UAD 3.6 Key Changes (And Resources You Need to Know)

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We’re all hearing more and more about the new Uniform Appraisal Dataset (UAD 3.6). Some of you may have even gotten inquiries from lenders or financial institutions already.

Are you ready for it? If not, you’ll need to be very, very soon.

UAD 3.6 is a complete rethinking of how valuation data is structured, communicated, reviewed, and delivered. And whether we love it or hate it, this will soon become the way appraisal work is done.

Will this require adjustment? Absolutely. The first few reports might feel like you’re learning appraisal all over again.

The good news? Once you understand it — really understand it — you might find you actually like the new structure. You might even wonder how we ever tolerated the old forms for so long. But to get there, I’d like to walk through some of the biggest changes that caught my eye.

So grab your coffee, settle in, and let’s take a look.

The Best Place to Start

Want to get some additional education on UAD 3.6? Start with FannieMae.com/UAD. I’ll be referencing this a LOT throughout this article.

This page has lots of documents, videos, sample reports, etc., and it’s all free. But one document should be your new best friend, and that’s the Appendix F1 URAR reference guide. It’s a PDF download with a ton of information. 

Fair warning, if you’re thinking about printing it out, know this: it’s currently 375 pages. I have one printed on double-sided paper, and it’s still huge. The digital copy may be a better option, especially because it’s searchable.

Key Changes to Note:

Material Difference

One of the first things appraisers notice about the new UAD is the way property characteristics are captured. Gone are the days of squeezing every nuance into a comment box the size of a Post-it note. Instead, the new system requires us to think more like data scientists — a structured, repeatable process that logically organizes the characteristics of each property.

That includes thinking differently about what counts as a “material difference.” Appraisers have always had to consider market-relevant features, but now those distinctions need to be expressed in a standardized way.

For example, when the new UAD asks about property characteristics, it’s not just saying, “Describe the house.” It’s asking:

  • What features drive value?
  • What features define the market?
  • What features set this property apart from the competition?

Things like location, site size, garage, and condition might be material. But depending on your market, other factors like barns, outbuildings, fencing, and even access road type could also matter. The important part is consistency: describing similar qualities in similar ways across your reports.

And yes, some of you are already muttering, “Bryan, appraisers have always done this.” True. But the difference is how the information is captured. The old forms forced us to make narrative descriptions do the work of structured analysis. The new system flips that. Narrative still matters, but structured data comes first.

Comp Drive-bys

True story: There was a guy (let’s call him Steve) who was in Horse Branch, KY taking comp photos. He drove up to Hartford and stopped at a funeral home. You may wonder, “why did he stop at a funeral home?” Well, at that time, one of the funeral home’s owners, Danny Schapmire, was also an appraiser. (A great appraiser, actually, and a stellar human. He has since passed.) This county had limited data, and we’d always go ask Danny for data that we couldn’t find ourselves. 

Steve walked in and said, “Danny, I’ve got a subject property. You got any comps you know of?” 

Then, another man came into the funeral home right after him, furious, asking, “Where is he?” 

Danny immediately tried to calm him down and asked what was going on. The man said, “There was some guy in front of my house taking pictures, and his truck’s parked in front of your funeral home. If I find him, he might end up staying here.”

This guy was mad.

Danny was able to calm him down and explained, “Look, you bought your house a few months ago. He’s an appraiser like me. Part of our job is to find comparable properties, and since your house sold a few months ago, he’s using it as a comparable. He’s not casing your house or anything.”

The guy eventually left, and everything was fine in the end. But that stuff really happens, and I’m sure you have similar stories from your own experiences hunting down comp photos. I know I’ve got an abundance of them. 

The new UAD 3.6 changes the game on comp drive-bys. The reference guide states: “The creation of UAD 3.6 has allowed us to revisit this requirement. While we still require clear descriptive color photos of the front of each comparable, we have retired the requirement to inspect the comparable sales from the street.”

Personally, I’m glad they’re retiring that policy.

Ceiling Height

If you were to search for “ceiling height” within the F1 reference guide, you’ll find that one of the references (report field ID: 10.045) details when to include it, and the answer is always. But I’m going to back up real quick and read what it says about starting under walls and ceiling. 

“The appraiser must…” Must is not a suggestion, folks; must means you have to do it — i.e., “provide information about the walls and ceilings in the unit.”

The walls and ceilings row always displays in the interior features table, and you have to choose one or more of the allowable answers. So ceiling height (that is, the approximate ceiling height in the unit, rounded to the nearest foot) is always required.

