VolkHaus Appraisals | Denver Metro & Boulder County
UAD 3.6 for Real Estate Agents: Field Guide + Prep Checklist
Working with appraisers under the new format. Prep your listings, navigate your buyers, know what's changing.
Updated September 30, 2026
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. Lenders that are not ready can request a temporary exception that lets them keep submitting UAD 2.6 reports through May 19, 2027.
What changes on November 2
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 lender that has not moved to UAD 3.6 is out of compliance with the GSE guides if it submits a legacy report on or after that date, unless it holds the exception below.
The lender exception (announced September 30, 2026). Fannie Mae and Freddie Mac will let a lender that needs more time keep submitting UAD 2.6 (legacy) reports, but the lender has to request the exception from each GSE it sells loans to. The mandate date does not change, and the exception does not change an appraiser's responsibility to adopt UAD 3.6. The GSEs say it is a one-time exception that will not be extended. The dates for a lender that holds it:
- November 2, 2026 to February 28, 2027: new UAD 2.6 and UAD 3.6 reports are both accepted.
- March 1 to May 19, 2027: UAD 2.6 reports are still accepted, but the lender loses collateral representation and warranty relief on the value, and the report gets a collateral risk score of 999 at Fannie Mae and 99 at Freddie Mac. The GSEs strongly encourage lenders to be on UAD 3.6 before March 1.
- May 20 to June 27, 2027: new submissions must be UAD 3.6. A new UAD 2.6 submission gets an unsuccessful status in UCDP. A UAD 2.6 report already submitted can still be resubmitted.
- June 28, 2027: UAD 2.6 is retired and no longer accepted.
Deals in flight. A legacy appraisal ordered in October and submitted by November 1 goes through. The same appraisal submitted November 5 goes through only if the lender holds the exception. Without it, the lender needs a UAD 3.6 report instead. Legacy reports submitted by November 1 can still be revised and resubmitted in the legacy format through June 27, 2027, and UAD 2.6 is retired on June 28, 2027. Sources: the joint Fannie Mae and Freddie Mac announcement (PDF) and the updated GSE timeline (PDF), both dated September 30, 2026.
What to ask the lender. For any contract with an appraisal landing in late October or later:
- Which format are you ordering, legacy (UAD 2.6) or UAD 3.6?
- If legacy, has your lender requested the GSE exception that keeps UAD 2.6 open after November 2?
- If the lender has no exception, 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.
I wrote about what the mandate means for mortgage brokers and agents in The New Appraisal Form Is Mandatory November 2.
What changes under UAD 3.6, and when
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 and the temporary lender exception.
It's already permitted. Broad production opened January 26, 2026. Through November 1, every lender can order either format and both are accepted. After that, UAD 3.6 is the default and only a lender with the exception can keep ordering UAD 2.6. 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 three times as many data fields as the old forms, and about 70% of them are new. 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 and Forms (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
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.
| 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): |
| 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): |
| Already in MLS | Not in MLS: please provide |
|---|---|
| Flooring picklist (in Flooring field) | Year flooring last replaced or refinished (by area, if known): |
| 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): |
| 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? |
|---|---|---|---|
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): |
When you're representing the buyer
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
Every lender can order either format through November 1, 2026. From November 2, 2026, every appraisal submitted to Fannie Mae or Freddie Mac must be UAD 3.6, unless the lender holds the temporary exception, which keeps UAD 2.6 open through May 19, 2027. 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