Part 1: The New Appraisal Changes
What's changing, and when?
Fannie Mae and Freddie Mac are replacing their separate appraisal forms (single-family, condo, and others) with one updated report, known in the industry as UAD 3.6. It's required starting Nov. 2, 2026, for conventional loans they purchase. Lenders that needed more time could request a one-time exception and keep using the older format through May 19, 2027. (Source: Fannie Mae Lender Letter LL-2026-08)
Why the change?
The old forms were built decades ago and relied heavily on written descriptions, which can vary from one appraiser to the next. Fannie Mae describes the new report as "a single data-driven, flexible, and dynamic appraisal report." Instead of an appraiser writing "nicely updated kitchen," the report uses standardized data fields. (Source: Fannie Mae Uniform Appraisal Dataset page)
How does the new report rate a home?
It uses standardized scales: condition ratings from C1 (brand new) to C6 (severe damage or deficiencies), and quality ratings from Q1 to Q6, applied to the home overall, its interior, and its exterior. (Source: Fannie Mae and Freddie Mac UAD 3.6 Condition and Quality Ratings)
What's different for the appraiser?
A lot. From our training: the report is dynamic, so answering one question can open several more based on the home's features. Appraisers are expected to spend more time at the property, take more photos and measurements, and document details like updates and finishes. Homes with an accessory dwelling unit (ADU), like a garage apartment or guest suite, need extra measurements.
Will my appraisal take longer or cost more?
It may, at least at first. Appraisers in our training said they're spending extra time learning the new software, which can mean longer turn times and possibly higher fees during the transition. Every lender and appraiser is different, so ask your lender early and build in time.
Does this apply to FHA loans?
The Nov. 2 deadline is for conventional loans. FHA is moving to the same report on its own schedule. As of Oct. 1, 2026, lenders may use it on FHA loans, but FHA hasn't set a required date yet. (Source: HUD FHA INFO 2026-23)
My lender is still using the old format. Is that a problem?
Not necessarily. Lenders with an approved exception can keep using the older format into 2027. Ask your lender which version you'll get.
Part 2: Sellers, Your Home's Paper Trail Matters More Now
Why does seller information matter more under the new report?
The appraiser has to fill in specific data about your home's condition, quality, and updates. The more you can document, the less they have to guess, and the easier it is for them to recognize what you've done.
What should I gather before the appraisal?
Roof: year installed or replaced
AC/HVAC: age and service records
Water heater: age
Flooring: type (hardwood, tile, LVP, carpet) and when installed
Kitchen and baths: cabinets, countertops, appliances, and the year updated
Windows and doors: year replaced
Pool and equipment: updates and dates
Energy upgrades and solar: what was done, and whether solar is owned or leased
ADU or additions: square footage and whether it was permitted
Permits, invoices, bids, receipts, and warranties
Before-and-after photos
Survey or plat map
What if I don't have receipts?
Write down what you did, roughly when, and approximately what it cost. Appraisers in our training said homeowner-provided details still help; they'll compare them against market data.
Will my upgrades add dollar for dollar?
Not automatically. Appraisal adjustments need to be supported by what buyers in your market actually pay for a feature, so what you spent and what it adds can differ. Documentation still matters, because an appraiser can't credit what they don't know about.
How does our team use this information?
We include key details in your MLS listing and can provide the appraiser a package of facts: updates, documentation, and the comparable sales we used. Federal law allows agents to share additional information with the appraiser. What no one can do is push for a specific number. (Source: 15 U.S.C. 1639e(c))
Part 3: Common Appraisal Questions
What is a home appraisal, and why does my lender need one?
An appraisal helps your lender determine the home's value as collateral for your loan. It can affect your loan approval, down payment, and interest rate. (Source: FDIC)
Who orders the appraisal, and who pays for it?
Your lender typically orders it, and you pay for it as part of the financing process. (Source: FDIC)
Can anyone influence the appraised value?
No. Appraisers are required to use their own independent judgment. For loans secured by your primary home, federal law makes it unlawful to pressure, coerce, or bribe an appraiser to reach a certain value. (Source: 15 U.S.C. 1639e)
Can my agent talk to the appraiser?
Yes. Federal law allows a real estate broker to ask an appraiser to consider additional information, including comparable sales, to explain their conclusion, or to correct errors. With the new report's focus on detail, that communication matters more than ever. (Source: 15 U.S.C. 1639e(c))
Do appraisers just use price per square foot?
No. From our training: appraisers compare many factors, including location, age, size, condition, quality, style, lot, upgrades, and how recently comparable homes sold.
Will I get a copy of my appraisal?
Yes. Your lender must give you a copy promptly once it's complete, or three business days before closing, whichever comes first. You can choose to waive that timing and receive it at or before closing. (Source: 12 CFR 1002.14)
Is an appraisal the same as a home inspection?
No. An appraisal is about value, for your lender. A home inspection is about the home's condition, for you as the buyer. One doesn't replace the other.
Is the appraisal the same as my county property appraiser's value?
No. The "just value" on your county's property tax notice is set by the Property Appraiser's office as of January 1 for the tax roll. A lender appraisal is a separate opinion of value for your loan. Questions about your tax value go to your county property appraiser. (Source: Duval County Property Appraiser)
What about Zillow and other online estimates?
Online estimates are automated. No one walks through your home. They can start a conversation, but they aren't an appraisal.
What happens if the appraisal comes in low?
Your options depend on your purchase contract and your loan, so talk to your agent and lender right away. On the loan side, you can ask your lender about a reconsideration of value.
What is a reconsideration of value (ROV)?
It's a formal request, made through your lender, asking the appraiser to take another look, for example if the report has errors or missed relevant sales. For Fannie Mae loans, borrowers can request one ROV per appraisal report. Helpful support includes corrected measurements, a plat map for lot size, photos and receipts for updates, and similar nearby homes sold in the past 12 months. (Sources: Fannie Mae ROV page; FDIC)
What if I think my appraisal was biased?
Review the report and raise it with your lender. The reconsideration of value process covers this. If your lender doesn't address it, you can contact the lender's federal regulator, such as the CFPB or FDIC. (Source: FDIC)
Have a question about an appraisal on your purchase or sale? Reach out to Chris or Kristi. Loan-specific questions go to your lender, and property tax value questions go to your county property appraiser.
Chris & Kristi Courtney, REALTORS® | Coldwell Banker Vanguard Realty. General information, not legal, tax, or financial advice.
Sources (retrieved Oct 14-15, 2026):