How are you going to get that ceiling height? Well, I’d guess you’re going to measure it. And for those of us that use a laser or something similar, it should be pretty easy. For those of you using a tape measure — don’t. I like to tease people when we come to this one and say, “If you’re using a fiberglass tape measure, and you have to carry around a ladder and get on a ladder to measure something, videotape yourself. I want to see you doing that.” (But actually, don’t do that. It’s dangerous. Instead, invest in a laser or some sort of device where you can grab that measurement more easily.) 

Is this a big deal? That’s up to your interpretation. But whether you love or hate this change, it is a new requirement. 

Broadband Internet

Let’s talk about one of the more surprising features in the new UAD: broadband availability.

Yes, you read that right. In 2025, internet access joins the ranks of site, view, and utilities. And honestly, it’s about time. If you’ve ever tried to run your business off two bars of rural cellular service, you know that internet speed can be a real market factor.

It’s a simple question – “Is broadband internet available?” — and your answers are yes and no.

If you check “yes,” you’re confirming high-speed internet access is publicly available exclusively through a digital subscriber line, fiber optic, or cable. If you answer “no,” you’re saying public high-speed internet access is unavailable, or it’s only available through a private satellite. If it’s a satellite, it’s a no. You might say, “Well, what if it’s Starlink? Is that a satellite?” Nope, the answer is still no. 

But how do you verify it?

I’ll admit, when this initially came out, I was a little concerned. Here’s why.

A buddy of mine bought a house, and one of his conditions was, “Is there broadband readily available?” The MLS listing said yes. The seller said yes. Everybody said yes. So, he bought the house. But when he was changing the utilities over to his name, he called the internet service provider and said, “Hey, I need to schedule to get the highest speed internet access available to my house. I work at the hospital as an IT specialist, and I’ve got to be ready to spring into action at a moment’s notice, in the event something goes bad.” 

To his surprise, they said, “Sorry, but high speed internet is not available at your house.” 

He naturally responded, “Whoa, I just bought this house. This is a newer subdivision. And I was told I had broadband internet here.” And they said, “Well, it is readily available to your subdivision, and it’s even readily available to your street. The problem is, it’s across the street, not on your side of the street.”

Obviously, he wasn’t happy. In fact, he was pretty upset. The hospital could call him at 2:00 in the morning, and he’s one of the few guys there that has to be available at all times. He had to have high-speed internet. It was quite literally life-or-death, in some cases. So he asked, “Well, what do I have to do to make it available?” 

They replied, “Well, we could get it to your side of the street, and we can have somebody out there next week, but it’s going to cost you $13,000.” Excuse me? $13,000 in unexpected expenses?

So the question is: Would he have recourse against the individual that sold him that house? Honestly, I don’t know. I’m not an attorney or a judge. But he may try.

So, what if I was the appraiser in that case? And I relied on the seller or the MLS, only to find out, yikes, the internet’s not readily available. That would have been bad, right? This is why I was really concerned when I first saw this change.

Personally, I would do two things. 

1. Ask the homeowner.

My company has a questionnaire we give to homeowners. This questionnaire has lots of information that we want to ask anyway. “Has your property been offered for sale in the last 12 months? Have the kitchens and bathrooms been updated recently? When was that done?” Then we include some disclosure statements. And guess what I’m probably going to add to this questionnaire now? “Is there broadband internet available to your house?” I’ll give the definitions as prescribed in the F1 reference guide. This way, at least I have that in my work file. We always make these questionnaires part of the appraisal report.

2. Search the FCC Broadband Map.

If you go to the FCC Broadband Map at broadbandmap.fcc.gov/home, you can search by address. (Yes, it’s an actual federal website. Yes, it’s surprisingly user-friendly. I know, I was shocked too.) It’ll tell you all about broadband availability. You can also save and/or take a screenshot of the page, and add that image right into your appraisal report. I’ll be utilizing this resource in all my reports.

Environment

Another major theme in the new UAD is understanding the broader environment around the subject property. In other words:

  • What influences buyer behavior?
  • What affects value outside the four walls?
  • What external factors shape the market?

This includes everything from land use trends to hazards, public utilities, environmental risks, and much more. The new structure forces appraisers to think comprehensively — not just about the property itself, but about its context.

This isn’t busywork. It’s what we should have been doing all along. The new format simply makes the expectations clearer and the results more consistent.

Change Is Hard

Appraisers are not known for embracing change. We’re in our routine. We love our routine. 

