A New Appraisal Report Starts Nov. 2. Why Ohio Buyers and Sellers Should Plan for Extra Time

Buying a HomeSelling Your Home
Written by Amanda Mullins

Starting November 2, 2026, most new appraisals for loans sold to Fannie Mae and Freddie Mac switch to a new report. It records more detail, like roof age and kitchen updates, rates inside and outside condition separately, and lists problems with photos. Some lenders can wait until May 19, 2027. Plan extra time and have your details ready.

Source: Fannie Mae and Freddie Mac joint announcement, September 30, 2026, and the Freddie Mac UAD 3.6 FAQ (both checked October 20, 2026). Rules can change, so confirm details with your lender.

By Amanda Mullins, MBA, SRES, REALTOR® | eXp Realty | Former Appraisal Management Director

Amanda Mullins, MBA, SRES, is a REALTOR® with eXp Realty based in Springfield, Ohio, and a Former Appraisal Management Director (13+ years). She helps buyers and sellers across Southwest and Central Ohio plan every step of a sale, including the appraisal.

What happens on November 2?

Fannie Mae and Freddie Mac redesigned the appraisal report (UAD 3.6 and the new Uniform Residential Appraisal Report, or URAR). The Freddie Mac UAD 3.6 FAQ (entry updated September 30, 2026) says, "UAD 3.6 becomes mandatory for all new appraisal reports submitted to UCDP on or after November 2, 2026." UCDP is the portal lenders use to send appraisals in.

Two details matter for your timeline:

  • The deadline follows the date the lender submits the report, not the order date or your application date (same FAQ). An appraisal ordered this week could be submitted after November 2.
  • The report is already in use. All lenders could use it starting January 26, 2026 (joint announcement, January 26, 2026).

One report that adjusts to the property replaces forms such as the 1004, 1073, and 1004D (Freddie Mac UAD 3.6 FAQ, accessed October 20, 2026).

Will my appraisal use the new report?

Most likely, but ask your lender. On September 30, 2026, Fannie Mae and Freddie Mac announced a one-time exception for lenders that need more time. Lenders granted it can keep submitting old-format appraisals from November 2, 2026, through May 19, 2027 (joint announcement, September 30, 2026; Fannie Mae Lender Letter LL-2026-08, September 30, 2026). The announcement adds, "The November 2, 2026 mandate is not changing."

The FAQ also says lenders may roll out the new report in stages, so "requirements may vary from assignment to assignment and from lender to lender." For FHA, VA, or USDA loans, it says to check each agency's own plans, so ask your lender about that too.

When does the old format go away for good?

From the September 30, 2026 joint announcement and the UAD timeline (file dated September 30, 2026):

  • May 20, 2027: all new appraisal submissions must use the new report. Old-format reports can be resubmitted through June 27, 2027.
  • June 28, 2027: the old format is retired, and no old-format reports will be processed.

What is changing in the appraisal report?

Three changes matter most to buyers and sellers:

  1. More detail about the home. The appraiser records items such as the estimated age of the roof, the update status and condition of each kitchen and bathroom, and energy features such as solar panels, HERS ratings, or LEED certification (Inspection and Reporting Tips, October 21, 2025; Freddie Mac UAD 3.6 FAQ, accessed October 20, 2026).
  2. Condition rated separately inside and outside. The rating scale has not changed, but the definitions were rewritten, and the report adds separate interior and exterior ratings alongside the overall rating. The FAQ says this helps when the inside and outside are in noticeably different shape (Freddie Mac UAD 3.6 FAQ, accessed October 20, 2026; Condition and Quality Rating Definitions, April 29, 2025).
  3. Problems listed with photos and a recommended fix. Defects, damages, and deficiencies are recorded one by one, with the location, a description, photos, and a recommended action such as a repair or a further inspection (Inspection and Reporting Tips, October 21, 2025).

Other changes worth knowing:

Some new details may require research from the homeowner, so a prepared seller helps (same tips document).

What happens if the appraiser lists a repair?

The repair rules did not change; the way problems are reported did. Fannie Mae says the terminology was updated for UAD 3.6, but "the intent of the policies has not changed" (Fannie Mae Appraiser Update, June 2025).

Each visible problem gets a photo and a recommended action: Repair, Inspection, Completion, or None (URAR Reference Guide, Appendix F-1, March 10, 2026). Minor items such as worn carpet, holes in window screens, or cracked window glass are reported with None, and the home can still appraise "as is." Any item marked Repair, Inspection, or Completion makes the appraisal "subject to" that item, and the lender has to clear it. That is often done with a Completion Report, which can use a virtual inspection, or with a borrower letter backed by photos and paid invoices (Fannie Mae Selling Guide Supplement, published September 2, 2026).

