The appraisal report changed. Here's what's different.

It's been available since January 26, 2026, and is required for new GSE appraisals starting November 2, 2026. Lenders granted a one-time GSE exception can use 2.6 until May 19, 2027.

Many appraisers are pricing in extra time on the new report during the transition. Talk to your lender or AMC about current fees.

Early 3.6 assignments are running a few days longer while appraisers and software catch up.

Not yet. FHA is testing 3.6 with a few lenders, and there's no date set for everyone else. Government loans follow current agency guidance.

It's replaced by the URAR, which covers single-family, condo, 2–4 unit, manufactured and co-op properties in one report.

To standardize appraisal data, cut free-form commentary and subjectivity, and make reports easier for people and software to read.

The Uniform Appraisal Dataset (UAD) is the standardized dataset used to report appraisal property information electronically through UCDP. Fannie Mae and Freddie Mac are updating it to create a data-driven, dynamic reporting structure that captures property and market information in one structure for all property and inspection types. The update aligns with MISMO Reference Model 3.6. UAD 3.6 is mandatory for new appraisal reports submitted to UCDP on or after November 2, 2026, unless the lender has a GSE policy exception.

UAD 3.6 becomes mandatory for all new appraisal reports submitted to UCDP on or after November 2, 2026. The mandate is based on the report's initial UCDP submission date. A new UAD 2.6 report submitted on or after that date will receive a Fatal message and a Not Successful submission result. The exception: sellers granted the GSEs' one-time policy exception may still submit UAD 2.6 through February 28, 2027, with reduced functionality from March 1 through May 19, 2027. UAD 3.6 is required for all new submissions starting May 20, 2027.

Yes. Lenders may continue submitting revisions to a UAD 2.6 appraisal report if the original report was submitted to UCDP in UAD 2.6. Revisions submitted to that existing DocFile ID remain in UAD 2.6. From May 20 through June 27, 2027, UAD 2.6 is allowed only for resubmissions of reports already in UCDP, and UAD 2.6 is retired on June 28, 2027.

Lenders, AMCs, and appraisers should confirm that their systems, workflows, and partners are ready. Because the mandate follows the UCDP submission date - not the loan application or appraisal effective date - lenders should allow enough time to order, receive, and submit any UAD 2.6 reports before November 2, 2026. The GSE UAD webpages provide onboarding materials, the Lender Readiness Kit, training, and webinars.

UCDP does not allow the receiving lender to reuse a Document File ID created from another lender's UCDP submission. The new lender may use the transferring lender's DocFile ID and Successful Submission Summary Report when delivering the loan to the GSEs in Loan Delivery or Loan Selling Advisor.

If the applicable GSE policy permits reuse of the appraisal report, the lender can change the loan number in UCDP through the Portal or Direct Integration after the mandate while using the original Document File ID.

Yes. UAD 2.6 retirement applies to appraisal-report submission in UCDP; it does not prevent the loan from being sold to the GSEs. Standard appraisal-report expiration requirements still apply under the relevant GSE policy.

Yes. The legacy residential appraisal forms are being retired and replaced by a single data-driven, flexible reporting structure. This includes the 1004/70 family, condominium, exterior-only, manufactured-home, cooperative, small residential income, rent-schedule, and appraisal update/completion forms. The redesigned URAR, Restricted Appraisal Update Report, and Completion Report share a consistent look and feel.

Yes. Under the new URAR, the subject property's data drives the report instead of a form type or form number. The dynamic structure and its discrete, repeatable data replace the legacy form-number approach.

Restricted Appraisal Update Reports and Completion Reports are separate reports under UAD 3.6. When applicable, they must be submitted in UAD 3.6 ZIP format and associated with an existing UAD 3.6 URAR submission in UCDP. For UAD 2.6, the existing 1004D/442 process remains unchanged and uses UAD 2.6 XML. UCDP does not accept mixed UAD standards under the same DocFile ID, so the update or completion report must match the original appraisal's format.

A construction loan tied to a subject-to-completion UAD 2.6 appraisal may be submitted to UCDP before the mandate. When construction is complete, Form 442/1004D, the Appraisal Update and/or Completion Report, or another accepted alternative must be retained in the loan file for the life of the loan.

