The appraisal industry is entering a new era. With UAD 3.6, the Uniform Residential Appraisal Report (URAR) evolves from a static PDF into a dynamic, data-driven format—unlocking greater consistency, analytics-driven insights, and faster delivery across lender workflows.
To help our lender partners stay ahead, Nationwide Appraisal Network (NAN) hosted an exclusive webinar on how these changes will impact underwriting, data management, and overall valuation workflows.
UAD 3.6 is the latest update to the Uniform Appraisal Dataset, part of Fannie Mae and Freddie Mac’s broader Uniform Mortgage Data Program (UMDP). It introduces a modernized, data-driven appraisal reporting framework built on updated MISMO Reference Model standards. Unlike the legacy UAD 2.6, which relied on fixed forms with coded abbreviations and checkboxes, UAD 3.6 uses a flexible, dynamic data structure that adapts based on property type, loan type, and scope of work.
The GSEs are updating the dataset to improve consistency, accuracy, and the ability to adapt to new property types and lending scenarios. It also aligns the appraisal process more closely with modern data standards.
The transition of the Uniform Residential Appraisal Report (URAR) under UAD 3.6 enters Limited Production on September 8, 2025, when a small group of approved lenders will be allowed to submit UAD 3.6 reports to the Uniform Collateral Data Portal (UCDP). The Broad Production period begins on January 26, 2026, when all lenders may begin submitting UAD 3.6 without prior GSE approval.
UAD 3.6 becomes mandatory on November 2, 2026, when all new appraisal submissions must use UAD 3.6.
The UAD 2.6 pipeline will be fully retired on May 3, 2027.
*For full timeline, please download timeline.
All legacy appraisal forms are being retired and replaced by a dynamic report called the Uniform Residential Appraisal Report (URAR), along with the Restricted Appraisal Update Report and a Completion Report.
The major forms being retired include:
• 1004 / Freddie Mac 70 (Standard single-family URAR)
• (Condominium
• 2055 (Exterior-only)
• 1004C / Freddie Mac 70B (Manufactured home)
• 1004D / Freddie Mac 442 (Appraisal update/completion)
• All hybrid and desktop form variants
The new dynamic URAR replaces all of these except for the 1004D. It adjusts its sections and data fields automatically based on property type, loan type, and whether the assignment is a full interior inspection, desktop, hybrid, or exterior-only. The 1004D/442 functions are replaced by two new, separate reports: a Restricted Appraisal Update Report and a Completion Report.
Form numbers are no longer used. The property data drives the report, not a form type or number.
The biggest shift is structural. Instead of rigid static forms like the 1004, reports are now data-driven and dynamic. The report adapts its content based on the specific property type, loan type, and scope of work. Key changes include:
• The new URAR is approximately 25–30 pages, compared to the old 4–6 page 1004. The increase is due to more detailed data capture and photos embedded within relevant sections rather than grouped at the end.
• The General Addendum is eliminated. In its place, commentary fields are embedded within each section of the report, allowing the appraiser to provide contextual analysis where it’s most relevant.
• Condition and quality ratings (C1–C6 and Q1–Q6) are now assessed separately for interior and exterior, then reconciled to an overall rating.
• Data is captured through standardized picklists rather than free text and abbreviation codes, improving consistency across reports.
• The report is organized into 29 sections, 17 of which always display and 12 of which are dynamic (appearing only when relevant conditions are met).
• New data categories include Disaster Mitigation, Energy Efficient and Green Features, broadband availability, and an “Additional Properties Analyzed But Not Used” section.
• The report is delivered as a ZIP file containing an XML data file, a human-readable PDF, and an images folder, replacing the PDF and/or ENV file.
The layout of the new URAR will feel familiar to anyone who has worked with the redesigned URLA or Closing Disclosure, with clean sections, descriptive fields, and a logical top-to-bottom flow, rather than the grid-based layout of the old 1004.
NAN provides a downloadable sample URAR on this resource page (see Resources section above). Additionally, Fannie Mae published 12 sample appraisal report scenarios in Appendix D-1, available on the Fannie Mae UAD webpage. Sample Scenario SF5 is the most representative of a typical straightforward single-family assignment and is a good starting point for familiarization
Start with the Summary section every time. The Summary section appears at the beginning of every URAR and provides a quick reference to key information, including the property description overview, value conclusion, and key findings.
