⚠️ UAD 3.6 Mandatory Use Date: November 2, 2026 — All new appraisal submissions to Fannie Mae & Freddie Mac must use the new format. Is your transaction ready?

Free Resource Center Nov 2, 2026 Deadline

UAD 3.6 Resource Center
for Agents, Lenders & Homeowners

The appraisal process is undergoing its most significant transformation in two decades. Joseph Mier & Associates has assembled everything you need — free checklists, video guides, expert FAQs, and official resources — to navigate the transition to UAD 3.6 with confidence.

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Nov 2

2026 Mandatory Date

25–30

Pages in New URAR

14+

Legacy Forms Retired

29

Sections in New Report

Personalized Guidance

What Does UAD 3.6 Mean For You?

Select your role below to see the most relevant information, action steps, and resources for your situation.

For Real Estate Agents & REALTORS®

How UAD 3.6 Affects Your Listings and Transactions

Starting November 2, 2026, every appraisal submitted to Fannie Mae and Freddie Mac must use the new Uniform Residential Appraisal Report (URAR). The report is longer, more detailed, and requires more property information than ever before. Agents who prepare now will have smoother transactions and fewer delays.

The new report is approximately 25–30 pages (up from 4–6 pages), with photos embedded throughout and clearer explanations of condition and quality ratings. The good news: it's actually easier to read and understand.

✓Gather property details before the appraisal appointment — roof age, HVAC age, renovation dates, permit history, and energy-efficient upgrades are all now required data fields.
✓Ensure MLS data accuracy — Square footage, bedroom/bath counts, and condition descriptions must align with what the appraiser will report.
✓Use our free Agent Pre-Appraisal Checklist — Designed specifically around UAD 3.6 data requirements to help you prepare every listing.
✓Expect longer appraisal appointments — Appraisers are collecting significantly more data and photos. Build this into your transaction timeline.
✓Educate your sellers — Use our free Seller Worksheet to help homeowners document improvements, special features, and property details before the appraiser arrives.
✓Understand the new report format — Condition (C1–C6) and quality (Q1–Q6) ratings now include plain-language explanations and are assessed separately for interior and exterior.

Pro Tip: Share the Seller Worksheet with your clients at the listing appointment — not the day before the appraisal. The more time they have to gather documentation, the better.

📥 Download Agent Checklist

🎯 Quick Reference: Agent Action Items

For Lenders & Loan Officers

UAD 3.6 Compliance for Your Loan Pipeline

As of November 2, 2026, all new appraisal submissions to Fannie Mae and Freddie Mac must use the UAD 3.6 format. Lenders who have not updated their appraisal management workflows, AMC relationships, and LOS integrations risk submission rejections and closing delays.

The new URAR is delivered as a ZIP bundle (XML data file + human-readable PDF + images folder) rather than a single PDF or ENV file. Your systems must be ready to receive and process this new delivery format.

✓Confirm your AMC is UAD 3.6 ready — Verify your appraisal management company has updated its technology and appraiser network for the new format.
✓Update your LOS and appraisal review systems — Ensure your loan origination system can receive and display the new ZIP bundle delivery format.
✓Train your processing and underwriting teams — The new 25–30 page report looks very different from the 1004. Staff need to know what to look for.
✓Update appraisal review checklists — Legacy review checklists built around the 1004 will not align with the new URAR's 29-section structure.
✓Communicate timelines to borrowers and agents — Appraisal appointments will take longer. Build additional time into your closing timelines.
✓Review FHA, VA, and USDA guidance — Each agency has issued separate guidance on UAD 3.6 adoption timelines and requirements.

Key Date: January 26, 2026 — All lenders may now submit UAD 3.6 reports without prior GSE approval. November 2, 2026 — Mandatory for all new submissions. No exceptions.

View Fannie Mae UAD 3.6 Guidance →

🏦 Lender Quick Reference

⚠️ Submission Change: Reports are now delivered as a ZIP bundle (XML + PDF + images folder). Legacy single-PDF or ENV file submissions will no longer be accepted after November 2, 2026.

For Homeowners & Sellers

How UAD 3.6 Affects Your Home Sale or Refinance

If you're selling your home or refinancing, the appraisal process is changing. The new UAD 3.6 format requires appraisers to collect significantly more information about your property — and you can help make that process smoother, faster, and more accurate.

