If your appraisal seems to be taking forever right now, it's not you. The whole industry is going through a system change at the same time.
What's actually changing
Starting November 2, 2026, every appraisal on a loan sold to Fannie Mae or Freddie Mac has to use a new format called UAD 3.6. It replaces the old forms with one redesigned report that adjusts to the property type. (Fannie Mae, Freddie Mac & Fannie Mae announcement)
Your home's value isn't changing. Industry guidance describes it as a change in how the appraisal is reported, not how value is determined.
Why it may feel slow
Your appraiser isn't dragging their feet. They're learning new software and a new report in real time, on your file, with a deadline coming. In a survey of about 900 appraisers, 63% expected longer turn times, most by one or two days. Another 34% expected no change, and about half expected fees to go up. (CSS survey)
That's what appraisers expect, not a promise for your appraisal. But if you're closing in the next few weeks, expect some extra time and maybe a few extra questions from your appraiser.
One wrinkle
On September 30, Fannie and Freddie announced a one-time exception for lenders who aren't ready by November 2. Those lenders have to request it, and then they can keep using the older format through May 19, 2027. UAD 3.6 is mandatory for everyone from May 20, 2027. So which format your appraisal uses may depend on your lender. (Lender Letter LL-2026-08, joint announcement)
It also only applies to loans sold to Fannie or Freddie. Cash deals and loans outside that system aren't covered, so ask your lender what applies to you.
The upside
The new report is built with consumers in mind: plain-English descriptions instead of shorthand codes, and one standardized report instead of a different form for every property type. Once everyone's past the learning curve, appraisals should be easier to read and more consistent.
We're just not there yet.
What to do in the meantime
Buyers - Ask your lender which format applies and how long they expect the appraisal to take. - Ask them to order the appraisal early, and build extra cushion into your contingency and closing date.
Sellers - If your buyer is financing, expect the appraisal to possibly take a bit longer. - Have a list of recent updates, upgrades and permits ready for the appraiser. - A slower appraisal isn't a sign the deal is in trouble.
A little patience now goes a long way, and it should smooth out once everyone's had their ten reps. 😉 If you're buying or selling this fall and want to talk through your timeline, reach out to The Spencer Team.
*This post is general information, not lending advice. Your lender can confirm which requirements apply to your loan.*