From there, the report is designed to read top-to-bottom through the Subject Property section (detailed property characteristics and photos), the Sales Comparison Approach section (comparable selection and adjustments), the Reconciliation section (how the appraiser arrived at the value conclusion), and the Certifications and Scope of Work section.
Unlike the old grid-based 1004, the new report flows more naturally as a narrative document. Photos are embedded within the sections they support rather than grouped at the end, so you’ll see subject and comparable photos in context as you read.
The new URAR contains 29 sections, organized into three categories:
• 17 sections always display in every report (e.g., Summary, Subject Property, Site, Overall Quality and Condition, Reconciliation, Certifications, and Scope of Work).
• 12 sections are dynamic. They appear only when specific conditions are met (e.g., Disaster Mitigation appears only when disaster mitigation features exist on the property; Project Information appears only when the property is in a condominium, cooperative, condop, or PUD).
• 4 sections are repeatable. They can appear multiple times within a single report depending on property characteristics (e.g., the Unit Interior section repeats for each unit in a multi-unit property or for each ADU).
Not every report will contain all 29 sections. The report adjusts its content dynamically based on the property being appraised.
The General Addendum has been eliminated. In the new URAR, specific commentary fields are embedded within each section of the report. This means the appraiser’s explanations and analysis appear in context alongside the relevant data, rather than being collected in a single catch-all addendum at the end of the report.
For readers accustomed to flipping to the addendum for the appraiser’s narrative reasoning, you’ll now find that commentary woven throughout the report within the section it pertains to.
The 1-to-6 rating scale has not materially changed, but how the ratings are applied has been updated:
• Interior and exterior condition and quality are now rated separately, then reconciled to an overall rating. This provides more granular information than the single overall rating used in UAD 2.6.
• The rating definitions have been rewritten for greater clarity. Notably, C1 (new construction) now includes a 12-month age limit, and C2 now specifies “remodeled to the studs” within 36 months with no deferred maintenance.
• Condition and quality ratings now apply to manufactured housing, which was not the case under UAD 2.6.
The new URAR includes several sections and data elements that did not exist in legacy appraisal forms:
• Disaster Mitigation: Documents wildfire-resistant materials, flood mitigation, storm shutters, seismic retrofitting, and other resilience features.
• Energy Efficient and Green Features: Captures solar panels, ENERGY STAR certifications, insulation upgrades, high-efficiency HVAC, and building certifications.
• Broadband Availability: Reports internet connectivity characteristics of the property location.
• Additional Properties Analyzed But Not Used: Requires the appraiser to document comparable sales they considered but did not select, along with reasoning for exclusion.
• Expanded property detail: Includes room-level condition reporting for kitchens, baths, and décor (especially important for multi-unit properties), door elevation and approximate height above grade, street characteristics, and property access details.
• Expanded manufactured housing and ADU reporting with dedicated repeatable sections.
No. The long-standing GSE requirement that appraisers drive by comparable sales has been retired. Only clear comparable photos are required.
This is a significant workflow change that may lead appraisers to rely more on MLS photos and other verified photo sources for comparable properties.
The process of ordering appraisals through NAN remains the same. You’ll continue placing orders as usual, and NAN will ensure compliance with UAD 3.6 formatting behind the scenes.
However, during the transition period, it is important to confirm which format, UAD 2.6 or UAD 3.6, is required for each order. If your systems are not yet ready to receive UAD 3.6 deliverables, the assignment must be ordered as UAD 2.6 from the outset, as reports cannot be converted between formats after completion.
Please verify that your system is prepared to receive the new UAD 3.6 delivery format, which is a ZIP file (containing an XML data file, a PDF report, and an images folder) rather than a single PDF or ENV file.
Yes. With Broad Production underway and the November 2, 2026, mandate approaching, now is the time to prepare:
For lender clients:
For appraisers:
NAN is here to support both audiences through this transition. Reach out to NAN Chief Appraiser Bill Waltenbaugh with any questions.
During the transition period (now through November 2, 2026), the required format should be specified when ordering. The decision depends on your organization’s system readiness and GSE submission path.
If your systems are ready to receive and submit UAD 3.6 reports through UCDP, you may begin ordering UAD 3.6 assignments now. If your systems are not yet ready, continue ordering UAD 2.6 assignments.
After November 2, 2026, all new GSE submissions must use UAD 3.6. Ordering UAD 2.6 will no longer be an option for new assignments after that date.
