If you’re buying or selling a home in the near future, there’s an important change happening behind the scenes that you may never have heard about—but it could affect one of the most important steps between an accepted offer and closing: the appraisal.
Beginning November 2, 2026, a new appraisal reporting standard known as UAD 3.6 becomes mandatory for new appraisal reports submitted to Fannie Mae and Freddie Mac’s Uniform Collateral Data Portal (UCDP), with temporary exceptions available to certain lenders during the transition.
While terms like “UAD 3.6” probably aren’t something most homeowners need—or want—to become experts on, the changes are significant enough that buyers and sellers should understand what’s happening and how they can prepare.
First, What Is UAD 3.6?
UAD stands for Uniform Appraisal Dataset. It establishes a standardized way for information about a property to be collected and reported during the appraisal process.
The current appraisal reporting system has been around for years, and the way we describe homes has changed quite a bit during that time. Homes today may include accessory dwelling units, unique layouts, extensive renovations, energy-efficient improvements, different property types and features that don't always fit neatly into the old appraisal forms.
UAD 3.6 is designed to modernize that process.
Instead of relying on several traditional, static appraisal forms, the new system uses a more flexible Uniform Residential Appraisal Report (URAR) that adapts to the property and type of appraisal being completed.
The goal is to create more consistent, structured and detailed property information for lenders, appraisers and the broader mortgage industry.
What Will Be Different About the Appraisal?
For most buyers and sellers, the basic purpose of an appraisal isn't changing.
The lender still needs an independent opinion of the property's value to help determine whether the home provides adequate collateral for the mortgage.
What is changing is how the property and the appraiser's findings are documented and reported.
The new reporting system allows for significantly more structured property information and a more dynamic appraisal report. Appraisers may need to document property characteristics, condition, improvements, features and other information in greater detail than homeowners have been accustomed to seeing in a traditional appraisal report.
That makes accurate information about the home especially important.
Sellers: Property Details Matter
If you're preparing to sell your home, this is another good reason to make sure your Realtor has accurate information about your property from the beginning.
- Have you finished your basement?
- Added a bathroom?
- Replaced the roof?
- Built an addition?
- Installed a new HVAC system?
- Added an accessory dwelling unit or converted part of the property to another use?
Those details can be important when your home is being marketed—and when an appraiser is researching and documenting the property.
Keeping records of major renovations and improvements can be helpful. That could include permits when applicable, invoices, a list of updates and approximate dates the work was completed.
It doesn't mean every improvement will increase the appraised value dollar-for-dollar. However, giving the professionals involved in the transaction accurate information helps them understand the property they're evaluating.
Buyers: Don't Panic If the Appraisal Feels More Detailed
If you're buying a home after the new standards take effect, you may notice that the appraisal process involves more detailed property documentation than you expected.
That isn't necessarily a sign that something is wrong with the home.
It's part of a broader industry shift toward more standardized and comprehensive appraisal reporting.
There may also be an adjustment period as lenders, appraisal management companies, software providers and appraisers become accustomed to the new process.
For that reason, buyers should stay in close communication with their lender and Realtor throughout the appraisal period and respond quickly if additional information or access to the property is needed.
Could Appraisals Take Longer or Cost More?
This is one of the biggest questions we're hearing.
The safest answer right now is: possibly, particularly during the transition—but it isn't guaranteed.
A more detailed reporting process can require additional work, and every lender, appraisal company and market will adapt differently. That means appraisal fees and turnaround times may vary.
Rather than assuming there will be a delay, buyers and sellers should simply be prepared for the possibility and work with a real estate and lending team that is monitoring the transaction closely.
This is also why we pay attention to changes like this before they show up as a problem at the closing table.
Is Every Appraisal Switching on November 2?
Not necessarily.
November 2, 2026 is the mandatory transition date for new appraisal reports submitted through the Uniform Collateral Data Portal for loans delivered to Fannie Mae and Freddie Mac.
However, Fannie Mae and Freddie Mac have also created a temporary policy exception for approved lenders that need additional time to complete their transition to UAD 3.6.
There are also types of transactions that don't involve an appraisal being submitted through this system at all.
In other words, don't assume that every appraisal on every home in Michigan suddenly changes overnight on November 2.
What November 2 represents is a major industry transition toward the new standard.
What Can You Do to Keep Your Transaction Moving?
For buyers and sellers, the best strategy is actually pretty simple: be prepared and communicate.
Sellers should provide accurate information about their property and major improvements. Buyers should stay responsive to their lender and provide requested documentation quickly. Both sides should make sure the appraiser can access the property when needed.
And perhaps most importantly, work with professionals who understand that getting a home under contract is only part of the job.
There are a lot of moving pieces between an accepted offer and a successful closing—financing, inspections, title work, appraisal, repairs, documentation and deadlines—and changes within any one of those areas can affect the transaction.
Buying or Selling in Southwest Michigan?
Real estate rules, lending requirements and industry standards are always evolving. You shouldn't have to keep track of every acronym or policy change yourself.
That's part of our job.
At The Mulder Group, we help buyers and sellers throughout Southwest Michigan understand what is happening at every stage of their transaction, what actually matters to them and what we can do next to keep things moving toward the closing table.
Whether you're thinking about selling, preparing to buy or simply wondering what your next move should be, we're always happy to start with a conversation.
Have questions about buying, selling or what your home may be worth in today's Southwest Michigan market? Reach out to The Mulder Group and let's talk about your next move.
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