What buyers, sellers and real estate professionals should know about the November 2026 transition.
THE KEY DEADLINE
November 2, 2026
The mandatory date is November 2 – not November 1.
What exactly is changing?
Fannie Mae and Freddie Mac are moving to UAD 3.6 and a redesigned Uniform Residential Appraisal Report (URAR). The new system replaces many familiar appraisal forms with one flexible, data-driven report.
When does the change become mandatory?
Beginning November 2, 2026, every new appraisal submitted through the Uniform Collateral Data Portal (UCDP) for a loan intended for sale to Fannie Mae or Freddie Mac must use UAD 3.6. A new appraisal submitted in the old format on or after that date will receive a fatal error and an unsuccessful submission status.
Which familiar appraisal forms are going away?
The redesigned report replaces forms such as the 1004 for single-family homes, 1073 for condominiums, 1025 for small income properties and 1004C for manufactured homes. Instead of selecting a numbered form, the report expands according to the property and assignment.
Why is the appraisal industry making this change?
The older forms rely heavily on abbreviations, fixed fields and narrative addenda. UAD 3.6 captures more information in consistent, structured fields so appraisers can communicate property and market characteristics more clearly and lenders can review reports more efficiently.
Does this create a new way to determine a home's value?
No. Appraisers will still analyze the local market, select appropriate comparable sales, make supported adjustments and provide an independent opinion of value. This is primarily a modernization of how the appraisal is documented, transmitted and reviewed.
Questions about the new appraisal report
Will appraisers really have more than 100 questions to answer?
Potentially, yes – but it is not a fixed 100-question questionnaire. UAD 3.6 contains a much larger collection of structured prompts and data fields. The official reference materials cover 29 report sections, 26 section specific comment fields and more than 70 possible rows in the sales-comparison grid. Some property blocks can repeat when a property has multiple units, structures or accessory dwelling units. The software displays fields conditionally, so a straightforward home will not require every possible prompt, while a complex condo, waterfront property, 2-4-unit property or home with several structures may require substantially more information.
What additional information will appraisers report?
The new report may capture more detailed information about:
- Above-grade and below-grade finished area
- Condition, quality and property defects
- Views, water influence and other site influences
- Utilities, zoning, parcels and access
- Accessory dwelling units and rental information
- Energy features, concessions and financing terms
- The subject property and comparable sales
Will appraisers need to inspect homes differently?
Not necessarily. UAD 3.6 supports traditional interior inspections, exterior-only assignments, desktop appraisals and hybrid
appraisals. The lender determines the permitted appraisal option, and the report clearly identifies the inspection method
used.
Could the additional prompts make an appraisal take longer?
During the early transition, yes, some assignments may take longer as appraisers learn new software, collect more structured information and resolve validation findings. The impact should vary by property complexity and the appraiser’s technology. Over time, conditional fields, standardized selections and fewer generic narratives are intended to make reporting and lender review more efficient.
How will location and views be reported?
The old system often classified location and view as adverse, neutral or beneficial. The new system lets appraisers identify several site and view influences, describe their proximity and explain their effect. A water feature, for example, may be identified as on-site, bordering the property or visible from a distance.
Why is this especially important for Florida properties?
Florida transactions frequently involve waterfront influence, flood-related site factors, condominium characteristics, converted space, additions, accessory units and manufactured housing. The redesigned report allows these characteristics to be described more precisely.
What happens when repairs or construction must be completed?
The current 1004D combines appraisal updates and completion inspections. Under UAD 3.6, these become two reports: a Restricted Appraisal Update Report and a Completion Report. Any follow-up report must use the same UAD version as the original appraisal.
Will appraisal reports be easier to review?
Eventually, that is the goal. Structured data should make missing information and inconsistent property descriptions easier to identify. During the transition, however, lender quality-control systems may generate more questions or revision requests as everyone becomes familiar with the new requirements.
Thinking of Making Vero Beach Your Home?
Whether you’re looking to buy, sell, or simply want to chat about the best
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navigate the beautiful Vero Beach real estate market.
Michelle Shaner Homes
RE/MAX CROWN REALTY
Call/Text: (772) 766-6655 | Email: Champinem@gmail.com
Helping You Love Where You Live
Official resource: Fannie Mae: UCDP messaging and the November 2 mandate singlefamily.fanniemae.com/news-events/ucdp-submission-summary-report-messaging-updates-supporting-transition-uad-36
This guide is provided for educational and marketing purposes only and does not constitute legal advice. Disclosure obligations depend on the facts of each transaction. Consult a qualified Florida real estate attorney when legal guidance is needed.