If you're selling or buying a home in Elk Grove or Sacramento this winter, there's a quiet change happening behind the scenes that's worth knowing about: the home appraisal itself has been redesigned. It may not be the first thing you think about when planning a move, but understanding the change can help you prepare for an important part of the lending process.Fannie Mae and Freddie Mac's new appraisal form, called UAD 3.6, began rolling out on Nov. 2. FHA has adopted it as well, though it hasn't set an implementation date yet, and VA and USDA haven't decided. The old forms were about twenty years old. The new one replaces several of them, including the familiar 1004, 1025, 2055 and 1073, with a single form for single-family homes, condos, manufactured homes and 2-4 unit properties.Not every lender or appraisal software company is ready, so Fannie Mae has issued a temporary exception. For a while, you'll see a mix of old and new reports. That means your experience may depend on the lender handling your loan. Rather than assuming every transaction will follow the same process, ask your lending team what to expect for your particular purchase.More detail, not an automatic priceLocal appraiser Ryan Lundquist of the Sacramento Appraisal Blog walked through the changes this week. The big shift is detail. Appraisers now check boxes on condition and quality for the exterior and for individual rooms like kitchens, baths and bedrooms. There are new fields for estimated roof age, ceiling height, converted space, accessory dwelling units and outbuildings.One appraiser he quoted, Joe Lynch, estimated that reports jump from roughly 190 data points to more than 900. That's a substantial change in how information is recorded. But the appraisal is still an appraiser's opinion of value. A more detailed form does not mean a checklist automatically determines what your house is worth, or that every improvement translates into a matching increase in value. The information is simply being reported in a more organized way.Appraisers expect longer inspections, longer turn times, possibly higher fees, and more questions about the home and comparable sales during the initial transition. Those are possibilities to plan around, not promises that every appraisal will be delayed or cost more.My advice for sellersStart a simple list of every improvement you've made and the year you made it, from the roof, windows and HVAC to flooring, kitchens and baths. Describe what was done and where it was done. Keep the description straightforward so your agent can understand the work and communicate it accurately.Share that list with your agent so the relevant details can be included in the MLS listing, along with plenty of good photos. The goal isn't to tell the appraiser what value to reach. It's to make it easier for the appraiser to understand and fairly evaluate your home's condition without overlooking information you could have provided.Because I also own InnovaBuild, a licensed general contractor, I help my sellers document upgrades the way appraisers now need to see them, and discuss which small fixes are worth doing before listing. Thoughtful preparation is more useful than scrambling to remember the details when the appraisal is already underway.My advice for buyersBuild a little extra time into your plan. Ask your agent whether your appraisal contingency should be a few days longer than usual, and coordinate that discussion with your lender. The right timeline depends on your transaction, so don't assume a longer period is always necessary or available.Don't be surprised if the appraiser asks extra questions. More detailed reporting means more information may be needed. Staying organized and keeping communication open with your agent and lending team can make that part of the process less stressful.Thinking about selling or buying in Elk Grove or Sacramento? I'm happy to walk you through what to prepare and how the appraisal fits into your overall plan.Anna Chi Huang | REALTOR® | The Superior Realty Group, brokered by eXp Realty | DRE# 01851808Source: Sacramento Appraisal Blog (Ryan Lundquist), "Freaking out over the new appraisal forms," Nov. 5, 2026: https://sacramentoappraisalblog.com/
Anna Chi Huang
REALTOR®
Area served: Sacramento, CA, Elk Grove, CA, Roseville, Placer County, CA, Folsom, Sacramento County, CA, Rancho Cordova, Sacramento County, CA, Citrus Heights, Sacramento County, CA, Sacramento County, CA, Stockton, San Joaquin County, CA
Expertise: Fix-and-Flip Investor, Tech Relocation, International Buyers, New Construction
