Fannie Mae aluminum wiring requirements for multifamily properties

A multifamily property condition assessment (PCA) can identify aluminum branch-circuit wiring as an electrical corrective-work item. Owners should understand what the PCA must document, what repairs the guidance identifies, and who decides whether a project meets loan requirements.

What Fannie Mae Form 4099.G requires

Fannie Mae’s January 28, 2026 property evaluation update added aluminum branch-wiring Immediate Repair requirements to Appendix G, Form 4099.G. The PCA report must identify the observed branch-wiring material, visually verify and photograph it, and indicate whether a retrofit is already present when aluminum branch wiring is found.

Form 4099.G states that repair using one of three CPSC-recommended methods is required as an Immediate Repair. The PCA consultant evaluates condition and remaining useful life when categorizing an item as life safety, critical, or deferred maintenance. An Immediate Repair designation does not itself establish a universal completion deadline; consult the lender and loan documents for timing and escrow requirements.

Three methods identified in the guidance

• Complete replacement of affected aluminum branch wiring with copper wiring.
• Copper pigtailing using COPALUM crimp connectors.
• Copper pigtailing using AlumiConn connectors, installed per listing and instructions.

Which connections need attention?

The guidance calls for repairing every aluminum-to-aluminum and aluminum-to-copper connection for maximum benefit. It specifically discusses receptacles, switches, junction boxes, panel boxes, light fixtures, and directly connected appliances on No. 12 or No. 10 AWG aluminum branch circuits. A scope limited to visible wall outlets may miss affected terminations elsewhere.

Practical PCA-to-construction workflow

1. Obtain the complete PCA report, photographs, and electrical deficiency schedule.
2. Confirm the wiring type and identify affected buildings, units, circuits, and connections.
3. Agree on the remediation method with the owner, design professional where needed, and lender/PCA parties.
4. Develop a unit-by-unit schedule, tenant-access plan, shutdown procedures, and permit/inspection plan.
5. Track completed work, exceptions, inspection results, and agreed photo documentation.
6. Submit closeout records for independent lender/PCA review.

Questions owners should ask

Was aluminum branch wiring actually observed and photographed? Does the proposed price include junction boxes, fixtures, panels, and hardwired appliances? Who will review exceptions? Are permits and final inspections included? What documentation does the lender require?

Important: Manpower Electric does not issue Fannie Mae approvals or determine loan compliance. Lender requirements, local codes, and the current applicable Guide govern the project.

Fannie Mae 2026 update · Form 4099.G source

Related resources

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