When does UAD 3.6 become mandatory?

Every appraisal submitted to Fannie Mae or Freddie Mac on or after November 2, 2026 must be in the UAD 3.6 format. The rule runs on the submission date, not the order date or the effective date.

What happens to an appraisal ordered before November 2, 2026 but not yet submitted?

It has to reach Fannie Mae or Freddie Mac by November 1, 2026 in the legacy format, or be converted to UAD 3.6. A legacy report first submitted on or after November 2 is rejected. Legacy reports submitted by November 1 can be revised in the legacy format until May 3, 2027.

Is the 1004 form going away?

Yes. The 1004, 1073, 1025, 2055, their Freddie Mac versions (70, 465, 72), and the desktop and hybrid variants are all retired, replaced by a single dynamic report that adapts to the property type.

What is the Defects Requiring Action table?

A new table on page 1 of the UAD 3.6 report listing items the appraiser flags for repair, inspection, or completion, with location, recommended action, and the estimated cost to repair when provided. If populated, the value is reported Subject to Repair or Subject to Completion instead of As Is.

What do listing agents need to provide under UAD 3.6?

Substantially more property detail than MLS captures: system install years, upgrade history with permit status, remodel dates by room, and off-market comps the appraiser cannot find alone.

Will UAD 3.6 appraisals take longer?

Two effects: report-writing delays during the transition (temporary) and longer inspection time on site (permanent), because the new report collects roughly 3x more information.

Where can I see a sample UAD 3.6 report?

Fannie Mae published sample UAD 3.6 reports for single-family with ADU, condominium, and 2-to-4 unit properties; all three PDFs are linked on this page.

UAD 3.6 Checklist for Agents + Sample Reports

What is UAD 3.6?

UAD 3.6 is the new Uniform Appraisal Dataset standard from Fannie Mae and Freddie Mac that replaces the 1004 and all legacy appraisal forms with a single dynamic report. It becomes mandatory for every appraisal submitted to Fannie Mae or Freddie Mac on or after November 2, 2026.

Mandatory Date

Nov 2, 2026

Every appraisal submitted to Fannie Mae or Freddie Mac on or after this date must be in the UAD 3.6 format.

UAD 3.6 at a glance

The forms you know are going away. The 1004, 1073, 1025, 2055, their Freddie Mac versions (70, 465, 72), and the desktop and hybrid variants are all retired, replaced by a single dynamic report that adapts to property type.
The Summary page is now page 1. Value, condition, quality rating, and a new "Defects Requiring Action" table, with an estimated cost to repair when the appraiser provides one, all up front.
Substantially more agent-supplied information. System install years, upgrade history, permit status: data that's not in MLS but the new report demands.
Longer time on site at the property. More photos, more granular condition observations, more measurements. This is the permanent change.
The new report collects roughly 3× more information. About 70% of what your appraiser documents now didn't exist on the old form. The report adapts to the property: ADUs, outbuildings, and other features trigger additional sections automatically.
The report looks different, but it's easier to read. Everything is organized by topic with more detail, more photos, and a clearer layout. No more cross-referencing between the form and the addendum.

What changes on November 2

The mandate runs on the date the lender submits the appraisal to Fannie Mae or Freddie Mac, not the date it was ordered and not the effective date.

The rule. Starting November 2, 2026, every appraisal submitted to Fannie Mae or Freddie Mac through their portal (UCDP) must be UAD 3.6. A legacy report first submitted on or after that date is rejected.

Deals in flight. A legacy appraisal ordered in October and submitted by November 1 goes through. The same appraisal submitted November 5 does not, and the lender needs a UAD 3.6 report instead. Legacy reports that made it in by November 1 can still be revised and resubmitted in the legacy format until May 3, 2027, when the old pipeline closes. Source: the GSE UAD 3.6 timeline (PDF), which walks through both cases.

What to ask the lender. For any contract with an appraisal landing in late October or later:

Which format are you ordering, legacy or UAD 3.6?
If legacy, will the report be submitted before November 2? A "probably" means expect the order to switch to UAD 3.6.
Does the appraisal contingency deadline leave room for a UAD 3.6 inspection and report?