It is critical to make this decision before the appraisal is ordered. A completed UAD 3.6 report cannot be converted to a UAD 2.6 report, and vice versa.
If your system is not yet able to receive UAD 3.6 reports, the appraisal must be ordered and completed from the outset as a UAD 2.6 assignment. There is no easy way to convert a completed UAD 3.6 appraisal into a UAD 2.6 report after delivery.
If a UAD 3.6 appraisal is completed but cannot be accepted due to system readiness issues, a new or revised assignment would be required. In some cases, it may be possible to work with the same appraiser to complete a new UAD 2.6 replacement report at a discounted fee.
No. A UAD 3.6 appraisal cannot be converted to a UAD 2.6 appraisal.
UAD 3.6 is not simply a redesigned form. It is a data-driven appraisal that uses a different data structure than the legacy UAD 2.6 forms. Because of this, there is no easy way to convert a completed UAD 3.6 appraisal into a UAD 2.6 report after delivery.
No. Just as a UAD 3.6 report cannot be converted to a UAD 2.6 report, the reverse is also not possible. Only approximately 6% of data fields match between the two versions. The data structures are fundamentally different, and there is no conversion tool or “save as” option.
If a UAD 2.6 report has been completed but a UAD 3.6 report is now needed, a new assignment must be ordered and completed from scratch.
The format of the update or completion report must match the format of the original appraisal:
• If the original appraisal used a legacy form (UAD 2.6), use the legacy 1004D / Freddie Mac 442 for updates and completions.
• If the original appraisal used the new URAR (UAD 3.6), use the new Completion Report and/or Restricted Appraisal Update Report.
You cannot mix formats. An update or completion report in one format cannot be applied to an original appraisal completed in the other format.
UAD 3.6 reports are delivered as a ZIP file containing three components:
• A PDF report: the human-readable appraisal report (this is what you read and review).
• An XML data file: machine-readable data for system ingestion.
• An images folder: separate JPEG files of all photos included in the report.
The maximum ZIP file size is 60 MB, up from the 15 MB limit for legacy UAD 2.6 ENV files. Legacy ENV files are no longer used for UAD 3.6 deliveries.
Clients should ensure their email systems, document management platforms, and any automated ingestion workflows can handle ZIP files up to 60 MB.
Clients should evaluate their internal systems and workflows to ensure they are prepared to receive and process UAD 3.6 appraisal reports. Specific areas to address include:
• Confirm your systems can receive and store ZIP files up to 60 MB (the new delivery format replacing single PDF or ENV files).
• Ensure your document management platform can parse or store the three components within the ZIP file: XML data, PDF report, and images folder.
• Verify your organization has completed ULDD Phase 5 updates, which were required by July 28, 2025, for UAD 3.6 submissions through UCDP.
• Update any automated review processes or routing rules that rely on form numbers (e.g., routing by 1004 vs. 1073), as form numbers no longer exist under UAD 3.6.
• Train underwriting and review staff on the new 29-section report structure, including the Summary section as the primary entry point.
Early planning and coordination can help reduce friction during the transition. NAN is available to support clients in their preparation.
Yes. FHA, VA, and USDA all plan to adopt UAD 3.6, but each agency is implementing it on its own timeline. The GSEs worked closely with these agencies to include their specific requirements in the UAD 3.6 framework.
Until each agency announces and mandates its own adoption date, its current appraisal forms and requirements remain in effect. During the transition, appraisers may need to work in both UAD 2.6 and UAD 3.6, depending on the loan type for a given assignment.
Contact each agency directly or check back regularly on NAN’s UAD 3.6 resource page, as we continuously update it to reflect new developments, including agency-specific implementation schedules as they are announced.
After November 2, 2026, all new appraisal submissions to UCDP must use UAD 3.6.
However, revisions to UAD 2.6 reports that were already submitted before the mandate are permitted until May 3, 2027, when the UAD 2.6 pipeline is fully retired.
This means if you have a UAD 2.6 report in your pipeline that was submitted before the mandate and needs a revision, you can still process that revision in the old format through May 2027. But any new appraisal order placed after November 2, 2026, must be completed and submitted in UAD 3.6
During the initial transition to UAD 3.6, some increase in report turnaround time is expected as appraisers adapt to new software, a significantly larger dataset, and revised workflows. Inspection times may also be longer due to expanded data-collection requirements at the property. These effects are expected to diminish as appraisers gain experience and familiarity with UAD 3.6.
