New Appraisal Rules 2026: What Homeowners Need to Know
If you're buying or selling a home, I focus on Florida or Georgia, a major change is coming to the appraisal process and it could affect your transaction.
Beginning November 2, 2026, Fannie Mae and Freddie Mac will require a redesigned appraisal reporting system known as UAD 3.6, including the new Uniform Residential Appraisal Report (URAR).
While this sounds like an industry change for appraisers and lenders, buyers and sellers should understand what's changing too.
Goodbye to the Old Appraisal Forms
For years, appraisers have used familiar forms such as the 1004 for single-family homes and 1073 for condos.
UAD 3.6 replaces these traditional forms with a single dynamic appraisal report that adapts to the property.
The new system also collects significantly more structured information about the property, comparable sales and the appraiser's analysis.
In other words: the details of your property matter more than ever.
More Data and Better Property Documentation
The new appraisal format is designed to provide more consistent and detailed information about a property.
That makes accurate information about square footage, renovations, additions, condition, ADUs, improvements and unusual property features increasingly important.
SELLERS: discrepancies between tax records, MLS information, permits and the actual property are worth identifying before the home is listed.
For example, an enclosed garage, converted patio, addition or guest suite may add value, but how that space is measured, permitted and classified can affect how an appraiser evaluates it.
Comparable Sales and Adjustments
Comparable sales remain extremely important, but appraisers are also expected to support the adjustments they make.
If market values have changed between the date a comparable property sold and the appraisal date, for example, the appraiser should analyze whether a market-condition or "time" adjustment is warranted.
That doesn't mean every older comparable automatically gets adjusted. It means the appraiser's decision should be supported by market evidence.
This can become particularly important in a market where prices are changing quickly.
Square Footage, Floor Plans & ADUs
Property measurements and layouts are also receiving more structured treatment.
Depending on the type of appraisal and property, reports may include detailed floor-plan information in addition to exterior measurements.
UAD 3.6 is also better designed to describe properties with Accessory Dwelling Units (ADUs) and other features that don't always fit neatly into the traditional single-family-home appraisal.
That could be particularly relevant for properties with guest houses, in-law suites, converted spaces or additional living areas.
Could This Affect Closings?
Potentially.
Appraisers, lenders, appraisal management companies and software providers are all transitioning to the new system.
UAD 3.6 has already been available for broad production during 2026, but it becomes mandatory for new Fannie Mae and Freddie Mac appraisal submissions on November 2, 2026.
As with any major industry transition, there could be some growing pains. An appraisal delay can affect underwriting, loan approval and ultimately the closing date.
REAL ESTATE AGENTS: Calculate and manage possible delays when submitting or accepting offers. If appraisals are due back before loan contingency deadlines, make sure to give enough time.
What Sellers Should Do
Sellers shouldn't try to convince an appraiser what their home is worth. Instead, make sure the appraiser has accurate information about the property.
Have information available regarding major renovations, permitted additions, roof and HVAC updates, impact windows, pools, ADUs, guest houses and other significant improvements.
Your real estate agent should also understand the comparable sales and be prepared to provide relevant property and market information when appropriate.
The goal isn't to influence the appraisal. It's to make sure important facts aren't overlooked.
What If the Appraisal Comes in Low?
A low appraisal doesn't automatically kill a transaction.
Depending on the contract and financing, the parties may be able to review the report for factual errors, submit additional relevant comparable sales through the lender's reconsideration process, renegotiate the transaction or restructure the financing.
This is where having experienced real estate and lending professionals involved can make a significant difference.
The Bottom Line
The new appraisal rules aren't designed to automatically make home values higher or lower.
The major change is how property information is collected, analyzed and reported.
For buyers and sellers in both Florida and Georgia, as well as nationwide, accurate property information, strong comparable-sale analysis and preparation will become even more important as the industry transitions to UAD 3.6.
Understanding these changes before an appraisal issue arises can help prevent an appraisal problem from becoming a closing problem.
✨ Yeiry (JD) Sanchez | FL & GA Agent
📲 561.302.7681
🌐 www.jdsanchezrealestate.com
🔑 eXp Realty | The Coastal Realm Group
✨”Experience that Moves You”
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