By Northern Value Consultants · Published
If you're buying a home or refinancing this fall or winter, the appraisal report your lender receives may look different from the one you remember. On November 2, 2026, Fannie Mae and Freddie Mac begin requiring a redesigned appraisal report for most conventional mortgages. Here's what that means for you, in plain language.
What's changing?
For years, appraisers used different forms for different kinds of homes: one for single-family houses, another for condos, another for small multi-family properties. Fannie Mae and Freddie Mac are replacing those forms with a single, data-driven report called the Uniform Residential Appraisal Report (URAR). It runs on an updated data standard known as UAD 3.6, and it is built to work for any residential property type.
The biggest difference is under the hood. Much of the information that used to go into free-form comments is now recorded as structured data. The goal is more consistent, easier-to-review appraisals across the country.
When does it take effect?
UAD 3.6 is required for new appraisal reports first submitted to the GSEs' delivery portal on or after November 2, 2026. Some lenders need more time, and Fannie Mae and Freddie Mac are offering them a one-time exception that allows the older format through May 19, 2027. The new format becomes mandatory for everyone on May 20, 2027, and the old format is fully retired on June 28, 2027.
So for the next several months, the report you see depends on your lender. Your neighbor might receive the new report while you receive the old one, and both can be perfectly valid.
What does this mean for you as a homeowner?
For most people, very little changes about the visit itself. An appraiser still inspects the home, studies the local market, and develops an independent opinion of value. A few practical tips:
- Ask your lender which format they're using. It's a fair question, and it helps you know what to expect.
- Make every area of the home accessible. The new report has specific photo requirements, so the appraiser may need to see and photograph spaces like basements, attics, mechanical areas, and outbuildings.
- Have your information ready. Recent updates and renovations, permits, and details on systems like heating and the roof all help the appraiser describe your home accurately.
- Expect careful measuring. Fannie Mae and Freddie Mac have published guidance on how appraisers should report a home's area breakdown under ANSI measurement standards. Don't be surprised if your appraiser spends time measuring carefully.
If you have questions about your loan, your lender is the best place to start. For questions about your property taxes, check with your town assessor.
How we're preparing
At Northern Value Consultants, we're already completing appraisals in the UAD 3.6 format, including single-family homes and condominiums, and we're currently working on a 3.6 report for a 3-family home. Whatever format your lender uses, our goal hasn't changed: a careful inspection, solid local market research, and a credible, well-supported opinion of value for homes across Southern New Hampshire and Northern Massachusetts.
Thinking about an appraisal?
Whether you're buying, refinancing, or just want to understand what your home is worth in today's market, we're here to help. Order an appraisal with Northern Value Consultants, or reach out with any questions about the process.
Sources
- Fannie Mae, Uniform Appraisal Dataset (UAD) overview and announcements
- Fannie Mae and Freddie Mac, “Temporary Policy Exception for Sellers Unable to Meet UAD 3.6 Mandate” (Sept. 30, 2026)
- Freddie Mac copy of the same announcement (PDF)
- UAD 3.6 Frequently Asked Questions