Appraisal Changes = Client Confusion (Here’s How to Lead)

Here’s the truth:

nothing rattles a deal like an appraisal. And now, with recent changes rolling out, both agents and clients are scratching their heads.

If you want to stand out as a pro, you don’t wait until the report lands on your desk. You prepare your clients before the appraiser ever steps foot in the home.

What’s Changed
Two of the biggest adjustments you need to know:

1. ANSI measurement standards are now the rule, not the exception. Square footage is being measured differently in many markets, which means homes may appraise smaller (and therefore lower) than expected.

2. Condition and quality definitions are tightening. Appraisers are working with a stricter checklist that can shift how updates, repairs, and finishes are valued.

When Does It Take Effect?

UAD 3.6 Rollout: Starting September 8, 2025, lenders can use the new appraisal dataset. January 1, 2026, it’ll be adopted by most appraisers and become normal practice. On November 2, 2026, it becomes mandatory and old forms go away.

Why It’s Happening

• Consistency: ANSI stops the square footage mismatch between MLS, tax records, and appraisers.

• Clarity: Stricter condition and quality rules make reports easier to understand.

• Modernization: New forms adapt to each property type instead of one-size-fits-all.

• Speed: Cleaner data means fewer corrections and fewer delays.

Why It Matters for Your Clients

• Buyers: A home they love might “feel” bigger than it appraises. Prepare them for the surprise so they don’t panic if the report doesn’t match the listing square footage.

• Sellers: They may believe their upgrades are worth more than an appraiser gives credit for. Reset expectations early so the appraisal doesn’t become the villain.

How to Communicate It
Here’s the language we use with clients:

“Appraisers now have to measure square footage and report condition under a stricter set of rules. That means your appraisal could look different than what you see online. My job is to make sure you’re not blindsided and to advocate for your value if the report doesn’t reflect reality.”

Pro Move
Send your clients a quick one-pager or voice note walking them through these changes before they’re under contract. That one step will turn confusion into confidence and confidence into closings.

Appraisal changes aren’t a deal killer. They’re a chance to show you’re the trusted advisor who knows the playbook better than anyone else.

Make every day count 🚀

Magali

PS: Here’s the short version of how ANSI Z765 measures square footage:

• Measure to the exterior finished surface of outside walls.

• Only count above-grade, finished, heated, and accessible spaces.

• Basements (even if finished) are reported separately, not in main GLA.

• Stairs count in the level from which they descend.

• Open spaces (like vaulted ceilings above rooms) are not counted twice.

• Minimum ceiling height: 7 ft (6'4" under beams/ducts allowed).

Magali Pattison
Envision VA Home | Agent Launch
Virginia | Nationwide
https://envisioneers.us/careers