Freddie Mac loans can have their own rules, so ask your lender which rules apply. My tip for sellers: fix small visible items before you list.

Why do I expect appraisals to take longer for a while?

This is my experience-based expectation, not an official forecast. The official sources I reviewed on October 20, 2026 do not state an effect on timing or cost.

Before I became a REALTOR®, I spent more than 13 years in appraisal management, ordering, tracking, and reviewing appraisals for lenders. In my experience running appraisal management, a change this big usually means a learning period. Appraisers are learning new software and fields, lenders and reviewers are reading a report that looks different, and questions go back and forth while everyone gets comfortable. So I expect turn times to run longer than buyers and sellers are used to while appraisers and lenders adjust. I also expect appraisal fees to go up while the new report settles in.

Freddie Mac told lenders something similar about their own preparation: "It's going to take longer than you think to train staff, test and fully transition" (Freddie Mac UAD page, no page date shown, accessed October 20, 2026).

This is a reason to plan, not to worry. A few extra days on the calendar cost little; a closing date that has to change costs more.

What are others in the industry saying?

These are industry views, not my claims and not official Fannie Mae or Freddie Mac figures.

  1. Industry view: Clear Capital, a valuation company, reported appraisal fees up about $65 per report in markets where it had enough volume to compare the new and old reports (National Mortgage Professional, October 8, 2026).
  2. Industry view: in a Corporate Settlement Solutions survey, 78.3% of 816 appraisers who answered expected longer turnaround times, and 66.7% of 831 expected higher fees (Working RE, October 20, 2026).

What should buyers do now?

  • Build extra time into your appraisal contingency and closing date.
  • Match your rate lock to that timeline. Ask how long the lock lasts and what an extension would cost.
  • Ask your lender to order the appraisal early, as soon as the contract is signed and they have what they need.
  • Ask which report your loan will use, the new one or the old one under an exception.

What should sellers do now?

  • Make a list of upgrades and improvements with dates and costs: roof, furnace and air conditioning, water heater, windows, kitchen and bath updates, flooring, and energy features such as solar or a HERS rating. Keep receipts or permits handy.
  • Ask your agent for a comps list: recent nearby sales with a note on how each compares to your home.
  • Make access easy: attic, basement or crawl space, mechanicals, garage, and any outbuilding. Keep utilities on and pets secured.
  • Share repair records with your agent, since the new report lists problems with photos.

What should agents know?

  • The lender sends the appraiser the full contract. Fannie Mae requires "a copy of the complete, ratified sales contract and all addenda," and concessions such as interest rate buydowns must be disclosed to the appraiser (Selling Guide Supplement, SB4-1.1-05, published September 2, 2026). Write concessions and buydowns clearly.
  • Ask the lender early which report the file will use.
  • Have the comps list, upgrades list, and access instructions ready, and set contract dates with room for the appraisal.

Frequently Asked Questions

When does the new appraisal report start?

For most loans sold to Fannie Mae and Freddie Mac, the new report is required for new appraisals submitted on or after November 2, 2026, based on the date the lender submits the report, not the date it was ordered. Lenders granted a temporary exception can keep using the old format through May 19, 2027, and the old format is retired on June 28, 2027 (Fannie Mae and Freddie Mac, September 30, 2026).

How do I know which appraisal report I will get?

Ask your lender. Lenders may roll out the new report in stages, so requirements can vary by lender and by loan (Freddie Mac UAD 3.6 FAQ, accessed October 20, 2026). For an FHA, VA, or USDA loan, ask about that agency's plan too.

Will the new appraisal report take longer?

The official sources I reviewed on October 20, 2026 give no timing estimate. Based on my experience as a Former Appraisal Management Director, I expect appraisals to run longer for a while as everyone adjusts, so build extra time into your contract and closing dates.

Will a repair on the appraisal stop my sale?

It depends on the recommended action. Minor items marked None, such as worn carpet or a torn screen, still allow an "as is" appraisal. Items marked Repair, Inspection, or Completion make the appraisal "subject to," and the lender has to clear them, often with a Completion Report or a borrower letter with photos and paid invoices (Fannie Mae Selling Guide Supplement, September 2, 2026).

What should sellers have ready for the appraiser?

A list of upgrades and improvements with dates and costs, recent nearby sales from your agent, and easy access to the whole home, including the attic, basement, mechanicals, and garage. The new report asks for details such as estimated roof age and kitchen and bath update status (Fannie Mae and Freddie Mac, October 21, 2025).

Talk with Amanda

Buying or selling in Southwest or Central Ohio, from Springfield and Dayton to Columbus? Call or text me at (317) 750-6316, or use the contact page. I'll help you set contract dates with room to breathe, get your upgrades list ready, and plan what to ask your lender.

