depends on the governing documents and, in many places, state law. It varies by state, so use the answer your association's documents or attorney support.
• I.8, project features. Rental-pooling arrangements, deed or resale restrictions and similar features can affect eligibility, so they deserve a careful read of the documents rather than a habit "No".

In a 2023 Brick Underground article, one New York management executive said, "We were warned by legal counsel to be careful about making certain statements about the structural viability of a building." If your firm has standard wording for these, have counsel approve it once and apply it form by form.

What changed for lenders in 2026?

The form itself has not changed since December 2021, but the rules lenders apply when they read it have. Fannie Mae's Lender Letter LL-2026-03 (March 18, 2026) made several project standards changes that a resale desk will notice:

• Limited Review is retired. Established projects that used to qualify for the lighter Limited Review must now go through Full Review, or the Waiver of Project Review where it applies. Lenders must follow this for loan applications dated on or after August 3, 2026. See Limited condo questionnaire for what that means for the short form.
• Waiver of Project Review is wider. It now covers new and established projects with ten or fewer units; a project of five to ten units must not be part of a master association or larger development.
• The investor concentration limit is gone for established projects under Full Review on investor loans. The form still asks for investor-owned unit counts, so keep answering it accurately.
• Reserves must be higher. Under Full Review, the replacement reserve allocation rises from at least 10% to at least 15% of the annual budgeted income assessment, for applications dated on or after January 4, 2027.

Expect more full questionnaires and budget requests. These are lender rules, so the desk's job stays the same: answer accurately and on time.

What should you keep on file for every association?

The fastest desks keep one folder per association with everything the form draws on, refreshed on a schedule rather than hunted down when a rush order arrives:

• Declaration, bylaws and any amendments, with the restrictions that answer I.8 noted
• Turnover date and phasing status (section II)
• The current delinquency report, dated (IV.1)
• The attorney's current letter on any litigation (IV.3)
• An owner roster with occupancy status and any owner of more than one unit (V.1 and V.2)
• Commercial space: tenants, units and square footage (V.4 and V.5)
• Insurance certificates for hazard, liability, fidelity and flood, with policy numbers and agent phone numbers (VI.3)
• The flood zone determination (VI.1)
• The current budget and reserve study, for the questions the 1076 does not ask
• The last completed 1076, with its completion date

The last item matters most: a completed 1076 is a dated snapshot of almost every fact a lender asks for. Questionnaire Desk is built on that: it fills a lender's form from the association's latest 1076 and answers you approved before, shows the source line for each answer, and leaves litigation and structural questions for the manager. Refresh the 1076 when delinquencies, insurance or ownership change, because every answer copied from it is only as current as its date. The Questionnaire Desk sample shows this on a fictional 48-unit association, and our comparison of an AI form filler against a condo-specific tool covers the choice of tool.

FAQ

Does Fannie Mae require a condo questionnaire?

No, not the form itself. The Selling Guide calls Form 1076 optional and encourages lenders to use it, but a lender must still collect the project information its review needs, so most send the 1076 or a substantially similar form of their own.

How to get a condo questionnaire?

The lender sends it to the homeowners' association or its management company, which completes it, usually for a fee. The blank form is on Fannie Mae's and Freddie Mac's websites; the completed one comes only from the association.

What are the new Fannie Mae condo guidelines for 2026?

Lender Letter LL-2026-03 retired Limited Review for applications dated on or after August 3, 2026, widened the Waiver of Project Review to projects of ten or fewer units, removed the investor concentration limit under Full Review, and raised the reserve allocation to 15% from January 4, 2027. The section above has the details.