By Joseph T. Ellington Jr. – Licensed Residential Appraiser, Capital Valuations. Updated October 16, 2026.
UAD 3.6 in 2026: the appraisal report transition
The Uniform Appraisal Dataset (UAD) 3.6 and redesigned Uniform Residential Appraisal Report (URAR) change how eligible mortgage appraisals are structured and submitted. The November 2, 2026 mandate remains in place, but the GSEs announced a temporary exception on September 30 for Sellers that obtain approval. Check the current Fannie Mae UAD resources and your lender’s requirements.
Current rollout dates
| Milestone | Date | Meaning |
|---|---|---|
| Limited production | September 8, 2025 | Initial participating-lender submissions |
| Broad production | January 26, 2026 | All lenders may submit UAD 3.6 |
| Mandate | November 2, 2026 | UAD 3.6 required unless the Seller obtains a policy exception |
| Exception for new UAD 2.6 submissions | Through May 19, 2027 | Approved exceptions only; reduced collateral-tool functionality begins March 1, 2027 |
| Previously submitted UAD 2.6 reports | Resubmissions through June 27, 2027 | New submissions must use UAD 3.6 from May 20 |
| UAD 2.6 retirement | June 28, 2027 | UAD 2.6 reports no longer processed |
Sources: Fannie Mae’s broad-production announcement and the September 30, 2026 joint GSE policy-exception announcement. The exception is not an automatic extension for every lender. Confirm the applicable investor and lender instructions before preparing a report.
What changes for an appraiser?
The redesigned report has structured property and valuation data, updated forms and reference guides, and new reporting instructions. Fannie Mae has published inspection tips, photo requirements, sample scenarios, quality and condition guidance, and ANSI reporting resources. The form does not replace an appraiser’s independent research, comparable-sale analysis, or obligation to follow the applicable assignment requirements.
Where to see a Uniform Residential Appraisal Report sample
Fannie Mae’s official combined sample scenarios (PDF) show completed examples of the redesigned Uniform Residential Appraisal Report. Choose a single-family scenario for an example resembling a typical house appraisal. You can also find the current download under “Combined Sample Scenarios” on the Fannie Mae UAD resource page.
The legacy Form 1004/70 and the redesigned URAR are different formats. The redesigned report uses the property’s characteristics to determine which sections appear, rather than simply repeating the legacy form layout. Fannie Mae’s legacy-form mapping guide (PDF) explains that transition.
These samples demonstrate report structure; their figures are not estimates for your home. For help interpreting the effective date, comparable-sale adjustments, and final value, use my guide to reading a home appraisal report.
What changes for a homeowner?
Appraisers and property-data collectors may request detailed information about features, additions, condition, and improvements depending on the assignment. Keep a dated property information packet and make relevant areas accessible if an inspection is scheduled. A more detailed report format does not guarantee a higher or lower value. For the visit itself, see our home appraisal appointment guide.
How ANSI fits in
Measurement and area reporting are related but separate topics. Our ANSI Z765-2021 explainer covers current Fannie Mae guidance, above- and below-grade areas, and desktop-appraisal differences.
Does this apply to every appraisal?
No. UAD 3.6’s GSE mortgage-report transition should not be conflated with every private, estate, divorce, or tax-purpose assignment. Ask the intended user or lender which report format and scope apply. Contact Capital Valuations about a specific appraisal purpose; we do not promise a value based on the report format.