The good news: the way your home's value is determined hasn't changed. What's changing is how that information is documented and reported. A well-prepared homeowner can help ensure the appraiser has everything needed to tell your home's complete story.

✓Document your improvements — Gather receipts, permits, and dates for any renovations, especially kitchen and bathroom updates, roof replacement, HVAC, and water heater.
✓Note energy-efficient upgrades — Solar panels, ENERGY STAR appliances, upgraded insulation, and high-efficiency HVAC are now specific data fields in the new report.
✓Identify special property features — Waterfront access, outbuildings, ADUs, generator systems, and disaster mitigation features (storm shutters, flood mitigation) are all captured in the new URAR.
✓Use our free Seller Worksheet — This easy-to-complete form helps you organize all the information an appraiser may need in one convenient place.
✓Expect a longer appraisal visit — The appraiser will be collecting more data and photos than before. This is normal and helps ensure your home is accurately represented.
✓Ask your agent for guidance — Your listing agent should be using our Pre-Appraisal Checklist to help coordinate the information-gathering process.

📄 Download Seller Worksheet →

🏠 What Appraisers Will Now Document

🔧 Roof, HVAC, water heater ages & condition
🍳 Kitchen & bathroom update details & dates
⚡ Energy-efficient features & green certifications
🌊 Waterfront access, depth & amenities
🛡️ Disaster mitigation features (storm shutters, etc.)
🏗️ Outbuildings, ADUs, accessory structures
📶 Broadband internet availability

📄 Get the Free Seller Worksheet

Implementation Schedule

UAD 3.6 Rollout Timeline

Understanding where we are in the transition helps you plan your transactions accordingly.

✅

September 8, 2025

Limited Production

Select lenders permitted to submit UAD 3.6 reports to UCDP for testing and refinement.

Completed

✅

January 26, 2026

Broad Production

All lenders may now submit UAD 3.6 reports without prior GSE approval. Active now.

Active Now

⚠️

November 2, 2026

Mandatory Use

All new appraisal submissions to Fannie Mae & Freddie Mac must use UAD 3.6. No exceptions.

Approaching Fast

🗓️

May 3, 2027

UAD 2.6 Retired

Legacy UAD 2.6 pipeline fully retired. All appraisals must use the new format.

Future

Key Changes

What's Different About the New URAR?

The new Uniform Residential Appraisal Report is a complete redesign — not just a form update. Here are the most important changes to understand.

📄

One Dynamic Report Replaces All Legacy Forms

The new URAR replaces 14+ legacy forms including the 1004, 1073, 1025, 2055, and more. A single adaptive report adjusts automatically based on property type, loan type, and scope of work.

Major Change

📏

Reports Are Now 25–30 Pages

The new URAR is approximately 25–30 pages compared to the old 4–6 page 1004. Photos and maps are embedded within relevant sections rather than grouped at the end.

Format Change

🏗️

29 Sections — 12 Are Dynamic

The report contains 29 sections: 17 always display, 12 appear only when relevant (e.g., Disaster Mitigation, Condo Project Info). Not every report will contain all sections.

Structure Change

⭐

Separate Interior & Exterior Ratings

Condition (C1–C6) and Quality (Q1–Q6) ratings are now assessed separately for interior and exterior, then reconciled to an overall rating. Definitions have been rewritten for greater clarity.

Rating Change

🌿

New Data Categories Added

Entirely new sections include Disaster Mitigation features, Energy Efficient & Green Features, Broadband Availability, and an "Additional Properties Analyzed But Not Used" section.

New Data

📦

New ZIP File Delivery Format

Reports are delivered as a ZIP bundle containing an XML data file, a human-readable PDF, and an images folder — replacing the traditional single PDF or ENV file submission.

Technical Change

Three-Part UAD 3.6 Video Guide

Free Tool for Listing Agents

UAD 3.6 Inspection Checklist for Listing Agents

This is the packet to hand your appraiser at inspection — or email ahead. UAD 3.6 requires substantially more property-specific detail than legacy reports. The left column is what MLS already captures. The right column is what MLS doesn't capture but the appraiser needs.

💡 Click any blank field below to type directly, then use the Print button to save as PDF — or print blank and fill by hand.

📄 UAD 3.6 Sample Reports (Official Fannie Mae PDFs)

Fannie Mae published sample UAD 3.6 reports for different property types — Single-Family with ADU (~25 pages), Condominium (~24 pages), and 2-to-4 Unit (~31 pages). These are fictional scenarios but show the exact format, layout, and level of detail you'll see on real reports starting November 2, 2026.

