If you’re buying, selling or refinancing a home in Washington, there’s a change that is taking place with appraisals. Starting November 2, 2026, Fannie Mae and Freddie Mac are requiring a completely redesigned appraisal report for conventional loans. It’s the biggest change to how appraisals are documented in decades. However, it doesn’t change how your home’s appraised value is determined.
What’s changing
- One report replaces the old forms. The familiar forms, such as the 1004 for single-family homes and the 1073 for condos, are being retired. They are replaced by one flexible report, the Uniform Residential Appraisal Report (URAR), built on a data standard called UAD 3.6. Its length and content adjust to the property type.
- More detail about the home. The appraiser records levels, rooms, improvements, amenities and site features in more detail, and the report spells out which photos are required.
- Square footage is reported in more categories. Instead of one living-area number, the appraiser enters up to six: finished, finished “nonstandard” and unfinished space, each above grade and below grade, following the ANSI Z765 measurement standard. Finished basements get their own line, so the report may not match your MLS listing or county records.
- Low ceilings are “nonstandard.” Finished space with ceilings under 7 feet (but above 5 feet), common in attics, bonus rooms and some basements, is reported separately. In the agencies’ examples it is left out of the total finished square footage. It still appears on the sales comparison grid, and how it affects value is the appraiser’s judgment.
- ADUs get their own fields. An ADU is reported separately from the main home, including whether it has interior and exterior access or exterior-only access. Attached garage space is not part of the area breakdown.
What isn’t changing
- The appraiser’s independent opinion of value still rests on comparable sales and market analysis.
- Appraisal contingency language is unchanged.
- If an appraisal comes in below the contract price, the options are the same as before: renegotiate, request a reconsideration of value, bring additional cash to closing, or walk away if your contract allows. Call your loan officer right away.
Which loans are affected
| Loan type | Status |
|---|---|
| Conventional (Fannie Mae and Freddie Mac) | Required for appraisals submitted on or after November 2, 2026 |
| FHA | Optional adoption is open; no mandatory date set |
| VA and USDA | No timeline announced |
| Jumbo and portfolio | Follow each investor’s rules, so ask your loan officer |
The lender’s submission date decides it. The deadline depends on when the lender (or its appraisal management company) submits the report to Fannie Mae and Freddie Mac’s portal, not the contract date, the order date or the appraisal’s effective date. That step is separate from underwriting. An appraisal finished in late October but submitted in November must use the new format. If your closing is close to November 2, ask your loan officer when your report is expected to be submitted.
Lender readiness can vary. Some lenders already order the new format, and Fannie Mae and Freddie Mac let lenders that need more time request a temporary exception to keep submitting the old format through May 19, 2027. Ask your loan officer where your lender stands.
What this means for your closing timeline
Appraisers are learning new software and entering more data this fall, so some appraisals may take a bit longer at first. Turn times will vary by appraiser and market, so ask your loan officer for a realistic estimate before you set or extend any dates in your contract. If you are under contract near November 2, talk with your loan officer early. A longer report that looks unfamiliar is not a sign of a problem with your file.
What to have ready
- Dated records of improvements: permits, invoices, contractor names and scope. “Kitchen remodel completed June 2024” is more useful than “updated kitchen.”
- Details on any ADU, addition or outbuilding: permits, square footage and build dates.
- Accurate listing details: the report asks for more detail, so check that your square footage and room counts match the home.
- A heads-up about square footage: the numbers on the report may not match the MLS or county records, especially for finished basements, attics and bonus rooms.
- Time: the appraiser’s visit may run longer, with more photos and documentation.
- The basics: working smoke alarms and CO detectors are always worth checking before an appraisal.
FAQs
Will this change my home’s appraised value? No. It changes how information is collected and reported, not how value is determined. More detail in the report does not automatically mean a higher value.
Does this affect FHA or VA loans? Not yet. The November 2 deadline covers conventional loans sold to Fannie Mae and Freddie Mac. FHA has optional adoption but no mandatory date, and VA and USDA have not announced timelines.
What if the appraisal is done before November 2 but submitted after? It must use the new format, because the lender’s submission date controls.
Read: Appraisal Guide for Washington State
Updated October 2026
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