By John Dingeman, Chief Appraiser
UAD 3.6 is the biggest change to residential appraisal reporting in decades, and it affects the loans your buyers rely on. How a home's value is determined has not changed. What has changed is how appraisers collect, document, and present their work.
We pulled together common questions real estate agents have about UAD 3.6, with straight answers on what it means for your deals.
Download the UAD 3.6 FAQ for Real Estate Agents (PDF) to keep on hand.
UAD 3.6: The Basics
What is UAD 3.6, and why is it happening?
UAD 3.6 stands for Uniform Appraisal Dataset, version 3.6. Fannie Mae and Freddie Mac developed it to modernize how appraisals are reported.
For years, residential appraisals have relied on forms designed decades ago. UAD 3.6 replaces those forms with a more flexible, data-driven report that gives more detail about the property, its features, and the appraiser's analysis. The goal is more consistent, transparent, and higher-quality information for mortgage lending.
Which loans does UAD 3.6 affect, and which does it not?
UAD 3.6 mainly affects conventional loans, meaning mortgages intended for sale to Fannie Mae and Freddie Mac.
Fannie Mae and Freddie Mac require UAD 3.6 starting November 2, 2026. Lenders that need more time can request a one-time exception to keep using the older report format through May 19, 2027, so you may see both report types until then. Here’s where other loan types stand as of November 2026:
- HA and USDA: Accept UAD 3.6 reports but have not required them. FHA has not announced a mandatory date.
- VA: Has not adopted UAD 3.6.
- Cash deals, private financing, and other assignments: Not automatically subject to UAD 3.6, though individual lenders may choose to use the format.
Does UAD 3.6 change how a home's value is determined?
No. Appraisers still analyze comparable sales, market conditions, location, property features, and other factors that affect market value.
What UAD 3.6 changes is the way that analysis is documented and communicated. A home is not worth more or less because it was appraised on the new format.
What's the one thing to tell buyers and sellers about UAD 3.6?
The appraisal is getting more detailed, but its purpose is the same: an independent, credible opinion of the property's market value.
Expect the appraiser to collect and report more specific information about the home. That detail is there to improve the quality and consistency of the appraisal.
What Happens at the Property
What should buyers and sellers expect when the appraiser visits under UAD 3.6?
For many transactions, the visit will look familiar. The appraiser will observe the interior and exterior, measure or verify key dimensions, document condition, and note features that affect value.
Appraisers may also record more about individual rooms, finishes, and improvements, and some will use mobile apps or digital measuring tools to do it. Depending on the home and the tools involved, the visit may take a bit longer.
Why are appraisers capturing more detail, and using technology to do it?
The new report requires more structured, specific property information than the old forms did. Technology helps appraisers collect that information efficiently, measure more precisely, and avoid entering the same data twice.
The appraiser is still responsible for the professional judgment behind the report and everything in it. Technology helps with gathering the data.
How can sellers and listing agents prepare for a UAD 3.6 appraisal?
Sellers and listing agents can help most by making the whole property accessible and having key documents ready.
Make sure the appraiser can get into the entire property, including garages and accessory structures. Have a list of significant improvements with approximate completion dates, along with permits for work that required them and any floor plans or surveys. Point out additions, converted spaces, accessory dwelling units (ADUs), and major renovations.
This information doesn't guarantee an improvement will add a set amount to the value. It does help the appraiser build a complete picture of the home.
Why might the appraiser's square footage or room count differ from the MLS?
MLS data, tax records, builder plans, and appraisal measurements don't always follow the same standards or definitions. Appraisers must follow the measurement and reporting requirements for the assignment, including ANSI standards.
Differences often come from how finished areas, below-grade spaces, additions, and rooms are classified. For example, a finished basement may be included in a listing's square footage but reported separately in the appraisal.
A difference doesn't automatically mean the listing or the appraisal is wrong. It may simply reflect different rules.
Timing and Contracts
What should agents expect while everyone gets used to UAD 3.6?
Like any major industry change, there's a learning curve. Appraisers are adapting to new software and reporting requirements, while lenders, appraisal partners, and technology providers adjust their systems and workflows.
