The biggest change to appraisal reporting in a decade
The Uniform Appraisal Dataset (UAD) 3.6 replaces legacy appraisal forms with a modern, dynamic reporting framework — the most significant update to appraisal data standards since 2011. It affects every lender, appraiser, and AMC in the country.
What is UAD 3.6?
UAD 3.6 is the redesigned Uniform Appraisal Dataset from Fannie Mae and Freddie Mac — the data standard that defines how every appraisal for a GSE-backed loan is captured, structured, and delivered. It replaces UAD 2.6, the standard in place since 2011, and it arrives together with a complete redesign of the appraisal report itself. Since November 2, 2026, UAD 3.6 has been mandatory for all new GSE appraisal submissions.
The new URAR: one dynamic report replaces 13 forms
At the center of UAD 3.6 is the redesigned Uniform Residential Appraisal Report (URAR). Instead of choosing among 13 legacy appraisal forms — the 1004, 1073, 2055, and the rest — appraisers complete a single dynamic report that adapts to the property type, loan type, and inspection scope. Lenders stop ordering by form number entirely and instead specify the assignment's characteristics; the report shapes itself accordingly.
UAD 3.6 vs. UAD 2.6: what actually changes
About 94% of data fields are new or restructured. Free-text commentary and cryptic abbreviation codes give way to standardized picklists and discrete data elements built on MISMO v3.6. Photos are embedded beside the report sections they support rather than appended at the end, and reports are delivered as a ZIP package — XML data, a human-readable PDF, and tagged images — replacing the legacy single-file format. A new compliance API lets appraisal software validate reports against the UAD 3.6 rules before they ever reach the GSEs.
The practical impact lands on everyone in the chain: lenders must update ordering, review, and delivery systems; appraisers need UAD 3.6-native software (legacy form-fillers won't work); and both must work through the policy exception window that runs to May 2027. The full timeline, impact breakdown, and readiness checklist follow below — and the UAD webinar replay covers the changes in depth.
Key Dates to Remember
ULDD Phase 5 Mandate
Loan-level delivery data aligned with UAD 3.6.
Limited Production Begins
Pre-approved lenders and vendors begin submitting UAD 3.6 reports to UCDP.
Broad Production Begins
Any lender can submit UAD 3.6 reports. Dual-format period begins (2.6 and 3.6 accepted).
UAD 3.6 Mandate
All new appraisal submissions for GSE loans must be UAD 3.6, unless the Seller was granted the GSEs’ one-time policy exception.
Reduced Functionality Begins
UAD 2.6 reports submitted under the exception get a CU risk score of 999 / LCA 99, and those loans lose collateral R&W relief on value.
Exception Expires
UAD 3.6 is mandatory for all new submissions. UAD 2.6 is accepted only for resubmissions of previously submitted 2.6 reports.
UAD 2.6 Fully Retired
Legacy format sunset. No UAD 2.6 appraisal reports are processed after this date.
Still on UAD 2.6? The GSEs' policy exception
Fannie Mae and Freddie Mac are offering a one-time temporary policy exception for Sellers that could not complete UAD 3.6 implementation by the mandate. It is not a delay: the November 2, 2026 mandate stands, the exception must be requested from each GSE you sell to and granted, and the GSEs state it will not be extended.
| Period | What you can submit | What changes |
|---|---|---|
| Nov 2, 2026 – Feb 28, 2027 | UAD 2.6 and 3.6, once the exception is granted | Normal functionality — the practical grace period |
| Mar 1 – May 19, 2027 | UAD 2.6 and 3.6 | Reduced Functionality Period: 2.6 reports receive a CU risk score of 999 (Fannie) / 99 (Freddie LCA), and those loans lose collateral R&W relief for value |
| May 20, 2027 | UAD 3.6 for all new submissions | Exception expires — UAD 3.6 mandatory for everyone |
| May 20 – Jun 27, 2027 | UAD 2.6 only for resubmissions of previously submitted 2.6 reports | New 2.6 submissions return an unsuccessful status and a Fatal message in the SSR |
| Jun 28, 2027 | UAD 3.6 only | UAD 2.6 retired — legacy support ends |
The date that actually governs most lenders is March 1, 2027, not May 19 — that is when UAD 2.6 reports start losing representation and warranty relief on value. Read the full breakdown: who must request it, how the process works, and what belongs in your implementation plan →
What's Changing in UAD 3.6
UAD 3.6 is not an incremental update — it's a complete overhaul of how appraisal data is captured, structured, and delivered.
