Your Right to a Copy of Every Appraisal on Your Home Loan

Published by the Modern Lending Solutions editorial team. Last reviewed: October 30, 2026.

Short answer: when you apply for a loan that will be secured by a first lien on a home with one to four units, the lender must tell you in writing, within three business days, that you have a right to a copy of the appraisals. It must then give you a free copy of every appraisal and other written valuation of the home, promptly when each is complete and no later than three business days before closing, even if the loan is denied or you withdraw. You may give up the timing, but not the copy. Higher-priced mortgage loans have extra appraisal rules. This page covers federal law only; other rules may apply where you live. It is general information, not legal or financial advice.

Which loans the copy rule covers

Under Regulation B, “A creditor shall provide an applicant a copy of all appraisals and other written valuations developed in connection with an application for credit that is to be secured by a first lien on a dwelling” (12 CFR 1002.14(a)(1), eCFR, text up to date as of October 28, 2026, read October 30, 2026). A dwelling is a residential structure with one to four units, including a condominium or cooperative unit and a mobile or other manufactured home (1002.14(b)(2)). The official commentary says the rule covers such loans whether the credit is for a business or a consumer purpose (Supplement I to Part 1002, comment 14(a)(1)-1).

A valuation is “any estimate of the value of a dwelling developed in connection with an application for credit” (1002.14(b)(3)). The commentary gives examples: an appraiser’s report, a document by the lender’s staff that puts a value on the home, a report from an automated valuation model, and a broker price opinion. Public tax assessments, inspection reports with no estimate of value, and internal papers that only repeat a value already given to you are not valuations (comments 14(b)(3)-1 and -3).

What the lender must do, and when

For the timing, “provide” means deliver. A copy counts as delivered three business days after it is mailed or delivered to your last known address, or when there is evidence you actually got it, whichever is earlier (comment 14(a)(1)-4.i). The commentary gives an example of a lender that waits from day 12 to day 42 after the appraisal is complete before sending it; that is not “promptly” (comment 14(a)(1)-5.iv). If there is more than one applicant, the notice and copies need go to only one of you, but to the primary applicant when one is readily apparent (comment 14(a)-1).

The copy is free

“A creditor shall not charge an applicant for providing a copy of appraisals and other written valuations”, though it may ask you to pay a reasonable fee for the cost of the appraisal itself, unless other law says otherwise (1002.14(a)(3)). The commentary adds that the lender may not charge for photocopies, postage or other costs of the copies (comment 14(a)(3)-1).

Waiving the three-day timing

You may waive the timing and agree to get the copies at or before closing, unless other law prohibits it. The waiver must be given at least three business days before closing, unless it covers only a copy with clerical changes from a version you got three or more business days before closing (1002.14(a)(1)). The commentary says a change is clerical only if it does not affect the estimated value or how it was figured, and that you still must get the revised copy at or before closing (comment 14(a)(1)-6). If you waived the timing and the loan does not close, the lender must send the copies no later than 30 days after it decides the loan will not close (1002.14(a)(1)). A waiver changes when you get the copy, not whether you get it.

Counting the days, only for the math

This example is only for the math, and the dates are example dates with no federal holiday in between. It counts Monday to Friday as business days; the rule above does not define the term, so ask the lender which days it counts. The lender gets your application on Monday, March 1, 2027, and closing is set for Friday, April 30, 2027.

If you had waived the timing and the lender decided on Monday, May 3, 2027 that the loan would not close, it would have until Wednesday, June 2, 2027 (30 days) to send the copies. If the appraisal is done earlier, the copy is due promptly then, not on the last date above.