Usually, market rent is part of the original assignment and appears in the URAR's Rental Information section, so a separate 1007/1000 is not needed. If market rent is needed later, the original appraiser should amend the URAR. Only in rare cases when that appraiser is unavailable may another appraiser complete the legacy rent schedule, while taking the steps needed for USPAP compliance.

The GSEs do not require the Operating Income Statement. They have retired the form and do not expect to receive it through UCDP.

Yes. UAD 3.6 supports traditional, hybrid, desktop, and exterior appraisal assignments. Refer to the applicable GSE Selling Guide for policy requirements.

No. Instead of a General Addendum, each URAR section includes specific fields where the appraiser can add commentary as needed.

Yes. The URAR's purpose has not changed. Its opinions, conclusions, and certifications are for the intended user to evaluate the subject property for a mortgage finance transaction or related activities.

Yes. The GSEs worked with FHA, USDA, and VA to include their specific requirements in UAD 3.6. Contact the applicable agency for its implementation plan.

UAD 3.6 uses standardized data fields and enumerations to define the property. This helps lenders and other end users understand property characteristics, verify eligibility, and assess overall collateral risk.

No. Land-only appraisals are outside the scope of the UAD 3.6 and Forms Redesign project.

Through appraisal software, an appraiser can use the GSE UAD Compliance APIs to evaluate XML against the UAD Delivery Specification. The rules check data completeness, validity, format, data type, and reasonableness. The API does not include Loan Collateral Advisor or Collateral Underwriter messages or findings such as eligibility, risk scores, or appraisal quality.

For lenders delivering loans to the GSEs, ULDD Phase 5 (version 5.1.0) includes enhancements that align ULDD property data points with UAD 3.6.

Appraisers can take the GSE-created training available through appraisal education providers, including options for continuing education credit. They should work with their appraisal software vendor on functionality, vendor training, and testing timelines, and review the GSE's Industry's Guide to the New URAR, reference-guide appendices, and sample scenarios.

The required UAD version should be stated in the Engagement Letter. If it is not, the appraiser should ask the client. During a staged lender rollout, the required version may vary by assignment and by lender.

The rating scale has not changed, but the definitions were rewritten for clarity. Interior and Exterior Condition and Quality Ratings were also added so the report can distinguish meaningful differences between interior and exterior condition. See Appendix 2 of the URAR Reference Guide or the Condition and Quality Rating Definitions for details.

Yes. The ratings apply to every residential property type, including manufactured homes. This is a change from UAD 2.6.

They provide more granular data about property components and support development of a credible opinion for the overall Condition and Quality Ratings under the updated definitions.

Yes. The URAR Reference Guide's Unit Interior section explains Room Update Status for kitchens and baths, Overall Update Status for bathrooms, and Overall Update Status for flooring. New construction should be reported as Fully Updated rather than Not Updated.

It means the subject or comparable has an undivided interest in land that supports the dwelling and is commonly owned, typically by an association. When a site is owned in common, Total Site Size is not required. Fee simple and leasehold are not factors in determining whether the site is owned in common.

For original construction spanning multiple years, report the year the structure was completed. For example, a home started in 2024 and completed in 2025 is reported as 2025. If an addition was constructed years later, report the year of the original structure; a 1950 home with a 2002 addition is reported as 1950.

The URAR captures detailed ADU information including size, condition, room count, and location. ADUs are displayed more consistently than on legacy forms, making them easier for reviewers to identify. See the URAR Reference Guide for complete field requirements.

Add an Additional Row under the Dwelling(s) subsection, label it Total Units, and show the unit count for the subject and every comparable. Make total-unit-count adjustments on that row. Make feature-level adjustments, such as differences between one- and two-bedroom units, on the matching line in the Unit(s) subsection. Avoid adjusting the same unit characteristic twice.

Measure ceiling height at its highest point, consistent with standard measurement practice. Choose the ceiling style that best represents the predominant overall shape using the UAD Reference Guide options. If none fits, choose Other and provide a description.