This page covers the Fannie Mae and Freddie Mac rule. For FHA, VA, or USDA loans, ask the lender which timeline applies.

What changes under UAD 3.6, and when

UAD 3.6 is a complete overhaul of how residential appraisals are written, formatted, and delivered. Here's what you need to know at a glance.

Mandatory date: November 2, 2026. Every appraisal submitted to Fannie Mae or Freddie Mac on or after that date must be in the UAD 3.6 format. The section above covers deals in flight.

It's already permitted. Broad production opened January 26, 2026. Until November 2, lenders can order either format and both are accepted. If you have a deal in flight, ask your lender which format they're ordering.

The forms you know are going away. The 1004, 1073, 1025, 2055, their Freddie Mac versions (70, 465, 72), and the desktop and hybrid variants are all being retired. There is no "1004 under UAD 3.6." The old fixed forms are replaced by a single dynamic report that adapts to the property type and assignment.

The report will look completely different, but it's easier to read. Same underlying value conclusion, but the structure, terminology, and level of detail are new. Everything is organized by topic. No more cross-referencing between the form and the addendum. Expect more granular condition and quality ratings, more required commentary, and substantially more information sourced from the listing agent, the buyer's agent, and the homeowner.

Roughly 3× the data. The new report collects about 70% more data fields than the old forms, and most of it didn't exist before. The report also adapts to the property: ADUs, outbuildings, and other features trigger additional sections automatically rather than being crammed into an addendum.

The Summary page now has a "Defects Requiring Action" table. UAD 3.6 introduced a structured table on page 1 listing any items the appraiser flags as requiring action, with location, description, recommended action (repair, inspection, or completion), and an estimated cost to repair when the appraiser provides one. If the table has items, the value is reported Subject to Repair or Subject to Completion instead of As Is, and the lender will likely require those items be addressed before funding.

Both sides need to read this table early. For the listing agent it triggers seller/lender coordination; for the buyer agent it signals what the appraiser saw and what the lender may condition on closing.

Why the change? The GSEs needed a more flexible, data-rich, and consistent reporting standard, one that supports modern valuation methods and produces appraisal data that's reliably reusable downstream.

UAD 3.6 Sample Reports (PDF)

Fannie Mae published sample UAD 3.6 reports for different property types. These are fictional scenarios, but they show the exact format, layout, and level of detail you'll see on real reports starting this year.

Single-Family with ADU, 25 pages | Includes accessory dwelling unit documentation. Relevant with Denver's expanded ADU zoning
Condominium, 24 pages | Condo-specific sections including project data and unit comparison
2-to-4 Unit, 31 pages | Multi-family with income approach and per-unit breakdowns

Source: Fannie Mae Appendix D-1 Sample Scenarios: Fannie Mae UAD page

UAD 3.6 Inspection Checklist for Listing Agents

This is the packet to hand the appraiser at inspection, or email ahead. UAD 3.6 requires substantially more property-specific detail than legacy reports. The left column is what your MLS already captures. Just confirm or correct. The right column is what MLS doesn't capture but the appraiser needs.

Click any blank field below to type directly, then print or save as PDF when done, or print blank and fill by hand.

Property basics

Already in MLS	Not in MLS: please provide
Above Grade Finished Area: (Area Source: )	Year of most recent major remodel (if applicable): → scope:
Below Grade Finished / Total: /	Easements, encroachments, deed restrictions beyond HOA covenants (if disclosed in title or by seller):
HOA fee + frequency + what's included:

Improvements & condition

The UAD 3.6 heavy lift. MLS captures what exists but rarely when it was last updated. That's where the appraiser most often needs you.

