If you’re buying, selling, or helping a client through a real estate transaction this fall, the appraisal report may look a little different.
Beginning November 2, 2026, all new appraisal reports submitted to the Uniform Collateral Data Portal® (UCDP®) for Fannie Mae and Freddie Mac must use the updated Uniform Appraisal Dataset (UAD) 3.6.
This new system replaces multiple legacy appraisal forms with a single, dynamic Uniform Residential Appraisal Report designed to capture property information in a more consistent and detailed way.
For homebuyers, homeowners, and real estate agents, the purpose of an appraisal is not changing. An appraisal will still provide an independent opinion of a property’s value. What is changing is how many of the property details behind that analysis are collected, organized, and presented.
Summary: Beginning November 2, 2026, new Fannie Mae and Freddie Mac appraisal reports submitted through UCDP must use UAD 3.6. Buyers and agents can expect a more detailed, property-specific report with expanded information about property conditions, improvements, property features, and more.
The Uniform Appraisal Dataset, or UAD, establishes standardized information used in appraisal reports submitted to Fannie Mae and Freddie Mac. UAD 3.6 modernizes that system.
Instead of relying on different static forms based on property type, the new UAD uses a single, flexible Uniform Residential Appraisal Report that adapts to the property and appraisal assignment.
The redesigned structure is data-driven and dynamic, meaning the report displays the sections and information relevant to a particular property.
Lenders have been permitted to submit UAD 3.6 appraisal reports since January 26, 2026, so some buyers and agents may encounter the new format before the November deadline.
Starting November 2, 2026, all new appraisal reports submitted to UCDP for Fannie Mae and Freddie Mac must use UAD 3.6.
There is an important distinction for transactions happening around the transition: The deadline is based on the appraisal report’s initial submission date to UCDP, not the loan’s closing date or the effective date of the appraisal.
That makes early communication especially important for buyers, agents, lenders, and appraisal partners managing transactions near the November 2 cutoff.
Homeowners and buyers will likely notice more detailed information and a different report structure. Some of the most notable UAD 3.6 appraisal changes include:
The redesigned report can distinguish between the interior, exterior, and overall condition of a dwelling. This can provide additional context when, for example, the exterior condition of a property differs significantly from the interior.
UAD 3.6 includes more structured reporting around updates to kitchens and bathrooms, including information about the extent and condition of those updates. For homeowners and agents, accurate records about significant renovations and completion dates will be useful to have available.
The redesigned report includes a section for energy-efficient and green features, including information related to renewable energy components, building certifications, and efficiency ratings when applicable.
UAD 3.6 also includes dedicated reporting for certain property features intended to reduce the risk or impact of disasters, such as qualifying roofing, impact-resistant materials, or storm shelters.
One of the biggest structural changes is the move away from numerous static appraisal forms. The new Uniform Residential Appraisal Report is designed to work across residential property types, with the information entered determining which portions of the report are relevant.
This creates a more property-specific report rather than requiring different homes to fit into separate predetermined forms.
Homes are not one-size-fits-all, and the information used to describe them is not either.
Fannie Mae and Freddie Mac developed the UAD redesign to modernize appraisal reporting, improve data quality and consistency, and create a structure capable of handling a broader range of residential properties and inspection types.
The new format is intended to:
The goal is not simply to make appraisal reports longer. It is to make relevant property information more structured, consistent, and easier to interpret.
For most homebuyers, the appraisal process itself should still feel familiar: an appraisal may be ordered as part of the mortgage process; an appraiser evaluates the property, and the resulting report provides an opinion of value.
What changes is the level and organization of some of the information you may see in the report.
The final value is important, but it is not the only useful information in an appraisal report.
Take time to review details about the home’s features and condition, along with the comparable properties and other information supporting the appraiser’s analysis.
A more detailed report can provide additional context for the property being evaluated.
If you notice incorrect property information or believe relevant facts may be missing, tell your lender.
Do not assume that a discrepancy automatically changes the appraised value. Instead, identify the specific information you believe is inaccurate so the appropriate next steps can be determined.
Because lenders have already been allowed to use UAD 3.6 during the transition period, some borrowers may encounter the updated report before November 2.
It can be helpful to confirm which appraisal reporting requirements apply to your transaction, what timeline to expect, and whether any appraisal-related fees should be anticipated.
For real estate agents, preparation and accurate property information become particularly valuable.
Encourage sellers to compile a factual list of significant improvements to the property. Useful information might include:
Agents can be an important source of property and market information. When appropriate, provide factual information that may help the appraiser understand the property, such as improvement records, completion dates, or relevant property characteristics.
The focus should be on providing accurate information rather than a target value.
For transactions approaching the November deadline, it may be useful to confirm which reporting format is expected and whether the transition could affect timing.
Remember that November 2 is tied to the appraisal report’s initial UCDP submission date, not the closing date.
That distinction can matter for transactions already underway as the deadline approaches.
UAD 3.6 becomes mandatory for all new appraisal reports submitted to Fannie Mae and Freddie Mac through UCDP beginning November 2, 2026.
Yes. Lenders have been able to use the UAD 3.6 reporting format during the transition period, so some borrowers may see the new report before the mandate takes effect.
No. The mandate is based on the appraisal report’s initial submission date to UCDP, not the loan closing date.
No. The November 2 requirement applies to new appraisal reports submitted through UCDP in connection with Fannie Mae and Freddie Mac requirements. Not every appraisal performed for every purpose is subject to this mandate.
The redesigned report includes more structured information about certain property features and improvements, including updated information for kitchens and bathrooms.
No. An appraisal and a home inspection serve different purposes and should continue to be viewed as separate parts of the homebuying process.
For buyers, sellers, and real estate agents, the most practical takeaways are this:
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