If you are buying or selling a home this fall, you may hear about a change to the appraisal process. Beginning November 2, 2026, new appraisal reports submitted for loans going to Fannie Mae or Freddie Mac must use an updated data standard called UAD 3.6 and a redesigned version of the Uniform Residential Appraisal Report, known as the URAR. The date is based on when the lender first submits the report, even if the contract was signed or the property was inspected earlier.

For most buyers and sellers, the change will be behind the scenes. It does not assign a new value to your home simply because the report looks different. It changes how the appraiser records and presents information about the property.

What will look different?

Appraisers have traditionally used different forms for houses, condominiums and other residential properties. Those forms are being replaced with one report that adjusts to the property being appraised. It uses more specific fields to describe features and condition, so a completed report may look longer or more detailed than one you have seen before.

The report also rates the condition of a home's interior and exterior separately, and it records the condition of each kitchen and bathroom. That matters when, for example, a condominium has a renovated kitchen and bathrooms but the building itself is older. The appraiser can describe those aspects separately rather than relying on one general description of the property. Condominium reports also include a review of the condition of the project.

What should sellers have ready?

If you replaced the roof, installed impact windows or renovated a kitchen, gather the dates, permits, invoices and warranties you have. For a condominium, keep records of improvements inside your unit, even if major work to the building was handled by the association. If your home has solar panels, it is also useful to know whether they are owned, financed or leased.

In South Florida, documentation for a garage conversion, enclosed patio or other addition may help clarify exactly what was done. You do not need to create a perfect file or find a receipt for every repair. The goal is to make accurate information available when the appraiser needs it.

Keep in mind that the cost of an improvement does not automatically add the same amount to a home's appraised value. The records help explain the property; the appraiser still determines how its features and condition affect value.

Why might the square footage be different?

The new report follows the ANSI measurement standard and describes finished space in more specific categories, including whether it is above or below grade and whether it meets that standard. That can make a converted or unusual space appear differently in the appraisal than it does in an MLS listing or county record. A difference is worth reviewing, but it does not automatically mean someone measured incorrectly.

If you are selling a home with an addition or converted space, I would address any questions about its size and use before listing it. I would also check what permits and records are available. It is easier to explain the space clearly at the start than to sort out conflicting descriptions during a transaction.

What should buyers do?

If you are purchasing with financing and your transaction may extend into November, ask your lender how the appraisal will be handled and whether its appraisal providers are ready for the new format. A delay is not a given, but some lenders and appraisers expect turn times to run longer in the first weeks after the requirement takes effect. It is reasonable to allow extra time in your contingency period and to raise the timeline early.

When you receive the report, do not be concerned solely because it looks different from an appraisal you have seen before. Read the property description and measurements, and raise any specific questions with your lender and agent.

The November 2 requirement applies to new reports submitted through the Fannie Mae and Freddie Mac system. It should not be taken to mean that every type of mortgage appraisal changes on that date. FHA has begun accepting the new format but has not announced a mandatory date, and I have not seen VA or USDA timelines announced. Your lender can explain which standard applies to your particular loan.

My advice is straightforward: if you own a home, start keeping your improvement records in one place. If you are buying or selling soon, bring up any questions about the property or appraisal timeline early. A little preparation now can prevent confusion later.

Have questions about how this affects your home or your next move? Reach out anytime: Michael Stephenson, eXp Realty, 305-504-9277 | michael@ftlhomesales.com | FTLHomeSales.com

Sources: Freddie Mac UAD 3.6 Frequently Asked Questions; Fannie Mae Uniform Appraisal Dataset resources; Fannie Mae guidance on measuring finished area; U.S. Department of Housing and Urban Development guidance on the FHA transition.