An appraisal sets your home’s value at a specific moment in time, but that value does not last forever. Most appraisals are considered valid for about 6 months, though the timeline can vary. In this blog, we’ll break down what affects an appraisal’s lifespan and how different loan types may impact that timeline.
Factors Influencing the Duration of an Appraisal's Validity
While six months is the general guideline, several key factors determine how long an appraisal stays relevant:
- Market Conditions: In a stable market, an appraisal may retain its value for a longer period. However, in rapidly changing conditions, such as shifts in demand, interest rates, or local trends, an appraisal can become outdated quickly.
- Lender Policies: Every lender has its own unique policies. Some may accept appraisals up to a year old for refinancing, while others require a new one, especially if the market is volatile or the loan type involves more risk.
- Regulatory Guidelines: Federal and state regulations help ensure appraisals reflect current property values. Following major market shifts or economic events, updated appraisals may be necessary to maintain compliance.
TAG Tip: Housing markets don’t stay steady for long. During the COVID-19 surge, homes often sold well above asking price, making even recent appraisals feel outdated. During the 2008 housing crisis, the opposite was true. Appraisals quickly lost accuracy as home values dropped. It’s why a fresh, local perspective matters more than a date stamp.
Specific Scenarios and Their Impact on Appraisal Validity
Different situations can affect how long your appraisal stays useful. Here’s what to keep in mind:
- Refinancing: Most lenders require a current appraisal to confirm your home’s value. In a shifting market, an outdated appraisal can delay approval and affect your loan terms.
- Using Home Equity: Planning to borrow against your home? A fresh appraisal ensures the loan reflects your home’s current value.
- Property Type & Location: Some homes need more frequent updates. Properties in fast-changing neighborhoods, commercial buildings, or farmland that are affected by environmental or zoning changes may experience a more rapid shift in value compared to standard residential properties.
TAG Tip: this is a fun thing to include that works with keeping things unique and interesting!
Appraisal Regulations for Different Loan Types
Loan Type
Appraisal Validity
Requirements
Conventional
Typically up to 6 months
Validity depends on lender policies and market conditions
USDA Loans
Often shorter timeframes
Must meet federal safety and suitability guidelines for rural properties
Freddie Mac /Fannie Mae
Up to 12 months
Appraisals must reflect current property values for mortgage origination
FHA Loans
120 days
Focuses on livability and property safety under the FHA’s strict livability standards
VA Loans
Varies (often time sensitive)
Requires property to be safe, livable, and meet VA guidelines
TAG Tip: Our appraisers are certified to handle a range of loan types, including FHA. Although we’re not yet VA-approved, we’re working toward achieving this goal. Check back in 2026 for updates!
What To Do When Your Appraisal Expires
If your appraisal has expired, don’t worry, you still have options:
- Recertification of Value: If nothing has changed with the property or the housing market, a certified appraiser can confirm the original value still holds.
- Appraisal Update: A partial re-appraisal that builds on a previous appraisal, using current market data to provide a new value based on the original report.
- Appraisal Extension: Extends the validity period of an older appraisal, confirming that the original value remains valid for a longer time frame without re-evaluating the market or property.
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