If you are buying or selling a Hawaii home this fall with a conventional loan, there is a deadline you probably have not heard about: November 2, 2026. That is the day Fannie Mae and Freddie Mac fully switch to a new appraisal reporting standard called UAD 3.6. It does not change how a home is valued, but it can affect timing on deals that close right around the switch, especially while mortgage rates sit above 7%.
What is changing on November 2
Fannie Mae and Freddie Mac are retiring the familiar appraisal forms, including the standard single-family and condo reports, and replacing them with one dynamic report that adjusts to the property type and loan. Instead of a mostly narrative write-up, appraisers will submit more structured, data-driven information, including details like energy features.
The important point is that appraisers still use the same professional judgment to arrive at value. This is a change in how data is collected and delivered, not a new formula for pricing your home or condo.
Who is affected, and who is not
The deadline applies to conventional loans sold to Fannie Mae and Freddie Mac. FHA has opened optional use of the new format but has not set a mandatory date. VA and USDA have not announced timelines. If you are using a government-backed loan, your appraisal may look different from a conventional one on a similar property for a while, so ask your lender which standard applies to your file.
The cutoff is based on when the appraisal is submitted to the government portal, not your contract date or the appraisal's effective date. That matters for any conventional deal that straddles early November.
How it can affect your Hawaii deal
Expect appraisers to spend a little more time at the property early in the transition, and expect lenders to ask for more complete property details when they order the report. Hawaii closings already have plenty of moving parts, from condo documents and AOAO paperwork to leasehold questions on Oahu, so a slightly slower appraisal can tighten a thirty-day escrow.
For sellers, accurate listing information matters more than ever. Square footage, bedroom and bath counts, upgrades, and permitted improvements should be correct before the appraiser arrives. For buyers, build a little extra cushion into your closing date if your lender plans to order the appraisal in late October.
What to do now
Ask your lender which appraisal format your loan will use and when the report will be submitted. Keep your contract timelines realistic if you are closing near November 2. Gather receipts and permits for recent renovations, and make sure the home is easy to access on appraisal day.
With the Fed raising rates in September and most forecasts keeping 30-year rates in the high 6% to low 7% range through year-end, there is not much room for avoidable delays. A prepared buyer and a well-documented listing will get through this change without drama.
If you have a purchase or sale in progress on Oahu or elsewhere in Hawaii and want to talk through timing, reach out and we can map out the closing timeline together.