New Appraisal Rules Are Coming November 2: What Homeowners Should Start Saving Now

Something is changing with home appraisals, and if you own a home, it is worth knowing about long before you ever put a sign in the yard. Beginning November 2, 2026, Fannie Mae and Freddie Mac are requiring the new UAD 3.6 appraisal format for new appraisal reports on conventional loans. The familiar fixed appraisal forms, like Form 1004, are being retired in favor of a flexible, digital, data-rich report that asks appraisers to be very specific about a property's features, condition, and updates. Here is what that means for you, and what you can start saving now so the process goes more smoothly when you do sell.

What Is Changing on November 2

Fannie Mae and Freddie Mac set the rules for most conventional home loans in this country, so when they change their requirements, lenders and appraisers pay attention. Starting November 2, 2026, new appraisal reports on conventional loans must use the new UAD 3.6 format. UAD stands for the Uniform Appraisal Dataset, and 3.6 is simply the new version of how that data is collected and reported.

The old fixed forms, like the familiar Form 1004 that appraisers have used for years, are being retired. In their place is a more flexible, digital report. It gathers the same basic information, but it asks the appraiser to be much more specific about the property's features, condition, and updates. Instead of checking a box and moving on, the appraiser is expected to describe the home in greater detail.

And this is not something happening far in the future. Some lenders are already ordering appraisals in the new format today.

What That Means for Homeowners

Here is the honest version: the appraiser is still doing the same job. They are still looking at your home to form an opinion of value for the lender. What changes is the level of detail expected.

Under the new format, an appraiser may ask more questions and want more detail about the home. They may want to know when the roof was replaced, whether the kitchen was remodeled and when, what condition the mechanical systems are in, and what updates have been made over the years.

That is where a little preparation goes a long way. The sale can go more smoothly when the owner can document the home's story clearly. You do not need to become an appraiser or a contractor. You just need to know your own home, and have the records on hand to back up what you tell them.

The Records Worth Starting Now

You do not have to do this the week you list your house. In fact, the best time to start is now, while you are calm and the details of each project are still fresh. Here is a simple list of what to begin putting together, whether in a paper folder or a folder on your computer:

• A home improvement log. For every major project, write down the date, what was done, what it cost, and who did the work. That means things like a new roof, an HVAC system, windows, a kitchen or bath remodel, an addition, or a finished basement.
• Copies of permits and inspections. If the work required a permit, keep a copy. Keep inspection records too. They show the work was done properly and by the book.
• The age and maintenance history of your major systems. Roof, furnace, air conditioner, water heater. Even a few notes like "furnace replaced in 2019, serviced every fall" make a difference.
• Receipts and warranties for major items. If you still have them, drop them in the folder. Not every receipt matters, but the ones for big-ticket items do.
• Before-and-after photos of projects. Photos tell the story faster than anything else. A dated photo of the kitchen before and after the remodel is worth more than a paragraph of description.
• A simple written list of features and updates. One page: "new roof 2021, remodeled kitchen 2019, finished basement 2017, new water heater 2023." That is it. Plain and honest.
• A copy of your survey, deed, or any easements. These are documents you can usually get copies of from your closing paperwork, your title company, or the county.
• An honest note on any known issues and repairs. If you know about a problem, write it down and note what you did about it. Honesty protects everyone, and it protects you too.

That list might look like a lot, but it is really one folder and a little time.

How to Start Without Overwhelm

Here is what I tell every seller: you do not need to finish this in a weekend, and you do not need perfection. Start the folder, paper or digital, and add to it as things happen. When a contractor finishes a job, put the receipt in that day. When you have a system serviced, jot down the date. Little by little, the home's story builds itself.

When you eventually decide to sell, share what you have with me and with the appraiser. Even a partial set of records helps. It shows the home was cared for, and it answers the questions the new format is designed to ask.

The goal is not to turn you into a record-keeper for its own sake. The goal is simple: when the time comes, your home can tell its story clearly, and you can move through the sale with less guesswork and fewer surprises.

A Calm Way to Think About It

If you are thinking about selling in the next year or two, this is a good project to start now. And if you have questions about your home, what it is worth, or what the new appraisal format means for your situation, call me. We can talk it through with no pressure and no obligation. That is how I have worked for more than 50 years, and it is how I will work with you.

Building Lifelong Relationships - One Home At A Time.