What changes on November 2, 2026
Fannie Mae and Freddie Mac are replacing their old appraisal forms with one redesigned report, the Uniform Residential Appraisal Report (URAR), built on a data standard called UAD 3.6. The old forms, such as the 1004 for houses, the 1073 for condos and the 1025 for two- to four-unit homes, are retired, and the form numbers go away. The new report adapts to the property (Fannie Mae UAD 3.6 FAQ).
The rule depends on when the lender submits the report to Fannie Mae or Freddie Mac, not on when the loan application was taken or the home was inspected.
| Date | What happens | Source |
|---|---|---|
| Jan. 26, 2026 | Any lender may use the new report (optional). | Fannie Mae; Freddie Mac |
| Nov. 2, 2026 | New report required for new appraisals submitted to Fannie Mae and Freddie Mac. | Fannie Mae; Freddie Mac |
| Nov. 2, 2026 – May 19, 2027 | Lenders that requested a one-time exception may keep submitting new old-format reports. | Fannie Mae; Freddie Mac |
| May 20, 2027 | All new reports must use the new format. Old format allowed only to resubmit a report already filed. | Fannie Mae; Freddie Mac |
| June 28, 2027 | Old format retired completely. | Fannie Mae; Freddie Mac |
Who it affects (and who it doesn't)
- Conventional loans sold to Fannie Mae or Freddie Mac, which are most purchase and refinance mortgages: yes, from November 2, unless the lender has the exception.
- FHA loans: the new format has been optional since October 1, 2026, and FHA hasn't set a required date.
- VA and USDA loans: no required date has been published. The VA lists no UAD 3.6 circular as of October 27, 2026.
- Cash sales, loans a bank keeps in-house and commercial deals: not covered, according to the Pennsylvania Association of Realtors.
- Private appraisals: not lender appraisals, so the rule doesn't change them. See private home appraisals.
ProValue is ready to deliver lender reports in the new UAD 3.6 format starting Nov. 2, 2026.
For agents: two buyers on similar homes may get different report formats until May 2027, depending on the lender.
What it means for estate, date-of-death, gift, tax appeal and pre-listing appraisals
Fannie Mae and Freddie Mac describe the new report as being for mortgage purposes. An appraisal ProValue prepares for an estate, a date of death, a gift, a tax appeal or pricing a home before listing is a private assignment, so the November 2 rule doesn't change it. The rule is for lender appraisals, and a private appraisal isn't one.
For private clients, the purpose of the appraisal, the $500 base fee and the 48-hour turnaround don't change. The fee is $500 base per appraisal; more complex cases (including multi-property estates) are quoted individually. The report is delivered within 48 hours of inspection. See what's included in the fee.
- Estates and past value dates: see estate appraisals, date-of-death appraisals and gift appraisals.
- Tax appeals: the appeal boards in Ian's counties set their own filing rules, and the lender format change doesn't affect them. See tax appeal appraisals.
- Selling: a pre-listing appraisal helps a seller price the home. The buyer's lender will still order its own appraisal, which may be in the new format.
Need a private appraisal? Call Ian at (484) 886-8689 with the address and the reason for the appraisal.
Request an appraisalRemoving PMI? Ask your servicer first
To drop PMI based on the home's current value, the servicer usually orders the valuation. For loans owned by Fannie Mae, the servicer orders a broker price opinion or, when it decides one is required, an appraisal through Fannie Mae's own system, at the borrower's expense. Fannie Mae has said it will use the new report for some servicing valuations, without saying which ones, so the format is the servicer's call.
Call your servicer before ordering anything. Ask whether it will accept an appraisal you order, which kind of valuation it wants, and in what format. Your servicer sets the rules. More on PMI removal appraisals.
Getting ready for an appraisal inspection now
- Make every room, the basement, attic, garage and any outbuildings accessible, and keep the power, water and heat on.
- Write down what was updated and roughly when ("new counters and appliances in 2021; original cabinets"). If you don't know a date, say so.
- Have permits for additions or finished basements, and any HOA or condo information, ready.
