New 2026 Appraisal Report: How Sellers Should Prepare

By Megan Luker  |  October 10, 2026

Fix the small visible repair issues before the appraiser puts them on record. A broken handrail. A trip hazard. A piece of missing flashing. On the old appraisal forms, those were one buried sentence. Starting November 2, 2026, each gets its own line — with a recommended action and an estimated repair cost that rolls into a total your buyer's lender reads.

Fannie Mae and Freddie Mac are replacing those forms with one new report that records far more about your home. Below are the six steps I give sellers in Virginia Beach and Hampton Roads before the appraiser arrives — plus the one line nobody is allowed to cross.

What Changes on November 2, 2026 — and Which Loans It Covers

On November 2, 2026, Fannie Mae and Freddie Mac retire the old numbered appraisal forms and replace them with one new report. The change that matters most to a seller: each defect the appraiser sees gets its own line with a recommended action and an estimated repair cost, and the report totals them. Hear the rule change at 0:16.

Your buyer's lender reads that list. It can affect what the lender requires before closing, and it can come up in all of the negotiations. If the appraisal comes back subject to repairs, those repairs have to be completed and verified according to the lender's requirements. Start at 0:00.

Which Loans This Actually Applies To

The November 2 date applies to conventional loans sold to Fannie Mae and Freddie Mac. I filmed this in October 2026, and as of then, FHA, VA and USDA had not set a mandatory date of their own. Here is the part sellers miss: you do not get to pick your buyer's loan type. So get the home ready either way, and ask your lender which report applies. See the loan-type breakdown at 2:21.

Step 1: Fix the Small Visible Repairs First

Fix the visible repair issues before the appraiser puts them on record. A broken handrail, a trip hazard, missing flashing — on the old forms those were a sentence. Now each is a line item with a dollar figure attached, rolled into a total a lender and a buyer both read. Jump to Step 1 at 1:29.

So walk your home this week, inside and out, and write down every small thing that is broken, loose or missing. Then decide with your real estate agent what to address before the appraisal. Some you will fix; some you will price in on purpose. The point is that you choose.

Steps 2 and 3: Get Your Roof Age and Update Years on Paper

Step 2: Find Your Roof Paperwork

Do you know when your roof was replaced, and can you document it? Find that receipt or permit — the new report records the estimated age of your roof. Put it in one folder; you will add to it in the next three steps. Jump to the roof step at 2:51.

Step 3: List Your Updates With the Year Next to Each One

Start with your kitchen and every bathroom: what was done, and when. The report asks whether each of those rooms was updated and how long ago. Then add the age of your heating and air system, your water heater, your windows, and any electrical upgrades. With solar panels, find the paperwork showing whether you own or lease them. If you converted a garage or porch into living space, find the permit. See the full update list at 3:18.

That list earns its keep because the report rates your kitchen and bathrooms separately — an updated kitchen scores on its own, and so does a dated bathroom.

Step 4: Know How Your Square Footage Will Be Measured

Finished space and counted living area are not always the same thing. Fannie Mae's measuring rule says finished space needs a ceiling at least 7 feet high. In a sloped-ceiling room, at least half of the finished floor area has to sit under a ceiling of 7 feet or higher, and no part of that finished area can have a ceiling lower than 5 feet. Jump to the square footage rules at 4:31.

The rule is not new; where it shows up is. Space that does not meet it is now listed separately from your main living area, so the appraiser's living area may not match your listing or your tax record. If you have a finished attic, a Cape Cod, or any low or sloped ceiling, tell your real estate agent before you list. Hear the short version at 7:54.

Step 5: Pull Your Storm, Flood and Waterfront Documents

This step is for those of us on the coast, and it lands hardest here in Virginia Beach and Hampton Roads. The new report asks about storm and flood features, so write down what your home has: flood vents, impact-resistant windows, storm shutters, a generator. See the coastal and waterfront step at 5:44.

If your home is on the water, the report also asks about your access rights, your dock rights and your water frontage. Find the deed or permit showing those, plus a recent survey. None of it is paperwork you can produce the morning of.

Step 6: Put It On One Page — and the Line Nobody Crosses

The One-Page Appraiser Sheet

Put it all on one page and have your real estate agent hand it to the appraiser, before or at the inspection. That page lists each improvement and the year it was done, with receipts or permits attached, and your agent can add recent comparable sales. Then unlock everything on appraisal day: the appraiser photographs the kitchen, every bathroom and every bedroom, so have the attic and any outbuildings open too. Jump to the one-page sheet at 6:17.

If Something in the Report Looks Wrong

Here is the line nobody can cross: no one may pressure an appraiser toward a certain number, and once the report is delivered, questions about the valuation go through the lender. If something looks wrong, the buyer asks the lender for a reconsideration of value before the loan closes — pointing to something specific, like an omitted comparable sale, a missed feature, or a math error. Hear the reconsideration rules at 7:00.

Your Seller Action Plan Before the Appraiser Arrives

Listing next month or two years out, you are not too early.

1. Fix the small visible repairs. Walk the home this week and decide with your agent what gets addressed.
2. Gather your receipts and permits. Roof age, update years, systems, solar ownership, permits for converted space — one folder.
3. Know how your square footage will be measured. Sort out finished attics and sloped ceilings before you list.

Deciding whether to sell or rent on orders? I covered that in PCS Orders? Why You Might Want to Sell Your Virginia Beach Home. If your home is waterfront or in a flood zone, the Step 5 documents overlap with Virginia Beach home insurance for PCS buyers.

The Questions I Hear Most About the New 2026 Appraisal Report

How should I prepare my home for the new 2026 appraisal report?

On November 2, 2026, Fannie Mae and Freddie Mac replace the old appraisal forms with one new report that lists each visible defect with a recommended action and an estimated repair cost. Fix the small visible repairs, document your roof age and every update by year, and know how your square footage will be measured before the appraiser arrives.

Does the new appraisal report apply to VA loans?

The November 2, 2026 date applies to conventional loans sold to Fannie Mae and Freddie Mac. When I filmed this in October 2026, FHA, VA and USDA had not set a mandatory date of their own. You do not get to pick your buyer's loan type, so prepare either way and ask your lender which report applies to your sale.

What happens if my appraisal comes back subject to repairs?

Those repairs have to be completed and verified according to the lender's requirements, which can mean another inspection and a completion report. A water heater that is not working is the easy example: a small repair you skipped turns into a second visit, which is why the visible items come first.

Why might the appraiser's square footage not match my tax record?

Finished space and counted living area are not always the same thing. Fannie Mae's measuring rule says finished space needs a ceiling at least 7 feet high, and in a sloped-ceiling room at least half of the finished floor area has to sit under 7 feet or higher, with no part lower than 5 feet. Space that does not meet that rule is now listed separately from your main living area.

Can I challenge the appraised value if something looks wrong?

No one may pressure an appraiser toward a certain number, and once the report is delivered, questions about the valuation go through the lender. The buyer asks the lender for a reconsideration of value before the loan closes, pointing to something specific: a comparable sale left out, a feature missed, or a math error.

One Virginia Beach seller had her home under contract in under 24 hours, above asking price — because it was ready before anyone walked through the door.

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