The UAD 3.6 appraisal form is the new data-driven appraisal report developed by Fannie Mae and Freddie Mac, and it becomes the only accepted format for appraisals on loans sold to either enterprise starting November 2, 2026.1Fannie Mae. Uniform Appraisal Dataset It replaces the Uniform Residential Appraisal Report (Form 1004) and thirteen other legacy forms with a single modular report produced inside verified software and aligned to the MISMO 3.6 data standard. Broad production opened January 26, 2026, so lenders and appraisers can already submit UAD 3.6 reports through the Uniform Collateral Data Portal on a voluntary basis.2Fannie Mae. Available Now in Broad Production: UAD 3.6 and Forms Redesign
Key Dates and What to Do Now
Two dates matter. January 26, 2026 opened broad production, meaning any lender with verified software can begin submitting UAD 3.6 reports to UCDP. Submission is optional during this window. November 2, 2026 ends legacy form acceptance. From that date, UCDP will reject any appraisal report on a loan sold to Fannie Mae or Freddie Mac that is not in the UAD 3.6 format.1Fannie Mae. Uniform Appraisal Dataset
Fannie Mae encourages lenders to begin integrating the new format now rather than waiting for the cutoff. If your software vendor has not yet been verified, that is the first thing to confirm. If it has, running some volume through UCDP under the new standard before November gives your team time to work out validation issues while legacy submissions still function as a fallback.
Forms Being Replaced
UAD 3.6 consolidates fourteen separate appraisal forms into one dynamic report. Once the mandate takes effect, the following legacy forms are retired:3Freddie Mac. Uniform Appraisal Dataset (UAD) 3.6 FAQ
- Form 1004 / 70, Uniform Residential Appraisal Report, and its Desktop (1004 Desktop / 70D) and Hybrid (1004 Hybrid / 70H) variants
- Form 1073 / 465, Individual Condominium Unit Appraisal Report, and its Desktop (1073D / 465D) and Hybrid (1073H / 465H) variants
- Form 1075 / 466, Exterior-Only Individual Condominium Unit Appraisal Report
- Form 2055, Exterior-Only Residential Appraisal Report
- Form 1004C / 70B, Manufactured Home Appraisal Report
- Form 2090, Individual Cooperative Interest Appraisal Report, and Form 2095, its exterior-only version
- Form 1025 / 72, Small Residential Income Property Appraisal Report
- Form 1007 / 1000, Single Family Comparable Rent Schedule
- Form 1004D / 442, Appraisal Update and/or Completion Report
Appraisers who currently switch between form types will see the biggest workflow change. Instead of choosing a PDF, you enter the assignment details and the software presents the sections that apply.
How the Report Is Structured
The old 1004 was a fixed-length PDF. Every appraiser filled in the same pages regardless of whether the property was a simple ranch or a four-unit income property. UAD 3.6 replaces that static layout with a modular structure that expands or contracts based on the assignment. If the subject property has an accessory dwelling unit, the report includes a detailed ADU section covering size, condition, rooms, and location. If there is no ADU, that section does not appear.4Fannie Mae. Uniform Appraisal Dataset (UAD) 3.6 Frequently Asked Questions
The data standard is property-type agnostic. The same framework handles single-family homes, condominiums, cooperatives, manufactured homes, and small income properties. Future updates can add or modify individual modules without overhauling the whole system.
New Data Points
UAD 3.6 captures information the legacy forms never asked for. Appraisers now report separate interior and exterior condition and quality ratings, which allows a more accurate picture when there is a meaningful gap between the two. Component-level update and condition statuses give granular detail on individual items like kitchen finishes, bathroom upgrades, and flooring, providing the supporting data behind the overall ratings.4Fannie Mae. Uniform Appraisal Dataset (UAD) 3.6 Frequently Asked Questions
Energy Efficiency and Green Features
A dedicated section for energy-efficient and green features appears automatically when those features are present. The report captures whether the property includes solar, geothermal, wind, or other renewable components; ownership status (owned, leased, or power purchase agreement); and, for owned systems, the financing arrangement, remaining balance, and term. Known certifications such as LEED, HERS, and ENERGY STAR are reported with the certification year and version.5U.S. Green Building Council. UAD 3.6 – Transforming Green Energy Scoring in Real Estate Appraisal The appraiser must also assess whether the green features have a beneficial, neutral, or adverse impact on marketability, with commentary supporting each determination. The section feeds into the sales comparison grid so adjustments can be made against comparables.
