UAD 3.6 Appraisal Changes 2026 | Phoenix & Scottsdale
UAD 3.6 Appraisal Changes Are Coming November 2, 2026: What Phoenix & Scottsdale Realtors, Buyers and Sellers Need to Know
Updated September 29, 2026 | Phoenix & Scottsdale, Arizona
If residential real estate is your business, UAD 3.6 is about to become part of your business.
Beginning November 2, 2026, Fannie Mae and Freddie Mac will require UAD 3.6 for all new appraisal reports submitted to the Uniform Collateral Data Portal (UCDP). Fannie Mae
But UAD 3.6 isn't simply a new appraisal form.
It changes how residential property information is collected, structured, reported and reviewed throughout the mortgage process.
For Phoenix and Scottsdale Realtors, buyers, sellers and homeowners, here's what you need to know—and what you can do now to prepare.
What Is UAD 3.6?
UAD 3.6 is the new Uniform Appraisal Dataset developed by Fannie Mae and Freddie Mac to modernize residential appraisal reporting.
The GSEs are replacing numerous legacy appraisal forms with a data-driven, flexible and dynamic reporting structure built around the redesigned Uniform Residential Appraisal Report, or URAR.
UAD 3.6 also aligns appraisal reporting with MISMO Reference Model 3.6. Fannie Mae
Think of it this way:
OLD: Different appraisal forms + standardized fields + information that may also appear in narrative commentary and addenda.
NEW: A dynamic URAR built around substantially more structured property and appraisal data.
And there's another major change:
Form numbers are going away.
With the new URAR, the data describing the subject property drives the appraisal report—not the old form type or number. Fannie Mae
When Does UAD 3.6 Become Mandatory?
November 2, 2026.
All lenders must use UAD 3.6 for new appraisal submissions to UCDP beginning November 2, 2026.Fannie Mae
This is one of the most important things for mortgage and real estate professionals to understand:
The initial UCDP submission date matters.
Don't assume that because an appraisal was ordered before November 2 it automatically qualifies under the old UAD 2.6 system.
Fannie Mae specifically advises lenders to carefully manage appraisal pipelines approaching the mandate because UCDP feedback messages are based on the submission date. Fannie Mae
Two dates to remember:
November 2, 2026
UAD 3.6 becomes mandatory for new submissions.
May 3, 2027
UAD 2.6 is retired. Fannie Mae
Existing UAD 2.6 reports that were properly submitted before the mandate can still have qualifying revisions/resubmissions during the transition period.
Why Are Fannie Mae and Freddie Mac Changing Appraisals?
The goal is to create more consistent, structured and usable residential appraisal data.
Under the legacy system, additional required information can end up in free-form commentary and appraisal addenda.
UAD 3.6 moves toward discrete, repeatable data and a single reporting structure that can account for different property and inspection types. Fannie Mae
That means information can be captured in standardized fields rather than relying as heavily on someone finding an important detail buried in several paragraphs of an addendum.
Why does that matter?
More structured data can potentially make property information easier for lenders, underwriters and automated systems to identify and evaluate consistently.
That doesn't guarantee:
A faster appraisal
Fewer conditions
Fewer revisions
A faster closing
A higher appraisal
But the GSEs' stated modernization goals include improving the quality and consistency of appraisal information. Fannie Mae
What Is the New Uniform Residential Appraisal Report (URAR)?
The URAR is the redesigned residential appraisal report used with UAD 3.6. It replaces numerous legacy appraisal forms with a flexible, dynamic report driven by the property and assignment data.Fannie Mae
Realtors who are accustomed to seeing appraisal form numbers such as the 1004, 1073, 1004C or 1025 are going to see a different approach.
Instead of selecting a legacy report because a property fits a particular form, the property data drives what appears in the new report.
That's why I don't think of UAD 3.6 as simply a “new appraisal form.”
It's a new language for reporting residential property data.
Why Should Phoenix & Scottsdale Realtors Care About UAD 3.6?
Because your listings are the properties being described.
And the more unusual the property, the more important it can be to understand exactly what you're selling.
In Phoenix, Scottsdale and throughout Maricopa County, we regularly encounter properties with:
Casitas • Guest Houses • ADUs • Additions • Garage Conversions • Extensive Remodels • Custom Luxury Features • Acreage • Accessory Structures • Unusual Floor Plans
UAD 3.6 introduces more standardized ways of reporting property characteristics.
