UAD 3.6 Is Here: What Real Estate Agents Need to Know About the New Appraisal Report

If you work in real estate, you may start noticing that appraisal reports look very different — and you may notice appraisers asking more questions or spending additional time at the property.

That’s because the residential appraisal industry is transitioning to UAD 3.6, one of the most significant changes to appraisal reporting in years.

Fannie Mae and Freddie Mac began allowing broad production of UAD 3.6 reports in January 2026, and lenders have been transitioning throughout the year. Beginning November 2, 2026, UAD 3.6 becomes mandatory for new appraisal reports submitted to the Uniform Collateral Data Portal (UCDP) for loans delivered to Fannie Mae and Freddie Mac.

So, what does that mean for real estate agents, sellers, and buyers?

First: What Is UAD 3.6?

UAD stands for Uniform Appraisal Dataset.

The current appraisal forms many Realtors recognize — such as the 1004 for a single-family home and the 1073 for a condominium — are being replaced by a new, data-driven reporting structure.

Rather than having numerous separate appraisal forms for different residential property types, UAD 3.6 introduces a dynamic Uniform Residential Appraisal Report (URAR) that changes based on the property and assignment.

For Realtors, the important takeaway is simple:

The appraisal is becoming more detailed, more standardized, and much more data-driven.

What Realtors Should Expect

1. The Appraiser May Spend More Time at the Property

Don't be surprised if an appraisal inspection feels more detailed than it has in the past.

The new reporting structure captures significantly more structured property information. Appraisers need to accurately document the property so that information can be reported within the new dataset.

That may mean additional observation, documentation, measurements, photographs, or questions during the inspection.

Realtor Tip: When scheduling an appraisal, avoid promising your seller that the appraiser will be "in and out in 15 minutes." Give the appraiser adequate access and time to properly inspect the property.

2. Expect More Detailed Property Information

UAD 3.6 is designed to move appraisal reporting away from relying heavily on free-form commentary and toward standardized, structured data.

The redesigned report can capture more detailed information about the subject property, site, improvements, market, highest and best use, and other characteristics.

The end result may look unfamiliar at first, but the objective is to provide lenders with more consistent and usable appraisal information.

3. Photos and Documentation Matter

UAD 3.6 includes updated requirements surrounding appraisal photographs and images. Fannie Mae and Freddie Mac have even published a dedicated job aid identifying required, conditionally required, and optional photographs under the new reporting structure.

That means appraisers may need to photograph areas or property characteristics that agents and homeowners weren't accustomed to seeing documented in previous appraisals.

If an appraiser takes additional photographs, it doesn't necessarily mean something is wrong with the property.

They may simply be documenting information required by the new appraisal reporting standards.

4. Square Footage Isn't Becoming a Matter of Opinion

UAD 3.6 continues to put significant emphasis on standardized reporting of a property's finished area, including compliance with applicable ANSI measurement requirements. Fannie Mae and Freddie Mac have published specific UAD 3.6 guidance to help appraisers properly report residential area.

This is especially important when MLS square footage, tax records, builder plans, and appraiser measurements don't agree.

Remember: MLS square footage and appraisal-reported finished area are not automatically the same thing.

Agents should be careful about relying exclusively on tax records or previous listings when representing a home's square footage.

5. Unique Property Features Need Good Information

Does the property have an ADU? Finished basement? Converted garage? Multiple living areas? Recent addition? Unusual site characteristics?

Make that information readily available.

The new appraisal structure is designed to capture more detailed property information, so providing accurate documentation can help the appraiser understand the property.

Helpful information may include:

• Surveys or plats

• Floor plans

• Permits

• A list of recent renovations and improvements

• Dates of major updates

• Information about additions

• HOA or condominium information

• Relevant information about accessory units or other unusual property features

Providing information does not mean telling the appraiser what the property should be worth. It simply helps make sure the appraiser has accurate information to analyze.

Will UAD 3.6 Change Property Values?

Not simply because the form changed.

The purpose of UAD 3.6 is to modernize how appraisal information is collected and reported — not to automatically increase or decrease appraised values.

Appraisers still analyze the property, relevant market data, comparable sales and other applicable information to develop their opinion of value.

What is changing is the level and structure of the information being reported.

Will Appraisals Take Longer?

During the transition, they can.

Appraisers, lenders, appraisal management companies and software providers are all adapting workflows and technology to the new reporting requirements.

Fannie Mae itself has encouraged lenders and appraisers to begin transitioning before the November mandate rather than waiting until the last minute.

As everyone becomes more familiar with the new process, workflows should become more efficient. But during the initial transition, Realtors should build a little flexibility into appraisal timelines.

What Can Real estate agents Do to Help?

The best thing real estate agents can do is prepare the property and information before the appraiser arrives.

Make sure the appraiser has access to all areas of the property, and have relevant documents and property information readily available.

If you provide comparable sales, renovations, contracts, surveys or other information, provide factual information and allow the appraiser to independently determine its relevance to the assignment.

Most importantly, remember that more questions don't necessarily mean there's a problem. The appraisal process itself is changing.

The Bottom Line

UAD 3.6 isn't just a cosmetic redesign of the old appraisal form.

It represents a major modernization of residential appraisal reporting, replacing many familiar legacy forms with a flexible, data-driven Uniform Residential Appraisal Report.

For Realtors, that means you may see:

More detailed inspections. More property data. More photographs and documentation. A very different-looking appraisal report. And, particularly during the transition, potentially longer appraisal turn times.

The good news? You don't need to become an appraisal expert.

Understanding why the process is changing — and preparing your sellers and buyers for what to expect — can help keep transactions moving smoothly.

At Efird Appraisals, our appraisers are preparing for and completing UAD 3.6 assignments throughout North Carolina and South Carolina. As the industry moves toward full implementation, we'll continue helping our Realtor, lender and client partners understand what these changes mean in the real world.

Have questions about UAD 3.6 or the appraisal process? Reach out to the Efird Appraisals team. We're happy to be a resource.