09/30/2026
🏠 There’s been a lot of buzz about the “new appraisal rules” coming this fall, so let’s clear up what is actually changing.
Beginning November 2, 2026, Fannie Mae and Freddie Mac will require a redesigned residential appraisal system known as UAD 3.6 for new appraisal reports submitted through their system.
The important thing to understand is that this does not create a new formula for determining your home’s value.
Instead, it changes how appraisers document and report what they see. The new reports will be more structured and may include more specific information about renovations, construction quality, finished living areas, accessory structures, comparable sales, and the condition of different parts of the home.
One change I think buyers and sellers should be particularly aware of involves square footage. The new reports use terminology aligned with ANSI measurement standards and distinguish between above-grade, below-grade, and certain nonstandard finished spaces. That means an appraisal's square footage may not always match tax records, an old appraisal, or a previous MLS listing.
For sellers, good preparation still matters. Having a concise list of major improvements, completion dates, permits when applicable, and professional measurements can help give the appraiser a more complete picture of the property.
For buyers, the fundamentals remain the same: the lender orders the appraisal, and the appraiser provides an independent opinion of value.
So yes, appraisals are changing on November 2, but perhaps not in the way some of the headlines make it sound.
👉 I break down the new system and what buyers and sellers should know at the link in the comments.
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John Womeldorf
Mr. Williamsburg
📞 757-254-8136
📧 [email protected]
🌐 MrWilliamsburg.com