For example, Fannie Mae's UAD 3.6 materials distinguish among:
Finished above-grade area
Finished above-grade nonstandard area
Unfinished above-grade area
Finished below-grade area
Finished below-grade nonstandard area
Unfinished below-grade area Fannie Mae
Fannie Mae has also moved away from some terminology Realtors may be accustomed to seeing. In its UAD 3.6 guidance, for example, Fannie describes above-grade finished area and below-grade finished area in place of the traditional Selling Guide terms GLA and basement. Fannie Mae
The takeaway for Realtors:
Know your listing.
Don't wait for the appraisal to discover that you and the appraiser understand an addition, casita, converted garage or finished area differently.
Virginia's UAD 3.6 Listing Checklist for Phoenix & Scottsdale Realtors
Before the appraisal, ask:
Does the property have an ADU, casita or guest house?
Have any additions been made to the original home?
Has a garage or other area been converted into living space?
Are there unusual finished or unfinished areas?
What major renovations or improvements have been completed?
Approximately when were those improvements completed?
Are permits or supporting documents available when applicable?
Are there accessory structures or unusual property features?
Can the appraiser or property data collector reasonably access the relevant areas of the property?
Is there something unusual about this property that the lender should know about before the appraisal becomes a closing issue?
A Realtor doesn't determine how the appraiser ultimately classifies or values these characteristics.
But accurate information early in the transaction can help everyone understand what they're dealing with.
How Should Sellers Prepare for a UAD 3.6 Appraisal?
Make the property accessible and make accurate information easy to verify.
Sellers should consider gathering information about significant property improvements before the appraisal appointment, including:
Major renovations
Additions
Kitchen and bathroom remodels
ADUs or casitas
Converted spaces
Approximate dates improvements were completed
Permits when applicable and available
Solar information when relevant
Significant property or system improvements
This isn't about trying to convince an appraiser what your home is worth.
It's about making accurate information about the property readily available.
Will an Appraiser Take More Photos Under UAD 3.6?
UAD 3.6 contains specific photo and image reporting requirements, including required, conditionally required and optional images depending on the assignment and property.
Fannie Mae released dedicated UAD 3.6 guidance to clarify these requirements and improve consistency in appraisal reporting. Fannie Mae
So sellers and Realtors shouldn't be surprised if the documentation process feels different from appraisals they've experienced in the past.
Does UAD 3.6 Require Every Room to Be Measured?
Don't assume that “UAD 3.6 means the appraiser must measure every room” is an accurate description of the rule.
UAD 3.6 does include more detailed property reporting, and Fannie Mae has published specific guidance for documenting residential property area in accordance with applicable ANSI requirements. Fannie Mae
The scope of an individual appraisal still depends on the assignment.
That's why I'd be cautious when you see social-media posts reducing UAD 3.6 to “appraisers now have to measure every room.”
The actual changes are much broader than that.
What Is a Hybrid Appraisal?
A hybrid appraisal separates the on-site property data collection from the appraiser's valuation analysis.
For certain eligible Fannie Mae transactions, a recent interior and exterior property data collection can be used instead of the appraiser personally performing the on-site inspection.
The appraiser receives the property data and uses it, along with other appropriate sources, to develop the appraisal and opinion of value. Fannie Mae
So who comes to the house?
Potentially, a property data collector.
The property data collection and appraisal report are separate assignments and may be performed by different people. Fannie Mae
Does that mean the appraiser is removed from the process?
No.
The appraiser still develops the appraisal and opinion of value.
Hybrid appraisals also require the same exhibits as traditional appraisals, including an ANSI-conforming floor plan. Fannie Mae
Not every transaction is eligible for a hybrid appraisal; DU and applicable program requirements determine available appraisal options. Fannie Mae
Does UAD 3.6 Mean My Home Will Appraise Lower?
No. UAD 3.6 does not predetermine whether a property will appraise higher or lower.
UAD 3.6 changes the dataset and reporting structure used to communicate appraisal information.
It does not establish a predetermined market value for a property.
The appraiser's analysis and professional judgment remain central to the appraisal.
More standardized data does NOT automatically mean a lower appraisal.