To access the samples: visit the Fannie Mae UAD page below → click "UAD 3.6 Documentation" in the right sidebar → scroll to Appendix D-1: URAR Sample Scenarios and XML Files → download the ZIP file which contains all three sample PDFs.

📋 Fannie Mae UAD Resource Page → Find Sample Reports Here

🏡

Property Basics

Confirm MLS data is accurate before the appraiser arrives

✓ Already in MLS — confirm or correct	⚠ Not in MLS — appraiser needs this
Above Grade Finished Area: Area Source:	Year of most recent major remodel (if applicable): Scope:
Below Grade Finished / Total: /	Easements, encroachments, or deed restrictions beyond HOA covenants (if disclosed in title or by seller):
HOA fee + frequency + what's included:	Flood zone designation (if known):
List Price / List Date:	Multiple offers?

🔨

Improvements & Condition

The UAD 3.6 heavy lift — MLS captures what exists, not when it was updated

Kitchen

✓ Already in MLS	⚠ Not in MLS — appraiser needs this
Countertop type: Appliances (brand if known):	Year of last meaningful kitchen update: Scope: Year of major appliances (if known):

Bathrooms

✓ Already in MLS	⚠ Not in MLS
Bath count by level (Full / ¾ / Half): Special features:	Year primary bath updated: Scope: Year other baths updated (if applicable):

Flooring

✓ Already in MLS	⚠ Not in MLS
Flooring types by area:	Year flooring last replaced or refinished (by area if known):

Major Systems

MLS captures types — the appraiser needs installation years, which are not part of a routine visual inspection

✓ Already in MLS	⚠ Not in MLS — year installed is critical under UAD 3.6
Heating type & fuel source: Cooling type: Roof material:	Year installed: HVAC heating: HVAC cooling: Water heater: Roof: Windows: Electrical panel: Year of last upgrade: Plumbing material (if known):

Energy Efficiency & Green Features (New UAD 3.6 section — important for Southeast Louisiana)

✓ Already in MLS	⚠ Not in MLS
Solar / power production (type, size, year, owned or leased): EV charging / smart thermostat / window type:	Insulation upgrades (if known): Storm protection features (important in SE Louisiana): Flood mitigation (if applicable):

📈

Upgrades Since Purchase

Highest-value section under UAD 3.6 — MLS only captures a checkbox

List meaningful improvements the seller has made. MLS captures only a binary "Updated/Remodeled" checkbox — everything below is gap data the appraiser needs. Flag ADUs, additions, and major mechanical replacements even if older.

Improvement	Year	Permitted? (contractor + permit # if yes)	Receipts available?

🔍

Comps the Appraiser Might Miss

You're surfacing local knowledge — not telling the appraiser what value to hit

MLS gives the appraiser the comp universe they can find on their own. This section is for what they can't find without you: off-market sales, pocket listings, neighborhood activity that didn't hit MLS, recent unrecorded transactions, or properties whose photos undersell them.

Address	Sale Price (or status)	Why relevant — one line

⚠️

Special Considerations

✓ Already in MLS	⚠ Not in MLS
Special Listing Conditions:	Title issues, liens, or litigation (if known):
Special Assessment (if HOA):	Anything else the appraiser couldn't infer from inspection:
Outbuildings / detached structures:	Permitted? Year built?
Pool / spa / outdoor features:	Waterfront / water access features (if applicable):

Done filling out the checklist? Click the button to open a print-ready version — then use your browser's Save as PDF option to save or print.

Checklist prepared by Joseph Mier & Associates — Southeast Louisiana Residential Appraisers | jmappraisers.com | 985-230-0730

Free AI Tool

Get Instant Answers with the
AI Appraisal Assistant

Have a UAD 3.6 question right now? Joseph Mier & Associates built a free, custom AI assistant trained specifically on appraisal topics. Get expert-level answers in seconds — available 24/7, no appointment needed.

Ask about UAD 3.6 changes, timelines, and requirements
Understand condition (C1–C6) and quality (Q1–Q6) ratings
Get guidance on what to prepare before an appraisal
Understand the new URAR report format and sections
Ask FHA, VA, and USDA appraisal questions

🤖 Launch AI Assistant →

Note: The AI assistant provides general educational information about appraisal topics. For specific appraisal services or a formal appraisal report, contact Joseph Mier & Associates directly.

