Residential mortgage appraisals are going through one of the largest reporting changes in decades. Fannie Mae and Freddie Mac have moved the industry to the new Uniform Appraisal Dataset (UAD) 3.6 and redesigned Uniform Residential Appraisal Report (URAR). The change is already in broad production and becomes mandatory for all new appraisal reports submitted to the Uniform Collateral Data Portal (UCDP) on or after November 2, 2026.
What is UAD 3.6?
UAD 3.6 is a new standardized appraisal dataset and reporting structure created by Fannie Mae and Freddie Mac. It replaces the older collection of appraisal form numbers with a single, data-driven and dynamic Uniform Residential Appraisal Report. Instead of forcing different property types into separate legacy forms, the new report expands or contracts based on the property, inspection type, assignment, and data that apply.
The new structure is aligned with the MISMO 3.6 data standard and is designed to capture more property and market information in standardized fields rather than relying as heavily on free-form commentary and addenda.
When does it become mandatory?
UAD 3.6 entered broad production on January 26, 2026. During the transition period, lenders may submit either legacy UAD 2.6 reports or UAD 3.6 reports when their systems and appraisal partners are ready. Beginning November 2, 2026, all new appraisal reports submitted to UCDP for Fannie Mae and Freddie Mac loans must use UAD 3.6. Revisions to previously submitted UAD 2.6 reports may continue through the legacy pipeline until May 3, 2027.
What homeowners and sellers will notice
The biggest practical difference for a homeowner is that the appraiser may need to collect more structured information and more photographs while at the property. The appraisal visit is still not a home inspection, but the reporting requirements are more detailed than many homeowners are accustomed to seeing.
More interior photographs
For applicable UAD 3.6 reports, required interior photographs include all kitchens, all bathrooms, main living areas such as living rooms, family rooms, dining rooms and bedrooms, below-grade areas including finished and unfinished rooms, and examples of recent remodeling or renovation when present. Additional photographs may also be required for accessory dwelling units, outbuildings, significant defects, views that affect value or marketability, and private water frontage.
More detailed property information
The new report collects more information in standardized fields. Depending on the property, the appraiser may need to document items such as kitchen and bathroom update status and timeframe, estimated roof age, converted areas, ceiling heights, ADU characteristics, outbuilding size and room use, utilities serving outbuildings, amenities, water access, views, energy features, and observable defects or deficiencies.
Sketch and floor-plan information
UAD 3.6 places more emphasis on standardized measurement and digital sketch or floor-plan information. Depending on the assignment and property type, the appraiser may need a software-generated footprint sketch or floor plan showing dimensions and relevant room or area information.
How long should homeowners and agents expect the appraiser to be at the property?
There is no Fannie Mae or Freddie Mac rule stating that a UAD 3.6 inspection must take a specific number of minutes. Inspection time depends on the size, complexity, condition, property type, number of structures, accessibility, and scope of work.
As a practical planning guideline, Epic Appraisal recommends allowing approximately 60 to 90 minutes of unobstructed access for a typical interior-and-exterior residential appraisal. A smaller or straightforward property may take less time, while larger homes, acreage properties, manufactured homes, multi-unit properties, homes with ADUs, shops or multiple outbuildings, waterfront properties, or properties with unusual features may take longer.
The most important thing is not the clock—it is access. The appraiser should be able to move through every required room and property area without waiting for rooms to clear, pets to be moved, locked spaces to be opened, or stored items to be relocated.
What real estate agents should tell their clients
- Expect a more detailed appraisal visit than some homeowners have experienced in the past.
- Make all rooms accessible before the appraiser arrives.
- Have dogs kenneled or otherwise secured so the appraiser can safely view the interior and exterior.
- Clear access to crawl spaces, attics, garages, shops, ADUs, and other structures when the assignment requires them.
- Have a list of significant recent improvements available, including approximate dates when known.
- Do not be surprised if the appraiser photographs bedrooms, bathrooms, updates, outbuildings, views, or other features that may not have been photographed as extensively under older reporting workflows.