I'm a Buyer. Why Does UAD 3.6 Matter to Me?
Your appraisal may look different, contain more structured property information and use terminology you haven't seen before.
That doesn't mean something is wrong with your property or transaction.
If you're buying a home with a casita, ADU, addition, converted space or unusual features, however, it's particularly important that your lender understand the property early.
A beautiful feature to a buyer isn't necessarily classified the same way for appraisal and mortgage purposes.
Ask questions before you're three days from closing.
I'm a Seller. Why Does UAD 3.6 Matter to Me?
Your home's physical characteristics are being documented for the appraisal.
That makes it useful to have accurate information available about significant renovations, additions, ADUs and other unusual features.
Your job isn't to influence the appraiser.
Your job is to make it easy for the appropriate professional to see the property and verify accurate information about it.
I'm a Realtor. What Should I Do Differently?
Three things:
Know the property.
Understand additions, conversions, ADUs, casitas and unusual areas before you list.
Gather information early.
Don't start looking for renovation details or permits the day an appraisal problem appears.
Talk to your lender early.
If something about the property is unusual, I'd rather know before the appraisal is ordered than three days before closing.
That conversation costs nothing.
A surprise late in the transaction can cost everyone time.
UAD 3.6 Frequently Asked Questions
When does UAD 3.6 go into effect?
UAD 3.6 becomes mandatory November 2, 2026, for all new appraisal submissions to UCDP.Fannie Mae
When is UAD 2.6 retired?
May 3, 2027.Fannie Mae
Is UAD 3.6 just a new appraisal form?
No. It introduces a data-driven, flexible and dynamic reporting structure and the redesigned Uniform Residential Appraisal Report. Fannie Mae
What is URAR?
URAR stands for Uniform Residential Appraisal Report. It is the redesigned dynamic appraisal report associated with UAD 3.6.
Does UAD 3.6 apply in Arizona?
Yes. This is a national Fannie Mae and Freddie Mac appraisal-data initiative, not an Arizona-specific program.
Will UAD 3.6 make my appraisal take longer?
Not necessarily. The amount of time required will depend on the property, assignment, appraisal type and local circumstances. UAD 3.6 should not be interpreted as a guarantee of either faster or slower appraisal turn times.
Does UAD 3.6 mean my house will appraise lower?
No. The new reporting structure does not predetermine the appraiser's opinion of value.
What is a hybrid appraisal?
A hybrid appraisal uses a separate property data collection in place of the appraiser performing the on-site inspection for certain eligible transactions. The appraiser then uses that information and other appropriate sources to develop the appraisal and opinion of value. Fannie Mae
Can an appraisal ordered before November 2, 2026 use UAD 2.6?
Don't rely on the order date. The UCDP submission rules and timing determine whether UAD 2.6 can still be used, which is why lenders need to carefully manage appraisal pipelines approaching the mandate. Fannie Mae
Have an Unusual Property? Let's Talk Before the Appraisal Is Ordered.
Are you a Phoenix or Scottsdale Realtor with a listing or buyer involving a:
Casita? ADU? Addition? Converted garage? Guest house? Major remodel? Unusual living area? Custom luxury property?
Or are you a homeowner or buyer trying to understand what the new appraisal process means for your transaction?
Those are conversations worth having before an appraisal issue threatens a closing.
I'm Virginia Fargo, Mortgage Loan Originator, NMLS #299320. I work with buyers, homeowners and real estate professionals in Phoenix, Scottsdale and throughout Arizona to identify financing and appraisal considerations early in the mortgage process.
Have an appraisal or mortgage financing question?
Let's talk BEFORE it becomes a closing-day question.
Schedule a call with Virginia Fargo
For technical UAD requirements and the latest implementation information, visit the official Fannie Mae UAD 3.6 Resource Center.
Virginia Fargo | Mortgage Loan Originator | NMLS #299320
Empire Home Loans NMLS #1839243 | Equal Housing Opportunity
About Virginia Fargo
Virginia Fargo, providing No Hassle Home Loans, the trusted mortgage consultant, home loan advisor in Scottsdale & across Maricopa County, the leading mortgage broker dedicated to helping consumers save money specializing in home loans, first-time homebuyers, relocation, affordability and self-employed borrower financing.