Static forms → dynamic report
The rigid 1004, 1073, and 12 other legacy forms are replaced by a single dynamic URAR that adapts to property type, loan type, and inspection scope.
94% new or restructured fields
Only ~6% of data fields carry over from UAD 2.6. The new dataset captures room-level condition ratings, energy efficiency features, disaster mitigation, and much more.
Structured data replaces free text
Cryptic abbreviation codes and narrative commentary give way to standardized picklists and discrete data elements driven by MISMO v3.6.
New delivery format
Reports are delivered as a ZIP package containing XML data, a human-readable PDF, and tagged property photos — replacing the legacy ENV/XML single file.
Photos embedded in context
Property photos are linked to the specific report sections they support, not grouped at the end. Reviewers see evidence alongside analysis.
Compliance validation API
A new API lets appraisal software pre-check reports against UAD 3.6 data rules before UCDP submission — catching errors before they reach the GSEs.
Who's Impacted and How
For Lenders
- Update LOS platforms, appraisal management systems, and UCDP connections to handle the new ZIP file format
- Shift from selecting form numbers to specifying property and assignment characteristics when ordering
- Overhaul QC review workflows to leverage structured data fields and AI-driven validation
- Clear any UAD 2.6 reports still in the pipeline: under a policy exception, 2.6 reports lose R&W relief on value from March 1, 2027, and new 2.6 submissions end May 19, 2027
- Coordinate with AMCs, appraisal software vendors, and technology providers on testing
- Update internal appraisal policies, procedures, and training manuals
- Review data storage and archiving to support the new ZIP delivery format (XML + PDF + images)
For Appraisers
- Adopt UAD 3.6-compatible appraisal software (legacy form-filler tools won't work)
- Learn standardized picklists replacing the old UAD abbreviation codes
- Document significantly more detail: room-level ratings, energy features, disaster mitigation
- Embed photos within relevant report sections instead of appending at the end
- Expect longer initial completion times due to expanded data requirements
- Core valuation methodology (sales comparison, cost, income) remains unchanged
Comparing tools? See our guide to the best UAD 3.6 appraisal software, or try Reggora Forms, free UAD 3.6 appraisal software.
Seamless Transitions — We're Ready, So You Can Be Too
Reggora supports UAD 3.6 across ordering, delivery, and review, and handles UAD 2.6 side by side for lenders working through the policy exception.
Standardized product lists
Product lists and naming conventions updated for effortless compatibility across all appraisal vendors — no more legacy form numbers.
LOS field mapping updated
Precise adjustments to LOS field mapping guarantee full alignment with the new UAD 3.6 data elements.
Enhanced review tool
Full UAD 3.6 compatibility integrated into our Review Tool for more efficient, data-driven underwriting.
Dual-format ordering
Flexibility for ordering both UAD 3.6 and non-UAD 3.6 appraisals during the transition period, minimizing disruption.
Get Ready for UAD 3.6: Download Your Free Lender Checklist
A comprehensive, step-by-step guide covering everything from executive briefing to go-live strategy. Covers stakeholder identification, operational readiness, technology updates, vendor coordination, training, testing, and contingency planning.
Download the ChecklistWhat's Inside
- Understanding UAD 3.6 & its impact
- Operational & process readiness
- Technology & system readiness
- Training & education plan
- Testing & go-live strategy
- Contingency planning
UAD 3.6 Resources
Guides, webinars, and official GSE sources for the transition.