Kitchen

Already in MLS	Not in MLS: please provide
Countertop type (in Interior Features picklist)	Year of last meaningful kitchen update: → scope:
Appliances (picklist + brand if noted in remarks)	Year of major appliances (if known):

Bathrooms

Already in MLS	Not in MLS: please provide
Bath count by level (Full / 3/4 / Half / 1/4)	Year primary bath updated: → scope:
Five Piece Bath / Jet Action Tub / Jack & Jill (Interior Features)	Year other baths updated (if applicable):

Flooring

Already in MLS	Not in MLS: please provide
Flooring picklist (in Flooring field)	Year flooring last replaced or refinished (by area, if known):

Major systems (MLS captures the types. The appraiser needs years and details that aren't part of a routine appraisal inspection)

Already in MLS	Not in MLS: please provide
Heating + cooling type & fuel source; Roof material; HVAC Description (free text)	Year installed. HVAC heating: • cooling: • water heater: • roof: • windows:
	Electrical panel: amps, year of last upgrade
	Plumbing material (if known):

Energy efficiency features

Already in MLS	Not in MLS: please provide
Green Verification (HERS / ENERGY STAR / LEED / NAHB-ICC: type, rating, year)	Insulation upgrades (if known: where, year, R-value if available):
Power Production (type, size kW, year installed, ownership)
Green Energy Efficient picklist + EV charging + smart thermostat + window pane type

Upgrades since purchase

The highest-friction-but-highest-value section under UAD 3.6. MLS captures only a binary "Updated/Remodeled" checkbox. Everything below is gap. List meaningful improvements the seller has made:

Improvement	Year	Permitted? (contractor + permit # if yes)	Receipts available?

Extra attention under UAD 3.6: ADUs, basement finishing, additions, and major mechanical replacements. Flag these here even if older. Finished basement area is still reported separately from above-grade GLA under 3.6; here is how that works.

Comps the appraiser might miss

MLS gives the appraiser the comp universe they can find on their own. This section is for what they can't find without you: off-market sales, pocket listings, neighborhood activity that didn't hit MLS, properties whose photos undersell them, recent unrecorded transactions you've heard about. You're not telling the appraiser what value to hit. You're surfacing local knowledge they don't have.

Address	Sale price (or status)	Why relevant, one line

Special considerations

Already in MLS	Not in MLS: please provide
Status / List Date / List Price	Multiple offers?
Special Listing Conditions (Auction / Short Sale / etc.)	Title issues / liens / litigation (if known):
Special Assessment Description (if HOA)	Anything else the appraiser couldn't infer from inspection (STR / income property use, easements affecting use, neighbor disputes, planned construction nearby):

Done filling out the checklist? Print it or save as PDF to hand to your appraiser.

When you're representing the buyer

You don't fill out this section. You use it.

Reading the new report

The UAD 3.6 report opens with a Summary page that puts the most important facts up front, a meaningful change from legacy, where you had to flip to the back to find the value. Where to look:

Summary page (page 1), the most-used page:

Opinion of Market Value
Market Value Condition (As Is / Subject to Repair)
Effective Date
Overall Quality (Q1–Q6) and Overall Condition (C1–C6)
"Apparent Defects, Damages, Deficiencies Requiring Action": a new table listing items the appraiser flags for repair, inspection, or completion, with an estimated cost to repair when one is given. If populated, the value is Subject to Repair or Subject to Completion rather than As Is.
The Reconciliation section (end of the report) has a consolidated defects table showing everything the appraiser flagged, including items that don't require action. That's the complete picture.

Body of the report, in this order:

Subject Property → Site → Sketch → Dwelling Exterior → Unit Interior (condition photos and observations)
Functional Obsolescence
Sales Comparison Approach (the comp grid with adjustments, including time adjustments)
Reconciliation (narrative + Reasonable Exposure Time)

Two kinds of delay: one fades, one doesn't

Lenders can order either format until November 2, 2026. From that date, every appraisal submitted to Fannie Mae or Freddie Mac must be UAD 3.6. As lenders transition, expect two distinct effects:

Office turn-time (temporary): As appraisers come up to speed on the new format, report-writing will take some extra days during the transition. This will compress as offices get their systems down.

Field/inspection time (permanent): UAD 3.6 requires substantially more property-specific data than legacy reports: more photos, more granular condition observations, more measurements. Even after the transition settles, expect appraisers to spend longer on site at the property.

For the buyer agent:

Build buffer into your appraisal contingency deadline once the lender is ordering UAD 3.6
Some lenders may delay ordering until later in the contract period during their transition
Coordinate with the listing side on a longer inspection window