Some transactions may take longer, especially when technical issues or requests for clarification come up. Still, the industry has been preparing for this change for several years, and the goal is a more efficient, consistent process over time.
How can agents build flexibility into contract dates and contingencies?
Talk with the lender about appraisal timelines early, and don't assume past turn times will always apply. When it makes sense, allow reasonable room for appraisal completion, lender review, and any revisions.
There's no universal requirement to extend contract periods because of UAD 3.6. The key is setting realistic expectations and communicating early.
What can agents do to keep a deal on track?
- Ask the lender to order the appraisal as early as practical.
- Coordinate property access quickly.
- Have property information ready to share.
- Stay in touch with the lender on appraisal status.
- Respond quickly when more information is requested.
The appraiser must remain independent. Agents can share factual property information and relevant market data, but should not try to influence the appraiser's value conclusion.
What if the appraisal comes in below the contract price?
The options are largely the same as before. Buyers and sellers can renegotiate the price, the buyer can bring additional funds, the parties can explore other financing, or the deal can be terminated if the contract allows.
If there are concerns about the appraisal's completeness or factual details, the borrower can request a Reconsideration of Value (ROV) through the lender. UAD 3.6 does not eliminate or fundamentally change that process.
A strong ROV points to specific factual errors, relevant market information, or gaps in the appraiser's analysis. Simply disagreeing with the value is not enough.
Real estate agents and brokers can request an ROV too, as long as they have the borrower's authorization. The request is still submitted through the lender. For appraisals ordered through Class Valuation, see our ROV process and request form.
The Report
How is the UAD 3.6 report different from the old one?
The old reports relied on standardized forms, like the familiar 1004 Uniform Residential Appraisal Report. UAD 3.6 introduces a dynamic report that adapts to the property type and the information relevant to the assignment.
Instead of fitting every home into the same fixed form, the new report can show more about the property's features, improvements, condition, and the appraiser's analysis. It may look quite different from the reports agents have seen for decades.
You can walk through a UAD 3.6 sample report section by section in our complete guide.
Is the UAD 3.6 report easier to read, and what should clients look at first?
The redesigned report organizes property information into more clearly defined sections, with fuller descriptions of the home. That said, more information doesn't mean a shorter report. Some will be longer than before.
Buyers should start with:
- The appraiser's opinion of value
- The property description
- Any conditions or required repairs
- The comparable sales supporting the value
Remember, an appraisal is not a home inspection and shouldn't be treated as a substitute for one.
What do the condition and quality ratings mean?
Condition and quality ratings are standardized ways to describe a home. They measure different things.
Condition ratings (C1 to C6) describe the home's physical state, upkeep, and needed repairs. Quality ratings (Q1 to Q6) describe construction materials, design, workmanship, and overall build.
On both scales, 1 is the highest rating and 6 is the lowest. But the two shouldn't be confused. A home with a lower quality rating isn't necessarily in poor condition, and a higher quality rating doesn't automatically mean a higher value. Read the ratings alongside their definitions and the appraiser's analysis.
How and when do clients receive a copy of the appraisal report?
The lender is responsible for giving the borrower a copy under federal disclosure rules. For most covered mortgage transactions, the borrower must receive it promptly upon completion or at least three business days before closing, whichever comes first, subject to waiver provisions.
Because the report is prepared for the lender, sellers and listing agents aren't automatically entitled to a copy. The buyer may choose to share it, subject to any restrictions. UAD 3.6 does not change these disclosure rules.
The Bottom Line
UAD 3.6 brings a new report and a more detailed appraisal visit. Agents who prepare sellers, plan realistic timelines, and keep in touch with the lender will help their clients move through the change with fewer surprises.
Want to go deeper? Our UAD 3.6 Resource Hub has webinar recordings, cheat sheets, sample reports, and links to GSE resources.
You can also download the PDF version of this FAQ for quick reference.
John Dingeman is chief appraiser at Class Valuation, where he assists quality control and compliance functions, including appraisal escalations, vendor quality assurance, client concerns and mandatory reporting requirements. He can be reached at jdingeman@classvaluation.com.