Extra rules for higher-priced mortgage loans

A higher-priced mortgage loan is a closed-end loan secured by your principal dwelling with an APR at or above a benchmark rate the CFPB publishes (the average prime offer rate) by 1.5 or more percentage points for a first lien up to the loan size limit for purchase by a government-sponsored mortgage buyer, 2.5 or more points for a larger first lien, and 3.5 or more points for a second lien (12 CFR 1026.35(a)(1), eCFR). For these loans, unless an exemption applies:

• The lender must get a written appraisal before closing, by a certified or licensed appraiser who visits the inside of the home (1026.35(c)(3)(i)).
• Within three business days of the application, the lender must give you this statement in writing: “We may order an appraisal to determine the property’s value and charge you for this appraisal. We will give you a copy of any appraisal, even if your loan does not close. You can pay for an additional appraisal for your own use at your own cost.” The Regulation B notice also meets this rule (1026.35(c)(5)).
• You get a free copy of each appraisal no later than three business days before closing, or within 30 days after the lender decides the loan will not close (1026.35(c)(6)).

The exemptions include qualified mortgages, loans at or below a dollar amount adjusted each year, loans secured by a mobile home, boat or trailer, loans for building a new home, bridge loans of 12 months or less, reverse mortgages, certain refinances, and certain manufactured home loans (1026.35(c)(2)). Ask the lender whether your loan is higher-priced and whether an exemption applies. The Regulation B copy rule above still applies to any first-lien home loan.

A second appraisal on a flipped home

If a higher-priced loan is to buy your principal dwelling, the lender must get two appraisals by different appraisers when the seller bought the home 90 or fewer days before your purchase agreement and your price is more than 10 percent above what the seller paid, or 91 to 180 days before and more than 20 percent above. One of the two must look at the price difference, changes in the market, and any improvements. The lender may charge you for only one of them (1026.35(c)(4)(i) to (v)). Exemptions include purchases from a government agency, from a lender that took the home through foreclosure, by inheritance or divorce, through an employer relocation, from a servicemember with new orders, or in a rural county or certain federal disaster areas (1026.35(c)(4)(vii)). The CFPB explains the same rule (CFPB, last reviewed September 11, 2024, read October 30, 2026; this page may be out of date).

If you do not get your copy

The CFPB says you have the right to a free copy of your home appraisal for a first-lien mortgage, and that if you have a problem with your mortgage closing you should discuss it with your lender, may submit a complaint, and may wish to have your own attorney look at it (CFPB, last reviewed September 9, 2020; this page may be out of date). Ask in writing, keep a copy, and you can complain at consumerfinance.gov/complaint. For your own case, ask a lawyer; you can look for legal aid through the Legal Services Corporation.

Related guides

If the application is turned down, see loan application denied: the adverse action notice. For loans with high rates or fees, see high-cost home loan protections. For a refinance or home equity loan, see the right to cancel a home equity loan.

Questions to ask the lender

• Which appraisals and other valuations have you ordered or received for my application, and when will I get each copy?
• Which days do you count as business days?
• Is my loan a higher-priced mortgage loan, and does any exemption apply?
• What are you charging for the appraisal itself, and is any part of that fee for the copy?
• If the appraisal is revised, will you send me the new version?

Checklist

• First-lien home loan application: a written notice of your right to a copy within three business days.
• A free copy of every appraisal and written valuation, promptly and at least three business days before closing.
• Denied or withdrawn: you still get the copies.
• A waiver changes the timing only; check that a later change is truly clerical.
• Higher-priced loan on a flipped home: a second appraisal you cannot be charged for.

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Sources

1. eCFR: 12 CFR 1002.14, Rules on providing appraisals and other valuations (Regulation B), current text up to date as of October 28, 2026
2. eCFR: Supplement I to Part 1002, Official Interpretations (Regulation B), current text up to date as of October 28, 2026
3. eCFR: 12 CFR 1026.35, Requirements for higher-priced mortgage loans (Regulation Z), current text up to date as of October 28, 2026
4. CFPB: Do I have the right to receive a copy of my home appraisal? (last reviewed September 9, 2020)
5. CFPB: I was told I’m buying a home that was flipped and that I have to get a second appraisal. How does that work? (last reviewed September 11, 2024)
6. CFPB: Submit a complaint
7. Legal Services Corporation: Find legal aid

Disclosure: Modern Lending Solutions is not a lender, loan broker or agent for any lender or loan broker, and does not make credit decisions. Any compensation we receive is paid by participating lenders, only for advertising services. This guide is general information, not financial or legal advice.