The HOA Questionnaire
Survival Kit.
Every non-warrantable condo deal lives or dies on the HOA questionnaire packet. This is the exact checklist Eli Sanderlin runs through before he ever quotes you a rate. Print it, save it as a PDF, check it off, and hand it to your realtor with confidence.
Use the buttons on the Print/Save-as-PDF button to export this as a clean checklist — your checkmarks are included.
THE MORTGAGE DOCK
Non-Warrantable Condo Specialist · South FL & the Keys
HOA Questionnaire Checklist
for Florida Condo Buyers
Before you spend $600 on an appraisal, gather this packet. Every item below is something a Florida-savvy lender will need to underwrite a non-warrantable condo. Check each box as you collect it. Send the completed checklist to Eli and he'll tell you whether your building is financeable — and at what terms — before you commit.
Building & Project Basics
The stuff that proves the building actually exists and is legally a condo.
- Legal name of the condominium association(Full legal name, not the marketing name)
- Property street address & unit number
- Year the association was established
- Total number of units in the project
- Is the project phased? If so, which phase
- Current monthly HOA / maintenance fee for your unit
- Copy of the Master Deed / Declaration of Condominium(Eli will read this so you don't have to)
Ownership & Investor Concentration
The numbers that make Fannie Mae break out in hives. We actually like these.
- Percentage of owner-occupied units(Fannie wants 50%+; we don't care as much)
- Percentage of units currently rented out
- Does any single entity own more than 10% of the units?(The 'one whale owner' scenario)
- List of entities owning 2+ units
- Is the developer / sponsor still selling units?
- Number of pending sales contracts
HOA Financials & Reserves
The budget. Where Gary spends the money. Where the money should be going.
- Current annual operating budget
- Reserve fund balance(Low reserves = the #1 non-warrantable trigger)
- Was a reserve study completed in the last 3 years?
- Percentage of units 60+ days delinquent on dues(Fannie caps this at 15%)
- Any pending or approved special assessments(A new roof for $40k/unit counts)
- Current master insurance premium
Insurance & Flood
It's Florida. The water is lovely. The wind is rude. Show us the policies.
- Master property insurance policy declarations page
- Coverage amount vs. replacement cost(Should be 100% replacement value)
- Flood insurance policy (if in a flood zone)(Most of coastal FL is — check the FEMA map)
- General liability / umbrella policy
- Windstorm / named-storm coverage
- Deductible structure (per-unit vs. master)
Legal, Litigation & Governance
The bylaws, the board, and whether anyone is suing anyone (there's always someone).
- Current association bylaws & rules & regulations
- List of current board members(Yes, even Gary)
- Any pending or threatened litigation against the HOA(Active litigation = instant non-warrantable)
- Any deferred maintenance items or structural issues
- Short-term rental / Airbnb policy in the bylaws(Allowed? Eli needs to know)
- Milestone / 40-year recertification status(Required for Florida buildings 30+ years old)
Physical Condition & Amenities
What's actually in the building, structurally and amenity-wise.
- Square footage of commercial / non-residential space(More than 20% commercial = non-warrantable)
- Ground-floor commercial tenants (restaurants, retail, etc.)
- List of amenities (pool, gym, valet, marina, etc.)
- Pending capital repairs or improvements
- Elevator certifications & last inspection
- Roof age and remaining useful life
Your Specific Unit & Deal
The stuff that's about YOUR unit, not the whole building.
- Unit number & square footage
- Contract / purchase price
- Planned down payment
- Will you occupy it or rent it out?(Primary, secondary, or investment)
- Is the unit currently leased to a tenant?
- Is this a condotel / hotel-condo project?
What to do with this packet
- 1. Gather every checked item above.
- 2. Email the packet to eli@themortgagedock.com or upload it through the secure 1003 portal.
- 3. Eli reviews the building's warrantability, flags the exact exceptions, and pairs you with a portfolio lender — usually within 24–48 business hours.
- 4. You get real numbers. No credit pull until you say go.
The Mortgage Dock · A brand of Eli Sanderlin (NMLS #1983384)
Operating through Coast2Coast Mortgage, LLC (NMLS #376205). St. Augustine, FL 32084.
Licensed to originate mortgage loans in the State of Florida. This is not a commitment to lend. All loans are subject to credit approval and property appraisal. Programs, rates, terms, and conditions are subject to change without notice. Not all applicants qualify. Equal Housing Lender. These materials are not from HUD, FHA, the USDA, or the VA, and were not approved by any government agency. We do not discriminate based on ancestry, race, color, religion, sex, disability, familial status, national origin, or military status.
© 2026 The Mortgage Dock · Coast2Coast Mortgage, LLC. This guide is provided for educational purposes and is not legal or tax advice.
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