PolicySource: HousingWire
Appraisers flag UAD 3.6 squeeze as MLS photo wipeouts & private listings hide comps
Original headline: “Appraisers warn of risks as more real estate listings go private” — HousingWire, Oct 23, 2026
HousingWire reports that as UAD 3.6 takes effect Nov. 2, 2026 — requiring appraisers to pick dropdown data points for every property feature plus high-resolution interior data, structural metrics and photographs — appraisers warn MLS photo wipeouts and private listing networks are cutting the comps history they need. Virginia appraiser Desiree Mehbod said wiping interior photos and floor plans after sale leaves appraisers “flying blind,” while Sacramento appraiser Ryan Lundquist said removing listing photos makes it hard to know if a remodel was 1973 vs 2023 and called private listings a step backwards on transparency; Cotality chief valuation officer Shawn Telford said MLS alone constrains describing comps when photos are hidden or listings stay private, and Florida appraiser Frank Gregoire said more chase time can mean higher fees. HousingWire notes CRMLS, Canopy MLS and Flexmls already limit portal distribution of interior sold photos while keeping images in internal MLS historical records for authorized uses such as appraisals, and a CMLS spokesperson said consumer privacy and appraiser needs need not compete as CMLS develops Best Practices guidance.
Our take (opinion & analysis, not reporting)
For US agents: before a seller asks you to scrub sold photos or go private-exclusive, ask your MLS in writing whether interior images stay in the historical record for authorized appraisal use even if portals wipe them — HousingWire cites CRMLS, Canopy and Flexmls already drawing that line. Flag UAD 3.6’s Nov. 2, 2026 effective date when sellers push for maximum privacy; more data scarcity on comps can mean longer appraisal timelines and higher fees that land on buyers. Confirm your listing’s media privacy settings at entry and after close so you know what appraisers and pricing tools can still see versus what Zillow-style portals lose.
What people are saying online
On X, HousingWire’s post of the story drew a reply from Appraiser POV (@DallasAppraiser) affirming that when interior photos and off-market details aren’t visible, appraisers lean on other sources and more phone calls, so reports needing a second source take longer — and that this is worth flagging before UAD 3.6.
Separately, Mortgage Professional America (@MPAMagazineUS) noted NAMB’s Michael Farrell warning brokers to prepare clients and real estate partners for possible higher appraisal costs and longer turnaround as the industry moves to UAD 3.6.
Sources: Appraiser POV reply to HousingWire (X) · HousingWire story post (X) · MPA Magazine on NAMB/UAD 3.6 (X)