Condition and Quality Ratings
The C1–C6 condition scale and Q1–Q6 quality scale carry forward from the prior UAD with the same definitions. Appraisers assign one rating on each scale for the subject property and every comparable sale.6Fannie Mae. Property Condition and Quality of Construction of the Improvements
Condition runs from C1 (brand-new construction with no physical depreciation) through C4 (minor deferred maintenance and normal wear) to C6 (substantial damage or deferred maintenance severe enough to affect safety or structural integrity). Quality describes materials and workmanship rather than physical state: Q1 is custom architecture with premium materials, Q4 is standard builder-grade construction meeting local codes, and Q6 is the lowest tier. Every rating must be supported by photographic evidence and descriptive commentary explaining why it fits.
Appraisal Software Requirements
UAD 3.6 reports cannot be produced manually or in a generic word processor. The data must come from software whose output Fannie Mae has verified as compliant with the MISMO 3.6 reference model. Fannie Mae maintains an integrated vendor list identifying verified providers. As of early 2026, verified vendors include Aivre, ApprAIz, and Ascent Software Group (operating as Jaro), with more expected as the mandate approaches.7Fannie Mae. Integrated Vendor List
Confirm your current software provider’s verification status before accepting assignments that will be delivered as UAD 3.6 reports. Working with unverified software means the report will not pass UCDP validation. The software handles field-level formatting, standardized text strings, and dropdown selections, so you do not need to memorize the technical data specification. Fields such as gross living area, room counts, basement area, finished square footage, contract price, and seller concessions are entered through guided prompts. Location factors like proximity to high-traffic roads or industrial zones use predefined selections rather than free text.
Submitting Through UCDP
After the appraiser completes and digitally signs the report, the lender submits it through the Uniform Collateral Data Portal. UCDP is the single portal for transmitting appraisal data to both Fannie Mae and Freddie Mac on conventional mortgages, and lenders must submit electronic appraisal data files that conform to all GSE requirements before delivering the mortgage to either enterprise.8Fannie Mae. Uniform Collateral Data Portal
On upload, the portal runs an automated validation check. It returns either hard stops that block the submission until the error is fixed, or warnings that flag potential issues but let the file proceed. After successful validation, UCDP generates a submission summary report confirming acceptance. The whole feedback loop runs within minutes.
Errors That Block Submission
Certain findings are fatal and prevent the file from being accepted:9Freddie Mac. UCDP Proprietary Messages
- Missing legal description of the subject property
- Fewer settled comparable sales than the sales comparison approach requires
- A signature date earlier than the report’s effective date
- A desktop appraisal submitted on a refinance transaction, which is not permitted under Freddie Mac guidelines (desktop is purchase-only)
- A property flagged with “illegal” zoning compliance, which is ineligible for sale to Freddie Mac
Non-fatal warnings are also common. Frequent flags fire when the appraised value exceeds the indicated value from the sales comparison approach, when all adjustments to comparables run in the same direction (suggesting the comparables may not be well matched), or when the appraiser’s gross living area measurement differs from public records. These do not block delivery, but they mark places where underwriters will probably ask follow-up questions.
FHA, VA, and USDA Loans
UAD 3.6 is not limited to conventional loans. Fannie Mae and Freddie Mac worked with FHA, VA, and USDA to incorporate each agency’s requirements into the data standard.3Freddie Mac. Uniform Appraisal Dataset (UAD) 3.6 FAQ Each agency sets its own implementation timeline, so if you handle government-insured loans, check directly with FHA, VA, or USDA for their adoption schedules. The November 2, 2026 date applies to the GSEs; it does not automatically bind the other agencies.
Accuracy and Legal Exposure
Structured, machine-readable data makes anomalies far more visible than they were in the era of handwritten PDF adjustments, which raises the stakes for inaccurate reporting. Under 18 U.S.C. § 1014, knowingly making a false statement to influence the action of a federally insured financial institution carries a maximum fine of $1,000,000, up to 30 years in prison, or both.10Office of the Law Revision Counsel. 18 USC 1014 – Loan and Credit Applications Generally That statute covers fraudulent appraisals submitted in support of a loan application. Short of criminal prosecution, appraisers can face state license revocation and civil penalties for submitting unreliable data.