Appraisals Are Changing: What Realtors, Homebuyers, and Homeowners Need to Know
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A major update is changing how appraisers document homes—and understanding it can help you prepare for your next real estate transaction.
Fannie Mae and Freddie Mac are introducing Uniform Appraisal Dataset 3.6, commonly called UAD 3.6. This update replaces familiar appraisal forms with a flexible report that adjusts to the property and the type of appraisal assignment. Its purpose is to make property information more consistent and easier to review.
Whether you’re helping clients, purchasing a home, or preparing to sell or refinance, here’s what you should know.
1. Appraisal Reports Will Look Different
For years, appraisers have used different forms for houses, condominiums, manufactured homes, and other properties. The redesigned Uniform Residential Appraisal Report organizes those assignments within a dynamic reporting structure.
The report’s sections reflect the property being evaluated. During the transition, you may encounter different formats depending on the lender and assignment.
2. More Details About the Home Will Be Documented
The updated reporting includes more specific property information, such as separate interior and exterior condition and quality ratings. The Pennsylvania Association of Realtors also highlights more detailed reporting of kitchen and bathroom updates, green features, construction type, and converted spaces.
For homeowners and listing agents, this makes preparation valuable. A description such as “remodeled kitchen” is more useful when you can explain when the work was completed and what was changed.
My recommendation is to gather:
- A list of renovations and approximate completion dates.
- Available permits and supporting records.
- Details about materials, finishes, and major equipment.
- Information about solar equipment and energy improvements.
- Documentation for additions or converted spaces.
These records help the appraiser understand the property. The contribution of any improvement to appraised value still requires the appraiser’s analysis.
3. Realtors Can Help the Process Move Forward
Listing agents can help by coordinating access and providing accurate property information early.
Buyer’s agents should discuss appraisal timing with the mortgage team before committing to a tight closing schedule. Ask which reporting format will apply and respond promptly if the appraiser or lender needs additional information.
Appraisers and lenders must prepare their systems, workflows, and partners for the transition, according to the official implementation guidance.
4. Homebuyers Should Ask About Timing
The appraisal remains part of the lender’s evaluation of the property supporting the home loan. The redesigned report continues to provide opinions and conclusions for that mortgage purpose.
For buyers, a useful question is: “When do we expect the appraisal back, and how much time is available for lender review?”
The Pennsylvania Association of Realtors cautions that appraisal appointments and report delivery may take longer initially as professionals adjust. That makes early coordination especially helpful when your purchase has a short closing timeline.
5. Homeowners Can Prepare Before Selling or Refinancing
You don’t need to wait until the appraisal is scheduled to organize information about your home.
Create a simple improvement history, gather available records, and make sure the appraiser can access the areas needed for the assignment. If your property has an addition, converted space, or unusual feature, tell your mortgage professional early so questions can be addressed before the closing deadline.
For a refinance, ask your mortgage professional what property valuation is required for your particular home loan.
6. Know the Updated Rollout Dates
The scheduled UAD 3.6 mandate is November 2, 2026, based on the initial submission date of the appraisal report to the Uniform Collateral Data Portal.
A September 30, 2026 announcement provides a temporary policy exception for lenders that request additional transition time from the applicable agencies. Those lenders may continue submitting the older format through May 19, 2027. Beginning May 20, 2027, all new submissions must use UAD 3.6; older-format resubmissions end on June 28, 2027. singlefamily.fanniemae.com
Your mortgage team can confirm which format applies to your transaction.
7. Loan Programs May Have Different Implementation Plans
The new reporting standard supports traditional, hybrid, desktop, and exterior appraisal assignments. It also accommodates FHA, VA, and USDA requirements, but those agencies set their own implementation plans. Confirm the requirements for your specific loan program with your mortgage professional. singlefamily.fanniemae.com
Planning a purchase, preparing a listing, or considering a refinance? Let’s review your home loan options and appraisal requirements early so you know what to expect.
Fresh Home Loan — Independent Mortgage Brokers that Work for the People.
Additional Resources
- Freddie Mac — Uniform Appraisal Dataset Resources
- Fannie Mae — UAD Announcements and Updates
- Appraisal Institute — The New URAR Rollout Has Begun
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Garrick Werdmuller
510.282.5456
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For more information give me a call at 510.282.5456 or visit: https://freshhomeloan.com/schedule-a-meeting/
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