Amanda Mullins, REALTOR® | eXp Realty
Equal Housing Opportunity

Sources

Rules and timelines can change. All sources accessed October 20, 2026.

  1. Fannie Mae and Freddie Mac, "Temporary Policy Exception for Sellers Unable to Meet UAD 3.6 Mandate," joint announcement, September 30, 2026 (exception period, May 20, 2027 and June 28, 2027 dates, quote on the mandate): https://sf.freddiemac.com/docs/pdf/uad-temporary-policy-exception-sept-2026.pdf
  2. Fannie Mae, Lender Letter LL-2026-08, September 30, 2026 (exception terms): https://singlefamily.fanniemae.com/media/document/pdf/lender-letter-ll-2026-08-temporary-policy-exception-lenders-unable-meet-uad-36-november-mandate
  3. Fannie Mae and Freddie Mac, UAD and Forms Redesign Timeline (no printed date; file dated September 30, 2026): https://sf.freddiemac.com/docs/pdf/fact-sheet/uad-redesign-timeline.pdf
  4. Freddie Mac, Uniform Appraisal Dataset (UAD) 3.6 FAQ (entries marked updated September 30, 2026; submission date rule, forms replaced, staged rollout, FHA, VA, and USDA, interior and exterior ratings, kitchen and bath update status, accessory dwelling units, General Addendum): https://sf.freddiemac.com/faqs/uad-and-forms-redesign
  5. Freddie Mac, Uniform Appraisal Dataset page (no page date shown; lender preparation quote): https://sf.freddiemac.com/tools-learning/uniform-mortgage-data-program/uad
  6. Fannie Mae and Freddie Mac, "Available Now in Broad Production," joint announcement, January 26, 2026: https://sf.freddiemac.com/docs/pdf/announcement_uad_january-2026.pdf
  7. Fannie Mae, Selling Guide Supplement: Uniform Appraisal Dataset (UAD) 3.6 Policy, published September 2, 2026 (floor plan exhibits; SB4-1.1-05, Disclosure of Information to Appraisers; SB4-1.3-06, minor items with None and "as is" appraisals, subject to items; SB4-1.2-05, Completion Report with on-site or virtual inspection and borrower attestation letter with paid invoices): https://singlefamily.fanniemae.com/media/42571/display
  8. Fannie Mae and Freddie Mac, Inspection and Reporting Tips for Appraisers, version 1.0, October 21, 2025 (estimated roof age, kitchen and bathroom details, energy efficient and green features, defects with photos and recommended action, information from the homeowner): https://singlefamily.fanniemae.com/media/document/pdf/uad-36-inspection-and-reporting-tips
  9. Fannie Mae and Freddie Mac, UAD 3.6 Job Aid: Photo and Image Requirements, version 1.0, June 23, 2026: https://singlefamily.fanniemae.com/media/document/pdf/uad-36-photo-and-image-requirements
  10. Fannie Mae and Freddie Mac, Condition and Quality Rating Definitions, version 1.0, April 29, 2025 (condition ratings used for overall, exterior, and interior condition): https://singlefamily.fanniemae.com/media/document/pdf/condition-and-quality-rating-definitions-pdf
  11. Fannie Mae, Uniform Appraisal Dataset page (no page date shown): https://singlefamily.fanniemae.com/delivering/uniform-mortgage-data-program/uniform-appraisal-dataset
  12. Fannie Mae, Appraiser Update, Q2 2025 (June 2025) (intent of the policies has not changed): https://singlefamily.fanniemae.com/originating-underwriting/appraisers/appraiser-update-june-2025
  13. Fannie Mae and Freddie Mac, Appendix F-1: URAR Reference Guide, version 1.4, published March 10, 2026 (recommended action choices; photos for each physical defect; Repair, Inspection, or Completion makes the report subject to the item), in the zip file at: https://singlefamily.fanniemae.com/media/document/zip/appendix-f-1-urar-reference-guide
  14. Czarinna Andres, "UAD 3.6 Appraisal Fees Climb $65, Early Data Shows Faster Production," National Mortgage Professional, October 8, 2026 (industry view; Clear Capital fee data): https://nationalmortgageprofessional.com/news/uad-36-appraisal-fees-climb-65-early-data-shows-faster-production
  15. Frank Andorka, "UAD 3.6: Inside the Struggle Over Fees, Turn-Time and Software," Working RE, October 20, 2026 (industry view; Corporate Settlement Solutions survey figures): https://www.workingre.com/uad-3-6-inside-the-struggle-over-fees-turn-time-and-software/

Helpful Related Reading

General education only, not financial, legal, or tax advice. Rules and timelines can change, so confirm details with your lender.

Amanda Mullins
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