Free tool · No account required · An AI screen, not a lender decision

Know before you
make an offer on
a Hawaii condo.

The Condo Health & Warrantability Scanner reads the HOA documents and checks them two ways: against the Fannie Mae and Freddie Mac condo rules most lenders follow, and for the building’s overall financial health — whether you’re financing or paying cash. Works with a complete management package, a partial set from the listing agent, or a few documents gathered early.

Launch the Scanner See how it works

What the scanner checks

Project eligibility & legal structure

Reserve fund adequacy (2026 thresholds)

HOA financials & operating budget

Deferred maintenance & structural issues

Litigation status

Master policy coverage & deductible caps

Single-entity ownership concentration

Hawaii RR105C questionnaire gap analysis

24 lender checks under the 2026 rules

What it does

A warrantability read in minutes, not days.

Before a lender makes a conventional loan on a condo, the building has to pass a project review — what lenders call warrantability. It can take days, and it often happens deep in escrow. This tool was built for early triage: run it with whatever documents you have and see what a lender is likely to flag before it becomes a closing problem.

The report opens with a one-page summary: a verdict, the findings that matter most, what’s missing from the package, and the key numbers. Detail on every check follows, each linked from the summary.

Warrantability is just one lens. The scanner also assesses overall HOA financial health — reserve adequacy, budget stability, deferred maintenance, and governance red flags. A well-priced condo in an underfunded HOA is a liability, not a deal.

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24 Lender Checks

Reserves, budget, insurance, deductibles, litigation, critical repairs, ownership concentration, and more. Bright-line numbers such as the reserve percentage are calculated directly from the figures in your documents, not estimated.

HOA Health Assessment

Beyond warrantability, the tool evaluates the condo project’s overall health across 5 areas: Financial Health, Governance & Management, Physical Condition, Insurance Adequacy, and Community Stability.

2026 Rules Built In

Covers Fannie Mae LL-2026-03 and Freddie Mac Bulletin 2026-C: the reserve study funding rule, the $50,000 per-unit deductible cap, roofs at actual cash value, the retired investor limit, and the 15% reserve minimum starting January 4, 2027. Where Fannie Mae and Freddie Mac differ, the report says so.

Built for Hawaii

Hawaii’s condo market — Waikiki condo-hotels, Maui resort properties, aging Honolulu high-rises — has its own warrantability challenges. The scanner reads Hawaii RR105C questionnaires and applies Hawaii’s fidelity bond statute (HRS 514B-143).

How it works

Four steps to a complete warrantability report

No account required. No email gate. Just upload the documents and get answers.

Enter the project and your role

Project name, address, and your role — buyer, agent, loan officer, investor, or HOA board member or owner. Your role shapes the next steps at the end of the report.

Upload your HOA documents

Any combination of the budget and financials, meeting minutes, master insurance, the condo questionnaire (a lender’s own form, Fannie Mae Form 1076, or Hawaii RR105C), and the reserve study — or drop the whole package at once. Scanned PDFs read best after they’re made searchable (OCR).

AI runs the analysis

The AI reads the documents and pulls out the key figures; the scanner grades them against the lender rules and flags issues, risks, and missing information. A typical run takes two to four minutes.

Get your report

A one-page summary with a verdict, then detail on every check, building health, and next steps for your role. Print it or save it as a PDF.

Who it’s for

Built for everyone
in a condo transaction.

Whether you’re buying, selling, financing, or governing a Hawaii condo, warrantability affects you. Knowing early saves everyone time. Loan officers use it too, as a first pass before the project review.

Hawaii Buyers

Find out if the condo you love can actually be financed before you fall in love with it. And even if you’re paying cash, understand the financial health of the HOA you’re buying into — an underfunded reserve or looming special assessment is a risk regardless of how you’re paying.

Hawaii Realtors

In Hawaii, condo documents are typically ordered after an offer is accepted and can take a week or more to arrive from the management company. Don’t wait — upload whatever the listing agent has on hand for an early read, then run a more complete scan once the full package arrives. A non-warrantable result isn’t a dead end, but discovering it in week six of escrow is.

Investors

Buying a Waikiki condotel, Maui vacation rental, or investment condo? Warrantability determines your financing options. But HOA financial health determines your long-term ROI. A surprise $30,000 special assessment two years after closing changes every calculation. And if a project is non-warrantable, condotel-specific financing may still work — but you need to know that before you’re two weeks into escrow.

