UAD 3.6: What the New Appraisal Form Means for NY and CT Owners

Fannie Mae and Freddie Mac are replacing the old numbered Uniform Residential Appraisal Report stack with a single dynamic report under Uniform Appraisal Dataset (UAD) 3.6. The change is a data-spec and delivery update for appraisals submitted through the Uniform Collateral Data Portal (UCDP). It is not a rewrite of USPAP, and it does not change how New York or Connecticut assessors set tax rolls.

This briefing summarizes what the GSEs have published: what UAD 3.6 is, the mandate timeline, which legacy forms are retired, what changed inside the report, what did not change, what lenders and the GSEs require, and what it means — and does not mean — for owners, attorneys, and fiduciaries in New York and Connecticut. Sources: Freddie Mac UAD 3.6 FAQ, Fannie Mae UAD FAQ, and the Fannie Mae Selling Guide Supplement: UAD 3.6 Policy.

What UAD 3.6 Is

UAD is the standardized industry dataset for appraisal property reporting, communicated electronically through UCDP. The GSEs are updating that dataset to a data-driven, dynamic reporting structure and aligning it to the MISMO Reference Model 3.6. One limitation of the legacy forms was that additional required data often lived in a free-form commentary addendum. UAD 3.6 is built so one reporting structure can account for property and inspection types without that numbered-form stack.

The redesigned Uniform Residential Appraisal Report (URAR), plus a separate Restricted Appraisal Update Report and a separate Completion Report, replace the legacy forms. The purpose of the URAR has not changed: the opinions, conclusions, and certifications are for the intended user to evaluate the subject property for a mortgage finance transaction or related activities.

Timeline

• Broad production (either format): January 26, 2026 through November 1, 2026. During this window, either UAD 2.6 or UAD 3.6 may be in production depending on lender rollout.
• Mandate: UAD 3.6 is mandatory for all new appraisal reports submitted to UCDP on or after November 2, 2026. The mandate is based on the initial UCDP submission date, not the loan application date or the appraisal effective date.
• Enforcement: A UAD 2.6 new submission on or after November 2, 2026 receives a Fatal message and a “Not Successful” UCDP result.
• Revisions to pre-mandate 2.6 reports: From the mandate date through retirement on May 3, 2027, lenders may continue submitting revisions to UAD 2.6 appraisal reports that were already submitted to UCDP before November 2, 2026. Those revisions stay in UAD 2.6 under the existing Doc File ID.

Lenders should leave enough time to order, receive, and submit any remaining UAD 2.6 reports before November 2, 2026, because the clock is the UCDP submission date.

Forms Replaced

The following legacy forms are retired and replaced by the single dynamic URAR (with the Restricted Appraisal Update Report and Completion Report as separate products). Freddie Mac’s FAQ lists:

• Uniform Residential Appraisal Report (1004 / 70)
• Uniform Residential Appraisal Report (Desktop) (1004 Desktop / 70D)
• Uniform Residential Appraisal Report (Hybrid) (1004 Hybrid / 70H)
• Individual Condominium Unit Appraisal Report (1073 / 465)
• Individual Condominium Unit Appraisal Report (Desktop) (1073 Desktop / 465D)
• Individual Condominium Unit Appraisal Report (Hybrid) (1073 Hybrid / 465H)
• Exterior-Only Inspection Individual Condominium Unit Appraisal Report (1075 / 466)
• Exterior-Only Inspection Residential Appraisal Report (2055)
• Manufactured Home Appraisal Report (1004C / 70B)
• Individual Cooperative Interest Appraisal Report (2090)
• Exterior-Only Individual Cooperative Interest Appraisal Report (2095)
• Small Residential Income Property Appraisal Report (1025 / 72)
• Single Family Comparable Rent Schedule (1007 / 1000) — with the FAQ caveat that, in most situations, monthly market rent is part of the new URAR Rental Information section; the legacy 1007/1000 is for limited follow-on cases
• Appraisal Update and/or Completion Report (1004D / 442)

Form numbers go away. Property characteristics drive the report. The GSEs publish a “Functioning Without Form Numbers” document to help lenders and appraisers map the dynamic structure to the old form labels.

