Mortgage ConsultMortgage Guidance with Kit Noles & Mike Graves

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CONDOMINIUM FINANCING · ATLANTA METRO

Look at the home.
Understand the building.

A condo purchase brings two conversations together: your mortgage and the project behind the unit. My condo focus helps you ask the right questions early.

Discuss a condo scenario Visit Condo Consult

BORROWER + UNIT + PROJECT

A great unit still needs
a financing path.

For Fannie Mae financing, the lender evaluates project eligibility separately from borrower and unit underwriting. The review type affects the information needed.

Condo Consult provides a separate project-analysis service focused on Fannie Mae eligibility. Consulting does not issue a loan approval or guarantee project acceptance.

Questions worth bringing forward

What project information is available?01
Is the insurance package complete?02
What do the financials show?03
Are there unresolved project concerns?04

What if my condo purchase is held up by the building’s insurance?

Ask your loan officer which part of the insurance review is holding up the loan. It could be a missing document, a coverage question, or a deductible the program needs to review. The association or its insurance agent can help gather the master policy and endorsements. The lender can then explain what still needs to be resolved and whether another program is available.

What to have ready. Have the condo name, city, and any written explanation from the lender. Condo Consult can help associations review project issues separately. The lender makes the financing decision.

Talk through a condo financing issue ↗
Explore separate project support for associations ↗

If you’re buying or refinancing a condo

Start with the address, intended occupancy, price or estimated value, and your timeline. Share any project feedback already received from a lender. We can identify what needs a closer look without assuming the financing outcome.

If you’re an agent, board member or manager

Condo Consult’s project consulting covers association budgets, insurance, project eligibility and governing documents. Visit the service’s own website to discuss scope, pricing and engagement.

Documents that may help start the review

  • Available project questionnaire and association contact details
  • Current budget, financial information and relevant reserve materials
  • Master insurance documents and available project records
  • Information about applicable assessments, litigation or building concerns

The actual documentation depends on the project, review type and lender. If you’re making an offer, ask what documents are available now, who can provide the rest, and whether any pending repairs or assessments have a timeline.

What if a lender calls the project non-warrantable?

Start by asking whether the issue involves insurance, repairs, reserves, litigation, commercial space, ownership concentration, or missing documentation. Knowing the reason helps you decide what to gather and whether another financing path is worth exploring.

Ask which specific issue was identified and under which execution. We can discuss whether additional project analysis or another available investor program is worth exploring. A different program has its own conditions and does not erase the underlying concern.

Get help with a condo financing question ↗

Kit Noles and Mike Graves handle mortgage inquiries through Neighborhood Mortgage. Condo Consult, LLC is a separate consulting service, not a lender or agency approval authority.
SourcesFannie Mae B4-2.1-01, General Information on Project Standards — August 5, 2026 ↗Condo Consult: scope and service information ↗

Source review: October 19, 2026.

A CLEARER NEXT STEP

Tell me where you want to go.
We’ll talk through how to get there.

Buying, refinancing, investing or navigating a condo question? Start with a conversation.

Talk to Kit and Mike

Condo questions to ask before closing

The unit looks move-in ready. Why does the association matter?

For example, an attractive unit can be part of a building with unresolved repairs or insurance questions. The lender’s review may need association information beyond the unit appraisal. The required review depends on the loan execution and project.

Which project documents might be requested?

Depending on the review: the questionnaire, budget, reserve information, insurance, assessment details and information about litigation or repairs. The lender determines the actual package; a preliminary list is not a promise that every project needs every document.

Can Condo Consult approve my mortgage?

No. Condo Consult, LLC is a separate project consulting business. Consulting may help clarify project documentation; the mortgage lender determines loan and project eligibility for the selected execution.

Borrower resource: Fannie Mae: what to know when buying a condo. Discuss a project-related qualification question.

Which condo financing review applies?

Your loan officer evaluates the borrower and the unit, and the lender determines the applicable project review. The answer depends on the loan program, project, property use and documents.

Budget, reserves and building condition

Bring the current budget, reserve study, insurance evidence, assessment details and available inspection reports. Reserve allocations and qualifying studies depend on the review type and application date. Fannie Mae and Freddie Mac announced a move from 10% to 15% for applicable budget-based reviews for applications dated on or after January 4, 2027; check the applicable reserve-study alternative and transition provisions in Fannie Mae LL-2026-03 and Freddie Mac Bulletin 2026-C.

When a condo does not meet standard project rules

A portfolio or Non-QM option may be worth discussing if the lender permits the specific project issue. A safety concern, inadequate insurance or other unresolved problem can still prevent financing. Terms and availability depend on the investor and scenario.

Financing and project consulting are separate. Kit and Mike discuss and originate mortgages through Neighborhood Mortgage, Inc. Condo Consult, LLC provides separate project consulting and does not approve loans or determine lender eligibility.