If you’re thinking about putting your home on the market after Nov. 2, 2026, here’s one item to add to your pre-listing checklist: Start gathering information about your house now.
As I discussed recently, the appraisal world is changing. Beginning Nov. 2, Fannie Mae and Freddie Mac will require the new UAD 3.6 appraisal format for new appraisal reports submitted through their system. The new report captures considerably more structured information about a property. For sellers, that means knowing the details of your home – and being able to document them – may make the appraisal process much smoother.
Think about the questions we routinely encounter: How old is the roof? How old is the plumbing? When was the electrical system installed or updated? When was the HVAC replaced? What year was the kitchen remodeled? Were additions permitted? Is there 220-volt electrical service? What energy-efficient improvements have been made? If you have solar, what are the details?
The age of the plumbing and electrical systems are particularly important details to know. In our mountain communities, where many homes have been standing for decades and improvements may have happened under several different owners, determining when those systems were installed or substantially updated may take a little detective work. That is much easier to do before you list than while you’re in escrow with an appraisal deadline looming.
Doing this homework early can help when determining your list price. The more accurate information your agent has about the home’s major systems, permitted improvements and upgrades, the better the picture they have when comparing your property with recent sales and developing a pricing strategy.
Much of this information overlaps with questions California sellers already answer in their Transfer Disclosure Statement (TDS) and Seller Property Questionnaire (SPQ).
This is one area where your real estate agent shouldn’t simply fill in the blanks for you. These are facts about your property and, in many cases, seller disclosure information. Your agent can explain what information is being requested and help organize what you provide, but the seller needs to supply the facts and supporting documentation.
“I don’t know” may be a perfectly honest answer when you truly don’t know something. But when the answer is reasonably verifiable, doing a little homework before listing could be well worth the effort.
An appraiser is not a home inspector and cannot open walls or perform invasive investigations. Without reliable information, the appraiser has to report and analyze the property based on what can be observed and supported.
Nobody wants to negotiate a great offer only to be surprised by an appraisal that comes in below the contract price. A low appraisal can mean renegotiating the price, the buyer bringing additional cash to closing, challenging the appraisal, or potentially putting the transaction at risk.
So, if selling is somewhere on your 2026 or 2027 calendar, start building your “house file.” Find the roof invoice. Look for records showing when the plumbing or electrical systems were updated. Locate permits for that addition. Dig out the HVAC receipt and solar paperwork. Track down documentation for major improvements.
A little homework now could help you price more intelligently, answer questions more confidently, avoid surprises later and make the road from listing to closing a whole lot smoother.
Theresa Grant is a real estate broker and columnist covering Lake Arrowhead, Crestline, Running Springs, and the surrounding mountain communities. Reach her at (909) 442-1345 visit www.HomesInLakeArrowhead.com, and follow her on social media @TheresaGrantRealtor. Theresa is a Broker Associate with REAL Broker Technologies. DRE#01202881.
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