The new UAD is a big change. Yes, it feels like a lot right now. Yes, there will be frustration. Yes, you’ll be tempted to mutter a few choice words at your computer screen. But this is the new standard. This will become your new routine. And once it is, I think you’ll be glad. And I don’t think you’ll want to go back to the way we were doing it before. 

If you want to start digging deeper, visit FannieMae.com/UAD. That’s the official site, full of documentation, resources, examples, FAQs, and even sample reports. Once you see how it all comes together, I think you’ll feel more confident about making the transition.

Be prepared, be ready to adapt, and get out there and make some money. 

Closing Thoughts: Your Biggest Asset

Before we wrap up, let me offer one little reminder: Your number-one asset in life isn’t your business, your license, your expertise, or your fancy laser measuring tool.

What is your biggest asset? You may have a nice car, a nice house, a lot of money in the bank, and those are all wonderful assets. But if you lose your car, you can get another one. If you lose your house, you can get another one. If you lose your wealth, you can rebuild. I’ve been on top of the mountain, and I’ve been at the bottom of the mountain, and everywhere in between (the top’s better, trust me). But that’s just stuff. You can replace stuff. 

Maybe it’s because I’m getting a little older, but there’s one asset I know I can’t get back.

It’s time.

Time with family. Time with friends. Life outside of work. These are the things that actually matter.

You can always write another report. But you can’t get back lost time, missed experiences, or relationships with your loved ones. So turn your phone upside down, or even better, turn it off, and enjoy that most valuable asset you have — time.

Happy appraising. Happy living. —Bryan Reynolds

 

This article has been adapted from a recent episode of the Appraisal Update Podcast with Bryan Reynolds, which you can view here:

 

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The New URAR: Finally, Uniform

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Since I started in this profession, we’ve been filling out something called the “Uniform Residential Appraisal Report.” URAR. A tidy acronym, an orderly idea. The problem, of course, is that it wasn’t uniform. Not by a long shot.

There was a form for a single-family house. Another for a condo. Another for a two- to four-unit property. Yet another for a manufactured home. You could practically fill a filing cabinet with the different “uniform” forms. Each one with its own quirks, limitations, and yes, checkboxes. Lots of checkboxes.

The first URAR came into the world in 1986, when Fannie Mae and Freddie Mac decided it might be nice if appraisers stopped sending in reports written on the backs of napkins or, worse, dictated into a tape recorder and transcribed by the typist down the hall.

By the mid-1990s, the form had become the backbone of mortgage lending. Every residential loan needed one. The problem was that “residential” meant a lot of things. It meant one house on one lot, sure. But it also meant a condo in Miami Beach, a duplex in Des Moines, or a manufactured home sitting proudly on a quarter-acre halfway between Humboldt and Gadsden.

Each property type came with its own form. Each form came with its own rules. Each rule came with its own set of misunderstandings.

So, what was “uniform” about it? Not much. If you were appraising only single-family homes in subdivisions, you might get away with only using the URAR. But step outside the tidy framework of cookie-cutter houses, and you’d need another form, an addendum, or some cobbled-together franken-design mess to tell the story. I have passed on condo appraisals in the past just to avoid dealing with the condo form.

The new URAR adapts to our needs. If the property has two units, the report expands. If it’s a condo, different sections appear. If it’s a manufactured home, the right data fields show up automatically. You no longer have to select from a menu of forms; the report builds itself around the property you’re analyzing.

It’s flexible, but structured. It’s detailed, but readable.

For the first time, lenders, regulators, and appraisers are all looking at the same thing. Not a PDF that tells a story one way for the reader and another for the database, but a unified, structured document that preserves the narrative and the data in one place.

For too long, we’ve treated appraisal as a stack of paperwork. The new URAR reframes it as a flow of data and analysis. The appraiser’s job is not to fill in blanks; it’s to interpret reality and record it in a way that others can trust, read, and reuse.

For too long, we’ve treated appraisal as a stack of paperwork. The new URAR reframes it as a flow of data and analysis. The appraiser’s job is not to fill in blanks; it’s to interpret reality and record it in a way that others can trust, read, and reuse.

Because a single-family home in Denver and a fourplex in Detroit don’t look alike, but they share the same fundamentals: location, condition, quality, and market forces. The new framework recognizes that and organizes it accordingly.

The story is still ours to tell, but the structure lets that story travel farther.

If, like me, you’ve been doing this a while, you might be tired of hearing about “big changes.” Every few years, someone promises revolution and delivers another PDF.

This one’s different.