What Changed in the Report

• No General Addendum. Commentary lives in specific fields within each section of the URAR.
• 1004D splits into two reports. Restricted Appraisal Update Reports and Completion Reports are no longer one form. Each must match the UAD version of the original URAR. UCDP does not accept mixed UAD 2.6 and UAD 3.6 under the same Doc File ID. UAD 3.6 update/completion files use ZIP format; UAD 2.6 remains XML for that path.
• Condition and Quality: The rating scale is unchanged; the definitions were rewritten. Interior and Exterior Condition and Quality ratings were added where interior and exterior differ materially.
• Manufactured housing: Condition and Quality ratings now apply to manufactured homes — a change from UAD 2.6.
• ADUs: More detailed reporting of size, condition, rooms, and location.
• Scopes of work: UAD 3.6 supports traditional, hybrid, desktop, and exterior appraisal assignments (see GSE Selling Guides for policy).
• Government agencies: The GSEs worked with FHA, USDA, and VA to include agency requirements in the dataset. Contact each agency for its own implementation plan.
• UAD Compliance API: Checks XML completeness, validity (format and data type), and reasonableness. It is not Collateral Underwriter (CU) or Loan Collateral Advisor (LCA) risk scoring.

What Did Not Change

• The URAR’s purpose remains mortgage finance (and related activities) for the intended user.
• Land-only appraisals are not in scope of UAD 3.6.
• The Condition and Quality rating scale itself is unchanged (definitions and interior/exterior splits are the update).
• USPAP professional standards are out of scope here — USPAP, and the sales comparison, cost, and income approaches as appraisal practice, are not rewritten by a GSE data specification. How an appraiser develops an opinion of value remains a USPAP and assignment-scope question.
• Private and non-lender work — estate, divorce, gift tax, tax grievance, and similar assignments that are not submitted to UCDP — is not required to use the GSE URAR format. Those assignments still need USPAP-compliant reports appropriate to the intended use and user.

What Lenders and the GSEs Require

For loans that will be delivered to Fannie Mae or Freddie Mac, new appraisal reports submitted to UCDP on or after November 2, 2026 must be UAD 3.6. Engagement letters should state whether the assignment is UAD 2.6 or UAD 3.6 during the transition; if the letter is silent, the appraiser should confirm with the client. Software vendor readiness matters — the Compliance API and ZIP packaging run through the appraiser’s technology stack. The GSEs offer appraiser-facing training that can carry continuing education (CE) credit through education providers.

UAD 3.6 does not, by itself, change assessed value, New York or Connecticut tax rolls, or local grievance procedure. It changes how mortgage-finance appraisals are structured and submitted to UCDP.

What It Means in New York and Connecticut

For owners, attorneys, and fiduciaries in New York and Connecticut:

• Purchase and refinance appraisals ordered for GSE delivery will move to the dynamic URAR on the UCDP timeline above. Expect engagement letters and AMC instructions to name 2.6 versus 3.6 explicitly through late 2026.
• Estate, divorce, gift-tax, and tax-grievance valuations are typically outside UCDP. They remain USPAP assignments with an intended user and use that are not “make the GSE form.” UAD 3.6 does not replace those report types, and it does not imply a change to assessed value or to CT/NY tax rolls.
• Co-ops, condominiums, 2–4 unit properties, and manufactured housing that previously sat on separate numbered forms are folded into the dynamic structure when the assignment is a GSE-bound mortgage appraisal. Property characteristics drive which sections appear.
• Do not read vendor marketing claims about field counts or hours-per-report as GSE policy unless they appear on a Fannie Mae or Freddie Mac page. This briefing stays with the published FAQ and Selling Guide Supplement facts.

Final Thoughts

UAD 3.6 is a GSE dataset and forms redesign with a hard UCDP mandate on November 2, 2026 for new submissions. Legacy numbered forms give way to one dynamic URAR; update and completion become separate reports; commentary moves into discrete fields; Condition and Quality definitions are clarified; manufactured housing and ADUs get fuller data capture. The professional standards that govern how an appraiser reaches a value opinion remain USPAP. For New York and Connecticut owners, attorneys, and fiduciaries, the practical split is simple: mortgage-finance reports headed to UCDP will follow the GSE timeline; private assignments will not be forced onto the GSE URAR — and none of this rewrites local assessment.

If you need a certified residential appraisal for financing, estate settlement, divorce, gift tax, or tax grievance support in Westchester, Manhattan, Fairfield County, or the broader tri-state coverage area, the assignment scope — not the form number — still drives the workfile.

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