Appraisal Changes: RI, MA & CT
Quick answer
By Alexander Parmenidez, Broker Associate · Coldwell Banker Realty · Updated November 3, 2026
What changed in the appraisal format?
The new report collects more structured detail about the property instead of narrative comments. The condition scale (C1–C6) and quality scale (Q1–Q6) stay, but the definitions are clearer, and the inside and outside of a home can be rated separately. Kitchens and bathrooms get their own details: what was updated, when, and the current condition.
What this means for you: the condition of the home and the paper trail behind your updates matter more than before.
Who does the new format apply to?
It applies nationwide to loans sold to Fannie Mae and Freddie Mac, so it affects buyers and sellers in Rhode Island, Massachusetts and Connecticut alike. Cash purchases aren't affected, and FHA, VA and USDA loans follow their own timelines. Lenders could also request a one-time exception to keep using the old format through May 19, 2027.
What this means for you: the format depends on your lender, so ask early.
What are people seeing in the first days?
Here in Rhode Island, I talked with a local appraiser and a local loan officer, and they see it differently.
- The appraiser says the new report is much more work, with some appraisers spending 15 to 20 hours on a multifamily. She reports buyers paying roughly $700 for a single-family and $900 for a multifamily, and some appraisers turning down orders.
- The loan officer hasn't seen price changes or delays yet. His first report came back in a few days, clear and clean. He expects Rhode Island Housing may be slower, and says nobody will be an expert until we have a couple of months of reports.
What this means for you: don't assume the worst or the best. Plan for a longer timeline and a possible higher fee, and ask your lender for the actual quote and turn time.
Do flippers need receipts for the appraiser?
The appraiser I spoke with doesn't ask for receipts, and nothing I found in the official guidance requires them or requires a permit review. If an investor mentions what he spent, she may note it in her comments. A full renovation down to the studs within 36 months can support a higher condition rating (C2), while a partial update reads closer to C3.
What this means for you: keep records of scope, dates and photos, but don't expect the appraiser to ask for every invoice.
What should you do now?
- Ask your lender three questions: which format they use, the expected fee, and the expected turn time.
- Gather your improvement records.
- Add buffer time to your appraisal and closing dates.
- Check back in a few months, when the picture will be clearer.
About Alexander Parmenidez: Broker Associate with Coldwell Banker Realty, licensed since 2013, 275+ closings, licensed in Rhode Island, Massachusetts and Connecticut. Read more.
Sources: Fannie Mae and Freddie Mac exception notice, UAD 3.6 timeline, Condition and quality definitions, Inspection and reporting tips, NAR.
Frequently Asked Questions
What changed with home appraisals on November 2, 2026?
Fannie Mae and Freddie Mac now require a new appraisal format, called UAD 3.6, for the loans they buy. The report captures more structured detail about the home, including interior and exterior condition and kitchen and bathroom updates. The familiar condition and quality scales stay the same.
Does the new appraisal format apply to every purchase?
No. It applies to loans sold to Fannie Mae and Freddie Mac. Cash purchases are not affected, and FHA, VA and USDA loans follow their own timelines. Lenders could also request a temporary exception, so ask your lender which format they use.
Will the new appraisal cost more or take longer?
It may. Early reports are mixed, with some appraisers describing more work and higher fees and some lenders seeing no change yet. Ask your lender for the current fee and expected turnaround, and add buffer time to your contract.
Do sellers or investors need to give the appraiser receipts or permits?
Not according to the official guidance I reviewed, and the appraiser I spoke with does not ask for receipts. Organized records of updates, dates and scope still help the appraiser understand the home, so keep them ready.
What should sellers do before an appraisal?
Gather dates and records for major updates, fix obvious deferred maintenance, and confirm that additions, converted areas and extra units are properly documented. Then talk with your agent about which items are worth addressing before you list.
Questions about your appraisal?
Let's talk it through.
A 30-minute call covers how the new format affects your purchase or sale, what to ask your lender, and how to prepare your records. You work directly with Alex from the first call to closing.
Schedule a callEnglish or Spanish · Call or text 401-426-4857 · Contact form
196 Waterman St, Providence, RI 02906 · C: (401) 426-4857 · O: (401) 351-2017 · [email protected] · alexparmenidez.realtor
Check out this article next
Cómo Vender una Casa en Rhode Island si Vive en Otro Estado
Puede vender una casa en Rhode Island mientras vive en otro estado si trabaja con un agente inmobiliario local,
Read Article
