Twelve legacy forms. One dynamic replacement. 1,625 data fields. Mandated for every GSE-backed loan — the biggest change to residential appraisal reporting in four decades.
The GSEs began this redesign in 2018. Now the clock is ticking.
Every form number you've ever seen on an appraisal — 1004, 1073, 2055 — is being eliminated. The concept of form numbers itself is going away.
One adaptive report. Property data drives the form — not the other way around.
The new URAR adapts to the property. Select a property type below and watch the relevant sections light up.
The new appraisal isn't a form you fill out. It's a structured dataset that renders into a 20–30 page report.
Each dot is one data field. Only the gold dots are required on every report. The rest are conditional — they only appear when the property data triggers them.
Only about 6% of UAD 3.6 fields match field-to-field with the legacy format. This isn't an update — it's a complete restructuring. A UAD 3.6 appraisal cannot be converted back to UAD 2.6.
Not all 1,625 fields matter equally to you. These are the ones that change how you work with appraisals.
12 standardized resilience features — fire-resistant decking, fortified roofs, impact-resistant glass, storm shelters — now captured as structured data with required commentary.
Why it matters to you: If your listing has resilient features, they're now formally documented in the valuation — not buried in an addendum.
Solar panels, LEED certification, Energy Star ratings, geothermal systems — now captured in three structured subsections instead of freeform footnotes.
Why it matters to you: Green upgrades your sellers invested in finally get formalized in the appraisal.
A yes/no field for high-speed public internet availability. Satellite like Starlink counts as "No." Verified against the FCC Broadband Map.
Why it matters to you: In the remote work era, connectivity is a valuation factor. Properties with fiber or cable broadband now have that documented.
Appraisers must now document how much weight each comparable received — plus a table of properties considered but rejected, with rationale.
Why it matters to you: You can finally see why a comp was chosen or rejected. You have structured data to support a challenge.
Gone: "C3;C4;C3" and "N;Res;1200sf0sfin." Reports now use structured tables with full labels. Your clients can actually read the appraisal.
Why it matters to you: You no longer need to decode appraisal shorthand. Fewer confused phone calls, smoother closings.
The catch-all "General Addendum" is eliminated. Commentary now appears within each section, triggered when input indicates something affecting value.
Why it matters to you: A kitchen deficiency note appears in the kitchen section, not buried on page 47 of an addendum.
The old system gave your home a single condition rating. The new system rates every major component separately — and uses absolute criteria instead of neighborhood comparisons.
Rating was relative — compared to the neighborhood. A house with a 20-year-old roof could get "C3" if every neighbor's roof was older.
Ratings are now absolute — based on objective criteria. C1 = ≤12 months old. C2 = remodeled to studs within 36 months.
Hover or tap each zone to see what gets rated.
The gap between knowing about the change and being prepared for it is the story in four numbers.
Two-thirds of appraisers have taken training. Only one in four feels ready.
That 42-point gap between trained and prepared is the signal. Early adopters report that first UAD 3.6 reports take significantly longer and run around 30 pages — up from 4.
"The first few reports will take time. But once the muscle memory builds, the structured format actually makes better reports."
— Early adopter, Limited Production
Source: Opteon Panel Survey, ~300 appraisers, 2025
Practical takeaways. No jargon — just what changes in your day-to-day.
Reports are expanding from ~4 pages to 20–30. Build extra buffer into your timelines through mid-2027.
Structured tables, section-specific commentary, and embedded photos mean your clients can actually read and understand the appraisal.
Ceiling heights, broadband, green features, disaster mitigation — the appraiser now needs data you may have.
Comparable weighting and the non-selected comparables table give you transparency into how the value was derived.
Solar panels, LEED certifications, storm-hardening — structured fields now, not afterthought footnotes.
Stop saying "1004" or "1073." The concept of form numbers is retired. It's just "URAR" now.
Ceiling heights, broadband provider, green certifications — the new form requires specific data that appraisers will verify.
After November 2, 2026, every GSE-backed loan must use UAD 3.6. FHA has announced adoption as well. No opt-out, no extension.
Where we are, what's coming, and when it settles.
Both UAD 2.6 and 3.6 formats coexist. Turnaround times are inconsistent as appraisers, lenders, and software vendors all adapt simultaneously.
Your move: Familiarize yourself with the new report. When you receive a UAD 3.6 appraisal, take time to read it — the structure is dramatically more informative.
All GSE-backed loans must use UAD 3.6. Every appraiser, every lender, every AMC switches at once.
Your move: Build extra time into any transaction closing near this date. If you're listing in Q4 2026, factor the transition into your timeline.
Legacy fully retired. Reports are richer. Clients understand them. Green features and resilience show up formally. The pain of transition pays off.
Your move: Use the new transparency to your advantage. The component-level ratings, comparable weighting, and structured data — it's all visible now.
November 2, 2026 is coming whether the industry is prepared or not. The agents who understand the new system first will serve their clients best.