- For lender appraisals: Fannie Mae and Freddie Mac now require photos of all kitchens, all bathrooms and the main living areas, including all bedrooms, plus below-grade areas and recent updates when they apply (photo requirements). Expect a lender appraisal visit to take longer than it used to.
- Ian's inspections are scheduled in the morning.
Questions to ask your loan officer
- Is my appraisal being done in the new format or the old one?
- What does the appraisal cost, and how long are appraisals taking right now?
- Do our contract dates leave enough time for the appraisal?
Areas served
About Ian Ritter
Ian Ritter is a Certified Residential Appraiser and the founder of ProValue Appraisal Services LLC, based in Downingtown, PA. He grew up in London, England, and has lived in Chester County for 13 years.
Common questions about the new appraisal report
What is UAD 3.6, and when does it start?
UAD 3.6 is the new data standard behind the redesigned Uniform Residential Appraisal Report used by Fannie Mae and Freddie Mac. It is required for new appraisal reports submitted to them on or after November 2, 2026. It replaces the old form numbers, such as the 1004 and the 1073, with one report that adapts to the property.
Does the new report apply to a private appraisal for an estate, a gift or a tax appeal?
No. The November 2 rule covers appraisals submitted to Fannie Mae and Freddie Mac for mortgage loans, and the agencies say the new report is for mortgage purposes. An appraisal ProValue prepares for an estate, a date of death, a gift, a tax appeal or pricing a home before listing is a private assignment, so the rule doesn't change it.
Will an estate or date-of-death appraisal cost more because of UAD 3.6?
No. Ian's private appraisals keep the same terms. The fee is $500 base per appraisal; more complex cases (including multi-property estates) are quoted individually. The report is delivered within 48 hours of inspection, and inspections are scheduled in the morning. The lender rule doesn't change the purpose, the fee or the turnaround of a private report.
Does the new report change my home's value?
No. The report format doesn't raise or lower a home's value. The appraiser still forms an independent opinion of value from the home itself and recent local sales. What changes on lender reports is how much detail is recorded, such as the condition of each kitchen and bathroom and roughly when updates were made.
Will a lender appraisal take longer after November 2?
It may. The Pennsylvania Association of Realtors expects longer appointments, because lender appraisers now collect more measurements, photos and data on site, and turnaround may slow while everyone adjusts. Ask your loan officer which format your lender uses and how long its appraisals are taking, and allow extra time in your contract dates.
Why might my lender still use the old appraisal format?
Fannie Mae and Freddie Mac gave lenders that weren't ready a one-time exception. Those lenders may keep submitting new old-format reports through May 19, 2027. From May 20, 2027, new reports must use UAD 3.6, and the old format is retired on June 28, 2027. Your loan officer can tell you which format your loan will use.
Do FHA and VA loans switch to the new report on November 2?
Not necessarily. November 2 is a Fannie Mae and Freddie Mac date. FHA began letting lenders use the new format on October 1, 2026, but it hasn't announced a required date, and the VA hasn't published one either. If you have an FHA, VA or USDA loan, ask your loan officer which report applies.
Does the new report matter if I want to remove PMI?
It depends on your servicer. To remove PMI based on today's value, the servicer usually orders the valuation itself. For loans owned by Fannie Mae, the servicer orders a broker price opinion or an appraisal through Fannie Mae's own system. Call your servicer before ordering anything, and ask which valuation it accepts and in what format.
What should I have ready for an appraisal inspection now?
Make every room, the basement, attic, garage and any outbuildings reachable, and keep the utilities on. Write down what was updated and roughly when, for example new kitchen counters in 2021. For lender reports, Fannie Mae and Freddie Mac now require photos of every kitchen, every bathroom and the main living areas, including bedrooms.
Can a private appraisal replace my lender's appraisal?
No. A lender orders its own appraisal through its own process to decide on a loan, and that report follows the lender's format rules. A private appraisal is written for your own purpose, such as an estate, a gift, a tax appeal or pricing a home. Call Ian at (484) 886-8689 if you aren't sure which one you need.