The URAR redesign isn’t about forms, it’s about how we communicate. The goal isn’t to make the job harder; it’s to make the work more meaningful. The new report gives us room to explain, to narrate, to analyze. The structured data captures what’s measurable. The commentary captures what’s human. It’s a marriage of logic and judgment, of code and craft. Lenders get cleaner data. Regulators get consistency. Reviewers get clarity. Borrowers get transparency.

But the real winners might be the appraisers who adapt early. Because this isn’t just a technical update. It’s the new language and grammar of valuation. And those who learn to speak it fluently will find themselves more valuable than ever.

When you strip away the noise, the new URAR is about credibility. It says: here’s what the property is, here’s how I know, and here’s the data to back it up.

That’s what investors want. That’s what lenders need. And that’s what we’ve always tried to deliver, but with a mishmash of forms and addenda, and a mind-numbing complexity in presentation.

So yes, the new URAR finally earns its name. After all these years, “uniform” means something.

One report. One language. One process for every residential property type.

It’s the same notion we started with in 1986, but this time, we’ve got the technology and the discipline to make it work.

And maybe, if we get it right, the next generation of appraisers won’t have to explain what “uniform” was supposed to mean in the first place.

 

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The Appraisal Summit: Get UAD 3.6 Intel, and Stay in Touch

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The Appraisal Summit | September 27 – 30 | Planet Hollywood Resort & Casino | Las Vegas, NV

There’s a LOT going on in the world of appraisal these days. The stakes are pretty high. And you’ve got questions.

The Appraisal Summit is your chance to get some answers and find out what can’t be known (yet) about the UAD 3.6 rollout, AI and appraisals, and more. Come to the place where everyone gathers: reps from the GSEs, software companies, insurance providers, and folks like you, the working appraiser. (See the schedule here.)

At the Summit, you’ll get tons of CE, face-to-face time with colleagues and industry bigwigs, and discussions about the huge issues that are lurking menacingly on your professional horizon. Grab the mic and ask those questions that are on your mind: Are software companies and lenders ready for UAD 3.6? Am I ready? How is AI going to change how I do my job? (Does anyone even know the answer to that one?)

Be courteous and curious. Keep an open mind. And just maybe, by the end of the conference, those issues won’t seem quite so menacing.

Here’s a possible itinerary:

  • Saturday 9/27: Get bonus CE on litigation support in the morning and on the cost approach in the afternoon. Have relaxed, civilized French bistro fare at Mon Ami Gabi, a short walk away at the Paris casino.
  • Sunday, 9/28: Get fully briefed (+ 7h bonus CE) on the new URAR with Bryan Reynolds. Then celebrate your deep learnings at the opening reception.
  • Monday, 9/29: Hear all about UAD 3.6 from the GSEs and the software companies. Reconnect at the NAA membership meeting, then sip a beverage with old friends at the Caramella Hidden Lounge.
  • Tuesday, 9/30: Dive into appraisal-related laws and regulations, AI, and the future of appraisal in the general sessions. Snag a Gordon Ramsay burger with a new connection and absorb all this new info together.
  • Wednesday, 10/1: Fly home rejuvenated by collegial connections and armed with accurate intel about what’s up in our industry.

There couldn’t be a more crucial time to be in the room with key players and colleagues facing the same questions you are. Not to mention that getting together with colleagues is a great way to break the isolation of day-to-day appraisal work. See old friends, celebrate and commiserate, and make memories! Click here to register.

The Appraisal Summit | September 27 – 30 | Planet Hollywood Resort & Casino | Las Vegas, NV | Co-hosted by the NAA & AeL (us!)

 

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The New Appraisal Report: How One Company Is Rethinking Appraisal Software

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How are appraisal software providers retooling their products for UAD 3.6? One provider, Jeff Bradford, shares his thinking.

In the Appraisal Update podcast, I’m always talking about the “train of change” coming to the appraisal world. If you’re an appraiser, you probably rolled your eyes. We’ve heard this before, right? For years, people have said “change is coming,” but then… nothing. Same forms, same software, same grind.

But it’s real this time. The train is pulling into the station. 

I want to talk about a video from late last year that’s gotten a lot of attention, even from the GSEs. I think it struck a chord. So let’s talk about what it is, who created it, and why.

A couple of years ago, when the GSEs first announced the new UAD rollout, they effectively hit the reset button for everyone in appraisal tech. Software companies had been in the business of form-filling: They helped appraisers build reports by filling in forms, attaching images, adding addendums, and producing a PDF. 

Starting late this summer, the GSEs are going to ask us for something very different. They now want a dynamic report, not a static form. What that actually means is that instead of the old, static, one-size-fits-none forms, your data inputs will trigger a fluid logic tree of prompts, which will change depending on property type and other variables. (Some sections,  like summaries and reconciliations, will remain standard.)

