UAD 3.6 vs Current UAD: What Appraisers Need to Know
This is the reference page. Not the explanation (that's here). Not the preparation plan (that's here). This is the page you bookmark and come back to when you're mid-report and need to know how the old system maps to the new one.
I built this as the comparison I wish I'd had the first time an appraiser asked me to explain what's actually different. Everything side-by-side. Minimal narration. Just the facts.
The Core Comparison
| UAD 2.6 (Current) | UAD 3.6 (New) | |
|---|---|---|
| Forms | Static numbered forms (1004, 1073, 2055, etc.) | Single dynamic URAR - adapts to property type and scope |
| Form selection | You or the lender choose the form number | Property characteristics drive the layout automatically |
| Data standard | MISMO 2.6 XML | MISMO 3.6 XML |
| Data entry | Mix of structured fields and free-form narrative | Primarily structured data (checkboxes, dropdowns) with narrative in key sections |
| Condition ratings | One C rating (1-6) for the whole property | Separate interior and exterior condition ratings |
| Quality ratings | One Q rating (1-6) for the whole property | Separate interior and exterior with +/- modifiers (Q3+, Q4-) |
| Report organization | Data scattered across form pages | Grouped by topic (site, improvements, additional structures) |
| Comp photos | Drive-by of each comp required | Drive-by retired - source comp photos at your discretion |
| Delivery format | XML file to UCDP | ZIP package (XML + PDF + all photos/exhibits) |
| Pre-submission checks | Limited validation | Built-in compliance/validation API |
| Revision tracking | No built-in tracking | Documented log: who requested, when, and why |
| Energy efficiency | Not captured as structured data | New dedicated section with structured fields |
| Disaster mitigation | Not captured | New dedicated section |
| Comps considered but not used | No formal field | "Additional Properties Analyzed But Not Used" table |
| Room-level detail | General interior description | Dimensions, condition, and materials per room |
| Ceiling height | Not specifically required | Required for every room, rounded to nearest foot |
| ADU tracking | Limited | Expanded eligibility and reporting |
| Submission summary | PDF only | Redesigned PDF + JSON format |
Sources: Fannie Mae UAD Hub, Freddie Mac UAD Hub, ValueLink overview
How Legacy Forms Map to the New URAR
Fannie Mae and Freddie Mac published a guide called "Functioning Without Form Numbers" that maps every legacy form to the dynamic URAR. (Freddie Mac FAQ)
| Legacy Form | What You Used It For | UAD 3.6 Equivalent |
|---|---|---|
| 1004 / 70 | Standard 1-unit SFR, full interior | Dynamic URAR, property type = SFR, scope = Full Interior & Exterior |
| 1073 / 465 | Condo | Dynamic URAR, Project Legal Structure = Condominium |
| 1075 / 466 | Condo exterior-only | Dynamic URAR, Project Legal Structure = Condo, scope = Exterior Only |
| 2055 | SFR exterior-only | Dynamic URAR, scope = Exterior Only |
| 1004D / 442 | Update or completion report | Separate Completion Report and Restricted Appraisal Update Report |
| Small Income / 1025 | 2-4 unit property | Dynamic URAR with appropriate unit count |
| Desktop appraisal | No physical visit | Dynamic URAR, scope = Desktop |
The key shift: you don't choose a form anymore. You describe the property and the scope, and the report adapts.
The Timeline
| Phase | Dates | What It Means |
|---|---|---|
| ULDD Phase 5 Mandate | July 28, 2025 | Prerequisite data standard. Mostly behind-the-scenes. |
| Limited Production | September 8, 2025 | Select lenders tested UAD 3.6. |
| Broad Production | January 26, 2026 - November 1, 2026 | We're here now. Lenders can accept either format. Best time to practice. |
| Mandatory | November 2, 2026 | All new GSE appraisals must use UAD 3.6. |
| Legacy Retirement | May 3, 2027 | UAD 2.6 fully retired. No more revisions on legacy reports. |
Source: Freddie Mac Timeline PDF
What Did NOT Change
USPAP is the same. Standards, ethics, competency, independence - identical.
The sales comparison approach is still the foundation. Comps, adjustments, reconciliation. Unchanged.
Your professional judgment still drives the analysis. The report structure changed. Your role didn't.
Non-lender work is completely unaffected. Estate, divorce, tax appeal, private party work doesn't use UAD formatting. More on this in UAD 3.6 Doesn't Apply to Your Most Profitable Work.
The Practical Impact, Briefly
For the full daily-workflow breakdown, see How UAD 3.6 Changes Reports. Here's the summary:
Reports take longer at first. 25-50% more time during the learning curve. Most appraisers expect to recover within 3-6 months.
Dual-format fatigue is real. Between now and November, you may switch between UAD 2.6 and 3.6 depending on the lender. The sooner you commit to 3.6, the less switching you do.
Comp drive-bys are gone. Genuine time savings, especially for large coverage areas.
Revision requests now have a paper trail. Documented log creates accountability for unreasonable demands.
Fewer revision requests expected long-term. The "Additional Properties Analyzed" table, structured data, and validation API reduce ambiguity.
All Official Resources
This is the comprehensive reference list. Other articles in this series link here rather than duplicating the full list.
GSE Primary Sources:
- Fannie Mae UAD Hub
- Freddie Mac UAD Hub
- Fannie Mae UAD 3.6 FAQ
- Freddie Mac UAD 3.6 FAQ
- Fannie Mae Selling Guide UAD 3.6 Supplement (166 pages)
- Freddie Mac Timeline PDF
- Fannie Mae Broad Production Announcement
Training and Field Resources:
- Free URAR Training Course (~4 hours)
- Inspection and Reporting Tips (4-page printable)
- Updated C&Q Rating Definitions PDF
- Freddie Mac Submission Summary Report Guide
Software Vendor Resources:
- a la mode UAD 3.6 Timeline
- TOTAL UAD 3.6 User's Guide
- ACI UAD News
- SFREP First UAD 3.6 Submission
- SFREP Field Data Collection Guide
Video Resources:
- Freddie Mac/Fannie Mae Preparedness Webinar (29 min)
- TOTAL UAD 3.6 Live Demo
- SFREP: Unlocking UAD 3.6
- Appraiser eLearning: UAD 3.6 Key Changes
- SFREP: UAD 3.6 Everything You Need to Know (1hr 17min)
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Jon Barrett
Jon Barrett is the founder of Appraiser Machine and has spent over a decade working with independent appraisers. He's built 300+ appraiser websites, co-led a national appraiser mastermind group, and talked with hundreds of appraisers about what's actually working in their practices. He built Appraiser Machine because the operations side of running an appraisal practice was still stuck in spreadsheets and duct tape - and appraisers deserved better.