Regarding fees, NAN is using a quote-based approach for UAD 3.6 assignments to ensure transparent pricing during the early adoption period. NAN is not increasing its management fee as part of the UAD 3.6 rollout. As appraiser familiarity increases and workflows become routine, both turn times and fee levels are expected to normalize.
NAN will communicate clearly and in advance if any significant changes occur.
While UAD 3.6 introduces a single, standardized reporting structure, it does not create a one-size-fits-all appraisal. The form standardizes how information is reported, not the amount of work required to complete an assignment. Pricing will continue to be driven by scope and complexity, including:
• Property type and characteristics
• Level of inspection, including interior and exterior, exterior-only, hybrid, or desktop
• Client-specific overlays
In short, the reporting format is consistent, but pricing will continue to reflect the actual work required for the specific assignment.
Pricing may not be consistent in the early phase; however, fee modifications should be limited due to the use of a quote-based approach.
While appraiser availability, experience with UAD 3.6, and assignment complexity may influence initial pricing, quoting fees upfront helps set expectations before assignment placement. This approach helps reduce downstream fee changes while ensuring assignments are completed by qualified appraisers. Over time, as panel coverage expands and UAD 3.6 becomes standard practice, assignment-related fee variability is expected to decrease.
During the early stages of UAD 3.6 adoption, some variability is expected as appraisers adjust to new workflows and as supply and demand stabilize. To manage this transition:
• NAN will initially use a quote-based approach for UAD 3.6 assignments.
• Fees will be established based on assignment scope, complexity, and inspection type.
It is important to note that NAN is not increasing its management fee as part of the UAD 3.6 rollout. As appraiser familiarity increases and workflows become routine, fee levels are expected to normalize.
NAN recommends that appraisers complete the following steps before accepting UAD 3.6 assignments:
• The GSE-developed 7-hour CE course, “Appraiser’s Guide to the New URAR,” is available through providers including McKissock, Appraiser eLearning, and the Appraisal Institute. This course is approved for CE credit in all 50 states.
• Software-specific training provided by your appraisal software vendor (e.g., a la mode, ACI, Bradford Technologies) to learn the UAD 3.6 features and workflows within your platform.
• At least one practice report completed in your software before accepting a live UAD 3.6 assignment. Hands-on practice is essential for building confidence and identifying workflow questions before they affect a real assignment.
NAN’s appraiser qualification process for UAD 3.6 includes verification of training completion and use of UAD 3.6-compatible, agency-verified software.
Additionally, NAN has partnered with leading appraisal software companies to provide educational webinars. Visit the NAN Appraiser Webinars page for recordings and upcoming sessions.
UAD 2.6 Quick Lists and templates cannot be automatically converted to UAD 3.6 because only approximately 6% of data fields match between versions. The data structures are fundamentally different. However, the new standardized picklist-driven fields in UAD 3.6 reduce the need for custom Quick List entries.
A mobile inspection app is not required, but it is strongly recommended. UAD 3.6 has a significantly larger dataset, with many conditional subfields that appear only after the parent fields are populated. The volume and structure of data to be collected at the property make mobile data capture tools highly beneficial for efficiency and completeness.
Paper or clipboard-based workflows risk missing conditional data fields and may require return visits to the property. Most major appraisal software platforms offer or will offer companion mobile apps designed for UAD 3.6 data collection.
UAD 3.6 appraisal assignments are only issued to appraisers who meet applicable qualification, training, and compliance requirements. This includes the use of UAD 3.6-compatible, agency-verified software and completion of required education, in addition to NAN’s existing panel standards.
NAN is actively collaborating with appraisers, appraisal-software providers, and QC teams to ensure a seamless transition of the Uniform Residential Appraisal Report (URAR) under UAD 3.6. From training to system readiness, we’re leading the way so that lenders and appraisers can focus on what they do best.
UAD 3.6 introduces more structured, standardized appraisal data, which supports greater consistency and transparency in reviews. NAN’s quality control process continues to focus on credibility, compliance, and risk management, while adapting to the UAD 3.6 reporting framework.
No. UAD 3.6 does not change NAN’s geographic coverage. NAN continues to operate nationwide, and assignments are based on appraiser qualifications and readiness rather than location.
You can reach out to NAN Chief Appraiser Bill Waltenbaugh (BWaltenbaugh@nan-amc.com) for anything related to UAD 3.6.