🤖

Joseph Mier's AI Appraisal Assistant

● Online — Available 24/7

You

What forms are being retired under UAD 3.6?

AI Assistant

UAD 3.6 retires 14+ legacy forms, including the 1004, 1073, 1025, 2055, 1004C, and more. They're all replaced by a single new Uniform Residential Appraisal Report (URAR) that adapts based on property type and loan type.

You

When is the mandatory use date?

AI Assistant

November 2, 2026. After that date, all new appraisal submissions to Fannie Mae and Freddie Mac must use UAD 3.6. Legacy forms will no longer be accepted.

Common Questions

Frequently Asked Questions

Filter by your role to see the most relevant questions, or browse all questions below.

UAD 3.6 (Uniform Appraisal Dataset version 3.6) is a complete redesign of the standardized appraisal reporting format required by Fannie Mae and Freddie Mac. It replaces 14+ legacy forms (including the 1004, 1073, 1025, and 2055) with a single new Uniform Residential Appraisal Report (URAR). It matters because it changes how appraisers collect, document, and deliver appraisal data — affecting every residential real estate transaction involving a conventional mortgage.

November 2, 2026 is the mandatory use date for all new appraisal submissions to Fannie Mae and Freddie Mac. After that date, legacy forms will no longer be accepted. The UAD 2.6 pipeline will be fully retired on May 3, 2027. Lenders have been able to submit UAD 3.6 reports voluntarily since January 26, 2026.

The following legacy forms are being retired and replaced by the new URAR:

Form 1004 — Uniform Residential Appraisal Report
Form 1004C — Manufactured Home Appraisal Report
Form 1004D — Appraisal Update and/or Completion Report
Form 1073 — Individual Condominium Unit Appraisal Report
Form 1025 — Small Residential Income Property Appraisal Report
Form 2055 — Exterior-Only Inspection Residential Appraisal Report
Form 2090 — Individual Cooperative Interest Appraisal Report
And several other legacy forms

No. The methodology for determining market value — sales comparison, income, and cost approaches — has not changed. What has changed is how the appraiser documents, organizes, and reports that analysis. The new report is more detailed, more structured, and requires more data points, but the fundamental valuation process remains the same.

The new URAR is approximately 25–30 pages for a typical single-family home, compared to the old 1004 which was 4–6 pages. The report contains 29 sections — 17 that always appear and 12 that are dynamic (only appear when relevant to the property type or loan type). Photos and maps are now embedded within relevant sections rather than grouped at the end.

The most important change for listing agents is proactive information gathering. Before the appraisal appointment, you should collect: roof age, HVAC age, water heater age, renovation dates, permit history, energy-efficient upgrades, and any special property features. Use our free Agent Pre-Appraisal Checklist to ensure you don't miss anything. Also give your sellers our Seller Worksheet to complete before the appraiser arrives.

Yes — both the inspection and the report completion time will likely increase. Appraisers are now required to collect significantly more data and photos during the inspection. The report itself is 25–30 pages. Build additional time into your transaction timelines, particularly for the appraisal contingency period. Discuss this with your lender at the start of each transaction.

Tell your clients that the appraisal report is getting a major upgrade. The new report is much longer (25–30 pages vs. the old 4–6 pages) and includes more photos, more detail about the property's condition, and clearer explanations of how the appraiser reached their value conclusion. It's actually easier for homeowners to read and understand. The value determination process itself hasn't changed — just how it's documented.

Both. Buyer's agents should understand that the new report format may affect the timeline and that their lender's underwriting team will be reviewing a much more detailed document. For purchase transactions, the buyer's agent should also encourage the seller's agent to use the preparation resources so the appraisal goes smoothly. Any delay in the appraisal process affects the buyer's closing timeline.

The November 2, 2026 mandatory date applies to Fannie Mae and Freddie Mac (conventional loans). FHA and VA have issued separate guidance and are expected to adopt the new format on their own timelines. Check the official FHA (HUD) and VA guidance links in our Official Resources section for the latest updates on government loan appraisal requirements.

Lenders need to update or confirm readiness in several areas:

UCDP (Uniform Collateral Data Portal): Must be configured to accept the new ZIP bundle delivery format
LOS (Loan Origination System): Must be able to receive and display the new report format
Appraisal review software: Legacy review checklists built around the 1004 will not align with the new 29-section URAR
AMC relationships: Confirm your appraisal management company has updated its technology and appraiser network

Instead of a single PDF or ENV file, UAD 3.6 reports are delivered as a ZIP bundle containing three components: (1) an XML data file with all structured appraisal data, (2) a human-readable PDF of the full report, and (3) an images folder containing all photos and maps. Your systems must be configured to receive, extract, and process this new format.