- Allow enough appointment time so the appraiser does not have to rush through required data collection.
For a full checklist, see our How to Prepare for an Appraisal guide.
What UAD 3.6 means for lenders and mortgage professionals
For lenders, UAD 3.6 is much more than a new-looking appraisal report. It changes the data being delivered, the appraisal software used to create the report, lender and AMC workflows, UCDP submission requirements, compliance checking, quality-control processes, and the way certain appraisal information is reviewed.
Turn times may be less predictable during the transition
The long-term goal is greater standardization and better data quality, but major technology transitions can create short-term friction. During the transition, appraisal turn times may be affected by several factors:
- Appraisers learning and adapting to a substantially different reporting workflow.
- More structured data collection and additional required photographs at the subject property.
- Appraisal software updates and compatibility issues.
- AMC and lender platform integrations.
- New compliance edits and quality-control review processes.
- Revision requests that arise while lenders, reviewers, appraisers, and software systems adjust to the new dataset.
- Pipeline management as the November 2, 2026 mandate approaches.
Fannie Mae and Freddie Mac have specifically advised lenders to begin transitioning early and to allow enough time to order, receive, and submit appraisal reports before the mandate. Because the mandate is based on the initial UCDP submission date—not the loan application date or appraisal effective date—waiting until the last minute can create avoidable pipeline issues.
Not every change adds time
Some changes may ultimately improve efficiency. For example, under Fannie Mae’s UAD 3.6 policy, appraisers are no longer required to physically drive by each comparable sale from the street, although appropriate comparable photographs are still required. UAD 3.6 also includes standardized compliance checking designed to identify missing or invalid data before a report is delivered.
What is changing in the appraisal industry overall?
UAD 3.6 represents a broader shift away from static appraisal forms and toward structured property data. Several important industry changes are happening at the same time:
- Legacy form numbers are being retired. The familiar 1004, 1073, 2055, 1004C, 1025 and related forms are being replaced by a dynamic reporting structure.
- More information is captured as discrete data. Property characteristics that were previously described primarily in comments can now be reported in standardized fields.
- Reports are more property-specific. Relevant sections appear based on the property and assignment instead of every report following the same fixed form.
- Photo requirements are more clearly defined. Required, conditionally required, and optional images are tied to specific report sections and property characteristics.
- ADUs and manufactured homes receive more structured treatment. UAD 3.6 includes expanded data and policy support for property types that do not always fit neatly into older forms.
- Quality-control systems are becoming more data driven. Appraisal software and lender systems can check reports against UAD compliance rules before or during submission.
- Appraisers will spend less time fitting information into forms and more time reporting standardized property data. The transition may initially take longer, but the intended direction is more consistent and usable appraisal information across the mortgage industry.
Will UAD 3.6 change the appraised value?
No reporting format determines a property’s value. The appraiser is still responsible for developing a credible opinion of value based on the subject property, relevant market evidence, assignment conditions, and applicable appraisal standards. UAD 3.6 changes how information is collected, structured, and communicated—not the fundamental responsibility of the appraiser to analyze the market independently.
What should lenders and agents do now?
The November 2, 2026 mandate is close enough that the transition should already be underway. Lenders should confirm that their appraisal management, review, underwriting, and UCDP workflows are UAD 3.6-ready. Agents and homeowners should expect appraisers to request more complete property access and should plan appointments accordingly.
At Epic Appraisal, we are preparing our workflows around the new reporting requirements while continuing to focus on accurate analysis, clear communication, and realistic turnaround expectations.
Official UAD 3.6 resources
For technical and policy information, visit the official Fannie Mae UAD 3.6 resource center and the Freddie Mac UAD resource center.
Updated September 2026. UAD requirements and implementation guidance may continue to evolve. This article is general educational information and does not replace current Fannie Mae, Freddie Mac, lender, investor, agency, or assignment-specific requirements.