For NY Appraisers & Agents · Updated October 2026
The New UAD 3.6 Appraisal Report Form: What Changes on November 2, 2026
The redesigned Uniform Residential Appraisal Report (URAR) and UAD 3.6 become mandatory for Fannie Mae and Freddie Mac loans on November 2, 2026. Here's what the new form looks like, what changes for appraisers and agents, and how to keep your costs in check as the bar rises.
The Short Answer
UAD 3.6 replaces the familiar appraisal forms, including the 1004, 1073, 2055 and 1004D, with one dynamic URAR that adapts to the property and the assignment. Starting November 2, 2026, new appraisal submissions to Fannie Mae and Freddie Mac must use UAD 3.6. The report asks for more structured data, more precise measurements and commentary in each section, so appraisers need ready software and strong comparable sales data.
Key Dates
FHA, VA and USDA have not set mandatory UAD 3.6 dates, and appraisals for non-lending purposes aren't affected.
What the New Appraisal Form Looks Like
- One dynamic report. Sections appear only when they apply, so a condo report shows condo fields and a single-family report doesn't. Report length varies by property.
- Scope comes from the assignment. Traditional, exterior-only, hybrid or desktop is set in the engagement letter, not by choosing a different form.
- ANSI measurement. Area is measured to ANSI Z765-2021 and split into finished and unfinished space, above and below grade.
- Separate interior and exterior ratings. The C1–C6 and Q1–Q6 scales remain, with tighter definitions.
- Commentary where it belongs. Adjustment support, condition and market analysis move out of the addendum and into the relevant sections.
- Dedicated fields for ADUs, additions, outbuildings and other features.
Where to find the new URAR form: Fannie Mae and Freddie Mac publish the redesigned URAR, sample reports and the UAD 3.6 specifications on their UAD resource pages. Your appraisal software provider will deliver the working version. See the sources at the bottom of this page.
For Appraisers: Your UAD 3.6 Checklist
- Confirm your software is ready. Your form software, AMC and lender portals, and UCDP all need to support UAD 3.6.
- Measure to ANSI standards and be ready to explain differences from listing or public-record square footage.
- Read the engagement letter closely. The scope of work now comes from the assignment.
- Verify every data source on desktop and hybrid assignments. Information from an interested party must be checked against a disinterested source.
- Strengthen your comps. More structured data means more scrutiny of your comparable sales and adjustments.
The Cost of Doing Business Is Going Up
UAD 3.6 raises the bar for every appraiser. New software and technology, more detailed data collection, ANSI measurement tools and higher lender expectations all add time and cost to each assignment. That makes it more important than ever to get the best data at the best price.
For Appraisers
Why Appraisers Are Choosing MYStateMLS
- More sales data for your comps. A local MLS only covers its own market. MYStateMLS gives you statewide access through NYStateMLS and nationwide data, which helps when comparable sales cross county or MLS lines.
- Save money on MLS access. No local board or REALTOR® dues are required to get in.
- No NAR Code of Ethics course every cycle. Because MYStateMLS doesn't require board or REALTOR® membership, appraiser members aren't required to complete NAR's Code of Ethics training each cycle.
For Agents: What This Means for Your Deals
- Your listing data matters more. On desktop and hybrid appraisals, accurate MLS details, current photos and a floor plan can make the difference.
- Square footage may not match the MLS. ANSI measurement separates finished and unfinished space above and below grade. Prepare sellers, especially with finished basements.
- Document improvements. Give the appraiser a list of updates with dates and scope.
- Build in time. For contracts written around November 2026, allow a few extra days in the appraisal contingency while lenders and appraisers adjust.
- Prepare buyers for a new-looking report. A longer report isn't a warning sign.
Frequently Asked Questions
When does the new appraisal form become mandatory?
November 2, 2026, for new appraisal submissions to Fannie Mae and Freddie Mac.
What forms does the new URAR replace?
It replaces the form-based reports, including Forms 1004, 1073, 2055 and 1004D, along with their desktop, hybrid and exterior-only versions, with one dynamic report.
Where can I find the new URAR form?
Fannie Mae and Freddie Mac publish the redesigned URAR, sample reports and specifications on their UAD resource pages. Appraisers complete it through UAD 3.6-ready appraisal software.
Can appraisers join MYStateMLS?
Yes. Licensed appraisers can join MYStateMLS without board or REALTOR® membership, and they aren't required to complete NAR's Code of Ethics training each cycle.
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Fannie Mae: Uniform Appraisal Dataset (UAD)
Freddie Mac: UAD and Forms Redesign FAQs
Fannie Mae Selling Guide B4-1.2-02: Desktop Appraisals
This article is for general education and isn't lending or legal advice. GSE guidelines change. Always confirm requirements with the current Selling Guide and your lender.