What Changed in November 2026 Home Appraisals for Colorado Buyers and Sellers?

Which date counts if you are already under contract?

The date to ask about is when the lender first submits the report to the Uniform Collateral Data Portal. A buyer could apply for a loan in October, go under contract before Halloween and still receive the new report if the first submission happens November 3. The contract date, mortgage application date and day the appraiser visits do not determine the format.

There is a temporary exception. A lender with approval from the applicable agency can continue making initial submissions in the older UAD 2.6 format through May 19, 2027. If two neighbors receive different-looking reports this winter, both reports could be appropriate. Your lender can confirm which applies.

What will you see in the new report?

The Uniform Appraisal Dataset (UAD) is the standard for recording property information. Version 3.6 replaces a set of legacy forms with a redesigned Uniform Residential Appraisal Report (URAR). Its sections adapt to the property. A condo and a detached house can use the same framework while showing different details.

For example, picture two Littleton homes advertised with the same total finished square footage. One has most of that space upstairs. The other has a finished walkout basement. When you read the report, look for how the appraiser described those spaces, which recent sales they selected, and how they explained the differences. A finished basement can matter to buyers, but the reporting change assigns it no automatic dollar premium.

What I would gather before the appraisal visit

For a seller, I suggest a one-page property history. For each significant update, list what changed, the year the work was completed, and which records you have. “Furnace replaced in 2023, invoice available” gives the appraiser more to work with than “updated mechanicals.” For a foothills property with a detached workshop, include its dimensions, heat source and any available permits. Label estimates clearly.

Share that summary through your agent and make the spaces accessible for the visit. A receipt documents work and cost. The appraiser still weighs comparable sales and market evidence when deciding how much buyers value that improvement.

What I would ask my lender as a buyer

Ask which appraisal or valuation option your loan calls for, when you can expect the report, and how that fits your contract deadlines. The November mandate governs appraisal reporting for the applicable Fannie Mae and Freddie Mac loans. For FHA, VA or USDA financing, ask about your specific program.

When the report arrives, check the property facts before focusing on the final number. If the report describes an unfinished lower level and you toured a finished one, flag the exact passage and send supporting information to your lender. If you disagree with the value, ask the lender how its reconsideration process works and discuss your contract options with your agent while deadlines are still open.

Take the checklist to your lender conversation

My appraisal change guide includes a visual overview and a printable two-page checklist. Use it to record which format your lender expects, what documents you can supply and when you need to review the report.