Five changes worth knowing
One report replaces many forms
Fourteen legacy forms become one report that adapts to the property. It's designed to look and read like the Loan Estimate and Closing Disclosure.
More detail at the house
Every kitchen and bathroom gets its own update date and condition. The roof's estimated age is recorded. ADUs and outbuildings are measured and detailed.
Repair items stand out
Each apparent defect the appraiser observes is logged with a photo and a recommended action: repair, further inspection, completion, or none. The summary page shows "as is" or "subject to repair."
Clearer condition ratings
The familiar C1 to C6 scale stays, with clearer definitions. Inside and outside are now rated separately.
Your lender picks the format
Some lenders switched early. Others were approved for extra time. Two buyers closing the same week may get different reports.
When it happens
- Jan. 26, 2026
Lenders may start
Any lender may order the new report for Fannie Mae and Freddie Mac loans.
- Oct. 1, 2026
FHA option opens
FHA lenders may use the new report. FHA has not set a required date.
- Nov. 2, 2026
Required for most conventional loans
New appraisals for Fannie Mae and Freddie Mac loans use UAD 3.6, unless the lender was approved for extra time.
- May 20, 2027
Extension ends
All new appraisals for Fannie Mae and Freddie Mac loans use the new report, at every lender.
Pick your side of the closing table
- It may cost more. Early estimates range from about $65 to around $300 more per appraisal, depending on the source and the market.
- It may take a bit longer. More is documented at the house, and reviews after the visit are adjusting too. Talk with your agent about allowing extra time for the appraisal in your contract.
- Repairs can affect your loan. If the report says "subject to repair," your lender may require the fix and a follow-up inspection before closing. If the appraiser recommends a further inspection, your lender may require one.
- It is not a home inspection. The appraiser reports what is visible during a walk-through. You still need your own inspection.
- You get a copy. Under federal rules, your lender generally must give you a copy of your appraisal before closing. Start with the summary page.
- You can question it. On Fannie Mae and Freddie Mac loans, lenders must have a process for you to request a reconsideration of value if you have new facts, like a missed sale or a measurement error. Ask your lender how theirs works.
- Dates beat adjectives. "2023 kitchen, 2021 roof" helps the appraiser rate your home accurately. "Updated throughout" doesn't.
- Keep the proof. Receipts, permits, warranties and before and after photos back up every update.
- Show the fix, not just the stain. If an old leak left a mark, a repair invoice shows the appraiser what was done and when.
- Your roof's age will be recorded. Have the replacement date and invoice handy.
- Know your square footage source. Appraisers measure to a set standard, which can differ from tax records. Below-grade finished space is counted separately.
- Inside and outside are rated separately. Curb appeal and the interior each stand on their own.
What to have ready
Start gathering these before you list, so the appraiser knows what was done and when.
- Receipts or invoices for updates, with dates
- Permits for remodels, additions or major systems
- Warranties, especially roof, HVAC and windows
- Install or replacement dates for the roof, HVAC and water heater
- Before and after photos of remodels and repairs
- Repair invoices for anything that left a visible mark, like a fixed leak
- A floor plan or the source of your square footage
- Solar paperwork showing whether panels are owned or leased
- Septic, well and termite bond records, if they apply
- HOA documents, if you have an HOA
- Listing agents: replace "updated" with dates in the MLS, have documentation ready for the appraiser, and confirm where your square footage came from.
- Buyer's agents: have buyers ask the lender which format, current turn times and the fee before writing the offer, and set the appraisal timeline with cushion.
- Know the loan type. FHA, VA and USDA are not on the Nov. 2 date.
- Read inspections with the appraisal in mind. Talk through repairs early, not the week of closing.
- Return appraiser calls. Your past sale may be a comparable in someone else's appraisal.
- Facts, not pressure. Share information, good and bad. Never ask for a value.
Two things people get wrong
"The new rules lower home values."
The new report changes how information is recorded, not the standards appraisers use to develop value. Every appraisal still depends on the property and the market.
"The appraiser is my home inspector now."
Appraisers only note the obvious things they see during a walk-through. They aren't hunting or searching for defects the way a home inspector does, and they don't test systems, climb roofs or open walls. If something looks off, they may recommend a further inspection. You still need your own home inspection.
Common questions
What is UAD 3.6?
UAD 3.6 is the new appraisal report for Fannie Mae and Freddie Mac loans. It replaces fourteen older forms with one report that adapts to the property and records more detail, such as update dates for kitchens and bathrooms, the roof's estimated age, and photos of apparent defects. How value is decided stays the same.
Will my appraisal take longer or cost more?
It may. More is documented at the house, and early estimates range from about $65 to around $300 more per appraisal, depending on the source and the market. Fees and turn times vary by lender, so ask yours before you write an offer.
What changes in November 2026 for Georgia home buyers?
Starting Nov. 2, 2026, new appraisals for most Fannie Mae and Freddie Mac loans use UAD 3.6, unless the lender was approved for extra time. The extension ends May 20, 2027. FHA, VA and USDA loans are not on the Nov. 2 date.
Five questions to ask your lender
- Which appraisal format are you ordering for my loan: the new UAD 3.6 or the old one?
- What are appraisal turn times running right now?
- What is the appraisal fee?
- If the appraisal comes back "subject to repair," how does your process work and how long does it add?
- What is your process if I want to request a reconsideration of value?
Want to know how this affects your move?
Message me the word APPRAISAL on Instagram, TikTok or Facebook, or call or text me, and I'll set up a free 10-minute call to walk you through:
- What to expect from the appraisal for your purchase or sale
- For sellers: how to get your home appraisal-ready before you list
Already working with an agent? Please talk with them first. Reaching out doesn't create a client relationship; in Georgia that takes a signed written agreement. Please don't send financial or account details by message.
More homeowner answers in The Reed's Glossary & FAQ.