From Reggora
- UAD 3.6 Policy Exception — The GSEs' one-time exception: who must request it, how, and the March 1 deadline that matters
- Best UAD 3.6 Appraisal Software: How to Choose — The appraiser's evaluation guide and comparison
- UAD 3.6 Lender Readiness Checklist — Step-by-step preparation guide
- Webinar: Preparing for UAD 3.6 — A Practical Breakdown for Lenders — Fannie Mae, Reggora, and The Mortgage Collaborative
- Webinar: Adapting to the New UAD 3.6 — Expert insights from Reggora, ICE, and Fannie Mae
- Blog: Webinar Replay — Adapting to the New UAD — Key takeaways and video replay
- Reggora Forms — Free UAD 3.6 appraisal software, verified by Fannie Mae and Freddie Mac
UAD 3.6 Frequently Asked Questions
Straight answers to the questions lenders and appraisers ask most now that the mandate is in effect.
UAD 3.6 is the redesigned Uniform Appraisal Dataset from Fannie Mae and Freddie Mac — the data standard behind every GSE appraisal report. It replaces the legacy UAD 2.6 forms with a single dynamic URAR report built on MISMO v3.6, using structured data fields in place of free-form text. It is the biggest change to appraisal reporting since 2011.
November 2, 2026. Since that date, all new appraisal submissions for Fannie Mae and Freddie Mac loans must use UAD 3.6. Sellers granted the GSEs’ one-time policy exception may keep submitting UAD 2.6 through May 19, 2027; the legacy format is fully retired on June 28, 2027.
Only with a granted policy exception, which must be requested from each GSE you sell to. Exception holders can submit UAD 2.6 with normal functionality through February 28, 2027 and with reduced functionality from March 1 through May 19, 2027. From May 20, 2027, UAD 2.6 is accepted only for resubmissions of previously submitted 2.6 reports, until it is retired on June 28, 2027.
The reduced functionality period begins. UAD 2.6 reports submitted under a policy exception receive a Collateral Underwriter risk score of 999 from Fannie Mae and an LCA score of 99 from Freddie Mac, and those loans lose collateral representation and warranty relief on value. For most lenders, March 1 is the date that matters.
All of them. The 13 legacy appraisal forms — including the 1004 and 1073 — are replaced by one dynamic Uniform Residential Appraisal Report (URAR) that adapts to the property type, loan type, and inspection scope. Lenders order by property and assignment characteristics instead of form numbers.
About 94% of data fields are new or restructured. Free-text commentary and cryptic abbreviation codes are replaced with standardized picklists and discrete data elements, photos are embedded next to the report sections they support, and reports are delivered as a ZIP package containing XML data, a human-readable PDF, and tagged images.
No. The November 2, 2026 mandate is a Fannie Mae and Freddie Mac requirement. FHA opened optional UAD 3.6 submissions through EAD for forward and HECM lenders on October 1, 2026 (FHA INFO 2026-23) but has not set a mandatory date; the format of a case’s first appraisal submission must be kept for that case. Track VA and USDA announcements separately.
Confirm whether you need, or were granted, the policy exception with each GSE; make sure your third-party originators are delivering UAD 3.6; clear UAD 2.6 reports from the pipeline before March 1, 2027; and update review and QC workflows for the structured data, embedded photos, and ZIP delivery format. Reggora’s free Lender Readiness Checklist covers the systems side.
Appraisers need UAD 3.6-compatible software — legacy form-filler tools won’t work. The new report requires more detail, such as room-level condition ratings and energy features, with standardized picklists replacing abbreviation codes and photos embedded in context. Core valuation methodology is unchanged. Reggora Forms is free appraisal reporting software verified by Fannie Mae and Freddie Mac for UAD 3.6.
Expect a learning curve. Initial completion times will likely run longer while appraisers adapt to the expanded data requirements, so lenders should build buffer into pipelines around the transition. Over time, structured data enables faster and more automated review — a new compliance API can catch errors before reports ever reach the GSEs.
Yes. Reggora supports UAD 3.6 end to end, including dual-format ordering with UAD 2.6 and 3.6 side by side for lenders working through the policy exception, has updated product naming and LOS field mappings for the new standard, and has full UAD 3.6 compatibility built into its review tools. Reggora Forms, our free appraisal software for appraisers, is GSE-verified for UAD 3.6.
UAD 3.6 is live. Is your appraisal workflow?
Reggora's UAD 3.6 specialists can help you work through the policy exception, clear UAD 2.6 reports before March 1, 2027, and review 3.6 reports faster.