REVOLVE REAL ESTATE

Home appraisals are changing

What NEPA buyers and sellers should expect  |  By Revolve Real Estate  |  October 13, 2026

If you are buying, selling or refinancing a home in Northeastern Pennsylvania, your next appraisal report may look different. A redesigned residential mortgage appraisal report is being introduced, with more detailed property information and clearer reporting of the features behind the appraiser’s opinion of value.

For homeowners, the useful preparation is straightforward: know what improvements were made, make the required areas accessible, and confirm the lender’s timing early.

What is changing

Fannie Mae and Freddie Mac are moving to Uniform Appraisal Dataset 3.6, usually called UAD 3.6. It is the standard for organizing and delivering appraisal information. The report built around it is the redesigned Uniform Residential Appraisal Report, or URAR. Instead of selecting among several familiar forms, the report adapts to the property and assignment. [1]

The November deadline has an important exception

November 2, 2026 remains the mandate for new appraisal submissions for applicable Fannie Mae and Freddie Mac loans. But a September 30 announcement allows lenders that obtain a temporary exception to continue submitting new old-format reports through May 19, 2027. It is not an extension for every lender. [2–3]

This is why two buyers may receive different report formats during the transition. The initial submission date controls—not when the purchase contract was signed. Your lender can confirm the format for your loan. [1]

Sellers should expect more property documentation

For an appraisal that includes applicable interior reporting, the photo requirements include all kitchens, bathrooms and bedrooms, main living areas, and relevant basement spaces and recent updates. Additional photos depend on the property and assignment. Put private papers away and coordinate access with your agent. [5]

The appraiser will record more specific information about individual kitchens and bathrooms, including the extent and timing of updates. Before the appointment, write down what was replaced and approximately when. “New counters and appliances in 2021; original cabinets retained” is more useful than simply saying “updated kitchen.” If you do not know a date, say so. [4]

Square footage may be easier to understand

The new report distinguishes finished above-grade space, finished below-grade space, unfinished space and certain nonstandard finished areas. For example, a finished basement is reported separately from above-ground living space. That distinction does not mean it has no value. [6,8]

This is particularly useful when an older home has attic rooms, additions or converted space. Fannie Mae’s ANSI measurement requirement began in 2022; the November transition is not the start of that measurement standard. [10]

Will this lower my value or delay closing

The new reporting format does not automatically raise or lower a home’s appraised value. The appraiser still develops an independent opinion using the property and relevant market evidence. More detailed reporting may help explain that conclusion. [8]

Extra documentation and the learning process may affect some appointments or turnaround times. There is no universal additional fee or fixed delay caused by the rollout. Ask your lender for the current quote, report-delivery estimate and review timeline.

Does every transaction use the new report

The November GSE mandate is not a universal rule for cash sales, commercial transactions, land-only appraisals or loans a bank retains. FHA began allowing broad optional use on October 1, 2026 but has not announced its mandatory date. VA and USDA timelines should be confirmed separately. [1,9]

Some eligible mortgages may use alternative valuation processes. Your lender determines what is required for your loan; the new format does not itself guarantee an appraisal waiver. [8]

How to prepare now

·       Sellers: Make a brief improvement history and arrange access to the required rooms and structures.

·       Buyers: Ask which appraisal format your lender will use, what it costs, and when the report and review should be complete.

·       Everyone: Review property facts and appraisal conditions early so there is time to address questions before closing.

At Revolve Real Estate, we can help you organize property information and coordinate with your lender so you understand what to expect. If you are planning a move in Scranton, Dunmore or the surrounding NEPA communities, contact our team at revolvepa.com.

Information current as of October 13, 2026. Loan program and lender requirements vary.