HOA Boards & Owners

When a building doesn’t meet lender rules, owners have fewer loan options when they sell or refinance, usually at a higher cost. Board members and owners get a fix plan in priority order: what makes the building financeable, which records to put in order, and what to do if a loan is already in process. It’s an educational review, not a substitute for the association’s attorney, CPA, or reserve study professional.

Why this matters now

What changed in 2026 — and what didn’t.

Fannie Mae (LL-2026-03) and Freddie Mac (Bulletin 2026-C) updated their condo rules in March 2026, with changes phasing in through January 2027. Some rules tightened; others loosened.

A building that passed in 2025 can fail once the reserve changes take hold, and some that failed may now pass because the investor limit is gone. Either way, the answer depends on this year’s documents.

This scanner is built on the current guidelines — not last year’s.

Check your condo now

January 4, 2027

Reserve minimum rises to 15%

The budget must set aside at least 15% of regular assessment income for reserves, up from 10%, for loan applications on or after January 4, 2027.

August 3, 2026

Reserve studies must be funded

A reserve study less than three years old can still stand in for the percentage test, but only if the budget funds the study’s highest recommended amount. The “baseline” funding method no longer counts.

July 1, 2026

Master policy deductible caps

Each unit’s share of the master policy deductible can’t exceed $50,000, and the deductible can’t exceed 5% of the building coverage. Roofs may now be insured at actual cash value.

March 2026

Some rules loosened

The 50% investor-ownership limit for established buildings is gone, and most buildings with 10 or fewer units can skip the full project review.

Sources: Fannie Mae LL-2026-03 and Selling Guide B4-2 and B7-3; Freddie Mac Bulletin 2026-C and Guide Chapter 5701.

About the broker behind the tool

Built by someone who’s closed Hawaii condo loans for 20+ years.

I’m Zack Diener — an independent mortgage broker licensed in Hawaii and Colorado under Barrett Financial Group. I built this tool because condo warrantability issues are one of the most common reasons Hawaii deals fall apart, and most buyers and realtors don’t find out until it’s too late.

“If I wouldn’t recommend a product to my own grandmother, I won’t recommend it to a client. This tool is the same philosophy — give people the information they need before they make a decision.”

As an independent broker I have access to 180+ wholesale lenders — including specialists in non-warrantable condo financing, condotel loans, and portfolio products for projects that don’t pass conventional review.

20+Years lending in Hawaii

180+Wholesale lenders

NMLS#470413

HI & COLicensed

Schedule time with Zack

Questions about financing?

Got your results? Let’s talk about your financing options.

If the project flagged issues, or you’re not sure what the results mean for financing, schedule time with Zack to see if he can help. Non-warrantable doesn’t mean no loan — it means a different loan: portfolio, non-QM, and condo-hotel programs are available through 180+ wholesale lenders. Knowing early means more options, not fewer.

Schedule time with Zack

Or just call me — (808) 349-3777

Important disclaimer

This is a due diligence tool — not a guarantee.

Data & Privacy: The scanner does not save your uploaded documents; they are sent to our AI provider for analysis and not kept by this tool. Report summaries (not your documents) are retained privately and are never sold or shared with third parties.

Generated by AI: Reports are generated by AI from the documents you upload. They can make mistakes, and no person reviews them before you see them.

The Condo Health & Warrantability Scanner uses AI to analyze documents you provide against published Fannie Mae and Freddie Mac guidelines. The results are a preliminary assessment for informational purposes only — not a formal lender determination, not a guarantee of financing eligibility, and not legal or financial advice.

A condo project that appears warrantable based on this analysis may still be declined by a lender at underwriting. A project that flags issues here may still be approved through a portfolio lender or alternative financing. Every transaction is different, and lenders apply their own overlays and underwriting criteria that this tool cannot account for.

The financial health assessment is similarly preliminary. It is intended to surface questions and areas for further investigation — not to replace a professional HOA financial review, CPA analysis, or legal opinion.

Use this tool as a starting point for due diligence, not an endpoint. If you have questions about a specific condo project’s financing options — including non-warrantable and condotel programs — schedule time with Zack to see if he can help.

Know before youmake an offer ona Hawaii condo.