Suddenly, the software companies are staring down a whole new paradigm.

From Form-Filling to Decision-Making

Jeff Bradford, founder and CEO of Bradford Technologies, says he’s in the publishing business. His software suite helps appraisers through the whole process of inspection, comp selection, and analysis, and pulls it all together to help them “publish” solid reports. 

Now he’s facing a radical ROV: a reconsideration of the value of his entire product line. In my interview with Bradford late last year, he walked me through how his strategy changed after the GSEs’ announcement. “We said, ‘Do we want to continue being in the form-filling business?’” he told me. “Why not rethink what appraisal software can be?” 

Instead of doubling down on smarter forms, Bradford’s company decided to walk away from the form-filling business entirely. They’re shifting their focus to the parts of the job that actually require an appraiser’s judgment—analysis, comparison, trend evaluation, market insight, etc. 

Bradford built software that does the heavy lifting. It gathers data. Lots of it. It slices and dices it for you, shows you the trends, and then helps you make quick, confident decisions. Then, instead of making you input all that stuff again into a form, it extracts your conclusions and automatically generates the data outputs needed for the report.

Sure, there’s still a bit of input required, but they’ve essentially flipped the model. You’re not filling out a form—you’re analyzing data. The form builds itself around what you decide.

To help explain this shift, Bradford created a short video (about 10 minutes long) that walks you  through it. You can watch that video here.

Rethinking the Appraisal Workflow

We live in an “on-demand” world. You can get groceries and furniture delivered same-day. Why can’t we deliver an appraisal in a similar timeframe? That became Bradford Technologies’ north star: speed. We already have accuracy. We appraisers are great at what we do. This software just helps us do it faster.

Their new approach had to hit three marks:

  1. Speed – Faster than current workflows.
  2. Actionable insights – Real tools for real decisions.
  3. Enjoyable experience – Yes, actually fun.

The software now includes things like scanning floor plans in real-time, extracting metadata from property photos using computer vision, and auto-populating sections based on existing data, all while keeping the appraiser in the driver’s seat. You decide what goes in. The software helps you get there faster.

Bottom line? The form-filling days are over. Appraisers aren’t form fillers. They’re analysts. They’re decision-makers. Tech providers are just there to help us do that job better.

One of the most intriguing technological advancements showcased in Bradford’s new system is computer vision. This tech can scan a property live, instantly gathering detailed data. This live data capture eliminates the tedious task of manually retyping information, because the system automatically gathers analysis results and creates the necessary XML files—specifically the UAD-compliant data—before building the final report.

Jeff Bradford refers to this as the “bridge to the future.” Bradford’s new software, called NightHawk, integrates property inspections, data gathering, and analysis all in one place, eliminating the need to jump between spreadsheets or multiple systems. It pulls public records, MLS data, satellite imagery, and other relevant sources, providing appraisers with a comprehensive data set within seconds. The result? Faster decision-making based on richer, more immediate information.

How to Be Prepared

The new UAD is fast approaching, with a full mandate expected by November 2026. Appraisers will soon be required to adopt these new standards, marking a definitive end to the old ways of doing things. To help you keep pace, I’d recommend resources like training courses, continuing education, etc. Fannie Mae has released some training on the new reports, which I find incredibly useful, even for non-appraisers. And at AeL, we’re teaching Fannie Mae’s course on the new URAR every month or so for the foreseeable future. (Find a session that works for you in our course catalog.) It’s also useful to attend industry events like Valuation Expo or the Appraisal Summit, both happening in Las Vegas later this summer, where you can talk to software providers and GSE reps in person and ask all your burning questions. 

As you contemplate UAD 3.6, you can well imagine the benefits of having solid software in your toolbox. I’m not trying to sell you on any specific product. There are lots of software providers, and you may have a favorite. But I wanted to talk to Jeff, because I think it’s useful to hear how a smart software guy like him is retooling his product to integrate with UAD 3.6. Every provider is going to have to do just that. And you can just imagine how features like in-report reconciliation, qualitative analysis for rentals, and the ability to embed photos directly where needed can help you get the job done faster and better.

The “train of change” is not just coming. It’s here. There’s going to be a learning curve. But if you’re an early adopter, you can leave your competition in the dust. You don’t have to go it alone. From CE providers, to software companies, to Fannie Mae, there’s plenty of information out there for appraisers wanting to learn more. What matters most is being prepared. Are you ready for the new appraisal report? If not, we’ll help you get there. —Bryan Reynolds

 

Watch the interview:

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