No. After November 2, 2026, all new appraisal submissions to Fannie Mae and Freddie Mac must use UAD 3.6. The UAD 2.6 pipeline will remain open only for pipeline loans already in process before the mandatory date. The UAD 2.6 pipeline is scheduled to be fully retired on May 3, 2027.

No. The method used to determine your home's market value has not changed. Appraisers still use the sales comparison approach, comparing your home to recent sales of similar properties. What has changed is how the appraiser documents and reports that analysis. The new report is more detailed and thorough, which actually helps ensure your home's unique features and improvements are fully captured.

The best thing you can do is be prepared. Complete our free Seller Property Information Worksheet before the appraiser arrives. This helps you document:

Renovation dates and costs (especially kitchen, bathrooms, roof, HVAC)
Permit history for any improvements
Energy-efficient upgrades (solar, ENERGY STAR appliances, insulation)
Special features (waterfront amenities, outbuildings, generator, storm shutters)
Any features that might not be obvious during a visual inspection

The appraiser can only report what they can observe or verify — your documentation helps them tell your home's complete story.

Appraisal fees are set by individual appraisers and AMCs and are not standardized. Because the new URAR requires significantly more data collection and a longer report, some appraisers may adjust their fees to reflect the increased scope of work. This is a market-driven decision. Contact Joseph Mier & Associates for current fee information for your specific property and appraisal type.

Yes. If your refinance involves a conventional loan that will be sold to Fannie Mae or Freddie Mac, the appraisal must use the UAD 3.6 format after November 2, 2026. The same preparation steps apply — use the Seller Worksheet to document your home's improvements and features before the appraiser arrives. FHA and VA refinance appraisals will follow their own agency timelines.

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Northshore's Leading Appraisal Firm

Providing high quality appraisals of residential and commercial properties in a timely & professional manner.

Get a Free Quote

Northshore's Leading Appraisal Firm

Providing high quality appraisals of residential and commercial properties in a timely & professional manner.

Get a Free Quote

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Official Links

Official UAD 3.6 Resource Library

Direct links to official guidance from Fannie Mae, Freddie Mac, FHA, VA, USDA, and industry sources — all in one place.

Resource	Source	Link
UAD 3.6 Resource Center Primary hub for all UAD 3.6 documentation, timelines, and training materials	Fannie Mae	Visit →
Selling Guide — Appraisal Requirements Official appraisal requirements for loans delivered to Fannie Mae	Fannie Mae	Visit →
UAD 3.6 Resource Center Freddie Mac's UAD 3.6 documentation, lender bulletins, and implementation guides	Freddie Mac	Visit →
Seller/Servicer Guide — Appraisals Freddie Mac's official appraisal requirements and guidelines	Freddie Mac	Visit →
FHA Appraisal Requirements (HUD) FHA appraisal guidelines and UAD adoption guidance from HUD	FHA / HUD	Visit →
FHA Single Family Housing Policy Handbook HUD Handbook 4000.1 — the definitive guide to FHA appraisal requirements	FHA / HUD	Visit →
VA Appraisal Program VA appraisal requirements, appraiser resources, and fee schedules	VA	Visit →
VA Lenders Handbook — Chapter 11 (Appraisals) Official VA appraisal requirements for VA-guaranteed home loans	VA	Visit →
USDA Single Family Housing Appraisal Requirements USDA Rural Development appraisal guidelines for guaranteed loan programs	USDA	Visit →
Appraisal Institute — UAD 3.6 Education Professional education and resources from the nation's largest appraisal organization	Industry	Visit →
UCDP (Uniform Collateral Data Portal) The portal where lenders submit appraisal reports to Fannie Mae and Freddie Mac	Fannie Mae	Visit →

Ready for a UAD 3.6-Ready Appraisal?

Joseph Mier & Associates is fully prepared for the UAD 3.6 transition. Whether you need a pre-listing appraisal, estate appraisal, divorce appraisal, or any residential appraisal service in Southeast Louisiana — we're ready to help.

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📞 985-230-0730 | [email protected]

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Step 3: Empower Your Decisions

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