The redesign of the Uniform Residential Appraisal Report is the largest overhaul of residential appraisal reporting in nearly three decades. While the underlying appraisal principles remain the same, the structure, workflow, and level of detail in the report are changing in meaningful ways.
Here are the ten changes appraisers are most likely to notice.
1. One Dynamic Report Replaces Multiple Legacy Forms
For years, appraisers have worked with a range of fixed forms such as the 1004, 1073, 1004C, 2055, and others.
The new URAR is a single dynamic report that replaces all of them. The report automatically configures itself based on the property characteristics and assignment scope. No more selecting a form before you start—the report builds around your work.
2. Reports Will Adapt to the Assignment
Under the current system, every appraisal form looks largely the same regardless of property complexity. The new report expands or contracts depending on the property.
Sections appear only when they’re relevant. A property with an ADU triggers additional unit description fields. A condo triggers project information fields. A property with solar panels triggers energy-efficiency fields. Two reports on different properties may look noticeably different, by design.
3. Data Fields Are More Granular
While appraisal data has been standardized since the original UAD rollout, UAD 3.6 introduces greater detail and specificity in how property characteristics are reported.
Many data fields now allow more precise categorization of features and condition elements. This allows appraisers to better describe property characteristics that previously required narrative explanation.
The result is improved consistency in how property details are communicated across the industry.
4. Commentary Is Integrated Throughout the Report
Much of what appraisers previously relegated to addenda is now embedded directly in the relevant sections of the report.
For example:
- Property condition explanations
- Adjustment reasoning
- Market analysis discussion
Commentary is section-specific and conditional. The expectation is that explanations appear where the data lives, not in a catch-all addendum at the back.
5. Scope of Work Drives Report Content
The new report structure is more closely aligned with the scope of work. Assignment conditions, intended use, and property complexity influence which sections appear and how much detail is required.
This approach better reflects how appraisers already analyze assignments, while providing a clearer framework for communicating the scope of the appraisal.
6. Inspection Observations Are More Structured
Appraisers have always observed interior finishes, exterior materials, and condition and quality of features and amenities, and that’s not changing. What’s changing is how those observations are reported. The reporting is finally catching up to how good appraisers already observe and analyze.
You’ve been making these distinctions for years, and UAD 3.6 gives you dedicated fields to document them more clearly.
Being systematic during inspections will become even more important.
7. The Sales Comparison Approach Is Still Central
Even though the report structure is changing, the sales comparison approach remains the core of most residential appraisals. What is changing is how the analysis is organized and presented within the report.
Like the URAR, the grid is dynamic and adapts based on your assignment and the critical elements of comparison. Additionally, your support is visible and tied to the grid, which is where it should have been all along.
8. Software Platforms Will Change
Appraisal software providers are redesigning their platforms to support UAD 3.6 and the new URAR.
Appraisers will likely see:
- Updated report-writing interfaces
- Integrated inspection tools
- New ways of entering and organizing data
There will be a learning curve as these platforms evolve.
9. Reports Will Include Both Narrative and Structured Data
The report will still be readable by humans, typically delivered as a PDF. However, the underlying data will also be transmitted in structured digital formats that allow for automated analysis.
This is one of the primary goals of the redesign.
10. The Transition Will Take Time
Like any major change, the shift to the new URAR will involve an adjustment period.
Many appraisers expect:
- A learning curve with new software
- Slightly longer report times at first
- Gradual improvements in efficiency over time
The key takeaway is that the appraisal process itself is not changing. What is changing is how the results of that process are documented and communicated.
Summary
The new URAR represents a fundamental shift in residential appraisal reporting, moving the profession away from rigid, form‑driven responses and toward clearer, more transparent analysis.
While the core appraisal principles remain unchanged, how appraisers communicate their reasoning, observations, and conclusions will look different under the redesigned framework.
By understanding the most significant changes now, appraisers can better prepare for the transition and continue producing credible, well‑supported appraisal reports in an evolving reporting environment.
Ready for the new URAR and UAD 3.6? Our URAR courses will help you stay ahead and teach you what you need to know!
