Appraisal Rules Are Changing — Here's Exactly What Homeowners Need to Do

I filled out my share of appraisal forms over decades as an appraiser.  The changes coming now are going to ask more of homeowners. Here's what to prepare for now instead of when an appraiser is asking for details you don't have readily available.  

It's not something to panic about, but knowing what to pull together, and what to consider before you list your home, is worth your time.

What's Actually Changing

Fannie Mae and Freddie Mac are retiring the appraisal forms we've all used for decades and replacing them with one new, far more detailed report — starting November 2, 2026, mandatory for all conventional, Fannie- and Freddie-backed loans. Instead of one generic template, appraisers will ask for specifics the old forms never touched: system ages, permit records, room-by-room and interior-vs-exterior condition, instead of a quick walkthrough impression.  FHA, VA, and USDA loans will likely run on a separate, unconfirmed timeline that will be published in the future.

More boxes to fill in — not a harder grade

To be clear: none of this means your home is about to get judged more harshly. It means the appraiser has more specific boxes to fill in, and the easiest way to help them fill those boxes in your favor is to have the answers ready instead of chasing down the details during a time-sensitive transaction. A few examples of what's newly front-and-center:

• Interior and exterior condition, reported separately. A home with a beautifully updated kitchen but an aging roof used to get blended into one overall condition rating. Now those get pulled apart — which means each piece matters more on its own.
• System ages and specifics — HVAC, water heater, roof, windows, electrical panel (including amperage), and plumbing material, wherever that information is knowable.
• Permitted work. Additions, finished basements, and major renovations now come with a more direct expectation that permit status gets documented, not just described.
• Newer features that never had a clean home on the old forms — accessory dwelling units, solar installations, EV chargers, smart thermostats, energy efficiency upgrades.

Which brings me to the part where your file cabinet becomes genuinely useful.

The paperwork question I'd be asking regardless of the timeline

Even without a new appraisal form, I'd tell you this: a renovated kitchen, a finished basement, a new roof, or an upgraded HVAC system adds real value to your home's story — but only if you can back it up. Buyers, lenders, and now appraisers under the new system are all going to want more than what they can see on a walkthrough. They'll want to know when the work was done, who did it, and whether permits, warranties, or service records exist.

Start with a simple list of every improvement you've made since you bought the house: additions, finished basements, converted garages, roofing, windows, HVAC, electrical or plumbing work, built-ins, structural changes, kitchen and bath renovations — anything that changed the home's layout or finished living space. Don't leave DIY projects off the list either; buyers and appraisers alike will still have questions about who did the work, when, and with what materials.

For each one, three things are worth writing down:

1. The approximate completion date
2. The contractor or tradesperson involved (or "DIY" — just say so)
3. A short description of the work

From there, match each project to its permit history where one applies. The original permit shows the work was registered with the local authority; the final approval or completed inspection confirms it was actually signed off. If you can't find your copies, your local building or planning department can usually pull the property's permit history — and your agent can help you figure out which department to call and what to ask for.

It's also worth a quick gut-check against your public property record: does the finished square footage, bedroom and bathroom count, and any additions or accessory spaces on file actually match your home as it exists today? Better to catch a mismatch now, with time to sort it out, than to have it surface as a question during a transaction.

What buyers (and appraisers) actually value beyond the permit

Permits are one piece of the file. Beyond that, gather anything you still have: receipts, contractor contact information, renovation plans, product specs, appliance manuals, transferable warranties, and service histories. These are what answer the specific questions, like when was the roof replaced, what flooring is installed, is a system still under warranty, instead of leaving everyone to guess. Before-and-after photos are especially useful for anything involving structural work or a layout change, and even small details like paint names or replacement-part numbers are more useful than they sound.

If you're missing some of this, and most people are, don't let that stop you. Write down what you do know: approximate date, who did the work, materials used, whatever documentation you still have. Flag any unpermitted work or known deferred maintenance to your agent early, too. A plan beats a surprise every time, and there's no version of this where hiding it works out better than addressing it upfront.

Your head start, in one place

You don't need a huge binder. You need one simple, organized record — a digital folder, divided by project, each one holding a short description, completion date, permits and approvals, invoices, warranties, contractor contact info, manuals, photos, and any maintenance notes.  When someone asks when the roof was replaced or whether the water heater is still under warranty, you hand over an answer instead of piecing one together on the spot.   I've linked a Checklist at the bottom to help.

Getting this together six to nine months before you list means none of it is an emergency later, and it will be ready when you list your home or need an appraisal. The appraiser has what they need, and the transaction moves instead of stalling while you hunt for a receipt. 

A quick, honest caveat

The dates and details here reflect the official Fannie Mae and Freddie Mac timeline as of late August 2026.  The November date is the mandatory date for the new form, but some lenders could require it anytime.  

Questions?

If you're not sure where to start, what's worth fixing before you list, or you'd just like a second set of eyes on your home before you decide,  reach out. I'm always happy to walk through it with you.