URAR
Get to know the new URAR before it becomes mandatory.
The new URAR’s dynamic and data-driven format moves away from its static form to accommodate different property types and appraisal assignments. The new URAR will enable appraisers to deliver clearer and more comprehensive reports.
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An Introduction to the new
Uniform Residential Appraisal Report

All appraisers are familiar with the current Uniform Residential Appraisal Report (URAR), and all appraisers who complete residential mortgage lending appraisals must familiarize themselves with the new version of URAR before it becomes mandatory in late 2026.
The new URAR is designed to be dynamic and data-driven, moving away from a static form only used for detached, single-family homes. It is tailored to accommodate different property types and appraisal assignments, enabling appraisers to deliver clearer and more comprehensive reports.
To help appraisers prepare for the new URAR, we’ve compiled everything you need to know. Discover more about what’s changing and why with URAR, its history, the benefits and new features of the updated report, its expected implementation timeline, and what appraisers need to know to prepare for this pivotal transition.
What is URAR?
The legacy Uniform Residential Appraisal Report (URAR), also known as Form 1004, was established by Fannie Mae and Freddie Mac in the 1980s to standardize residential property appraisal. FHA and VA adopted this form too, and it is often used for portfolio lending.
As the primary report used to document a single-family residential property’s value, the URAR is critical for all stakeholders in mortgage transactions. From lenders to appraisers, this report supports transparency and reliability in property valuation and collateral risk.
Key Stakeholders: Who Uses URAR & How Do They Use It?
The URAR’s impact is broad, involving multiple stakeholders:
Fannie Mae & Freddie Mac: These entities will require the new URAR for all residential property appraisals tied to their mortgages. FHA and VA will likely adopt its use as well.
Appraisers: Appraisers use the URAR to communicate their appraisal findings, detailed information about the property’s characteristics, any relevant data, and analysis that support the appraiser’s conclusions.
Lenders: Lenders use the URAR to assess the value of a property used as collateral for a mortgage loan. The appraised value is used to make informed decisions about the loan amount and terms. The detailed analysis in the URAR helps lenders manage risk by ensuring the property is worth the amount being financed.
Department of Housing and Urban Development (HUD) and Department of Veterans Affairs (VA): use the URAR to evaluate the risk of properties being used as collateral for FHA and VA loans, respectively. By using the URAR, HUD and VA can ensure that the property meets their specific guidelines and standards for providing insurance or guarantee to lenders.
Reinsurance Companies: Reinsurance companies don’t use the URAR directly, instead they rely on information provided in the URAR for providing reinsurance coverage for the portfolios they underwrite.
Getting to Know the New URAR
The new URAR will still function as the standardized reporting format for evaluating a property’s market value, detailing key factors like location, size, construction quality, and condition, as well as information on comparable sales in the area. However, it will be a dynamic report, eliminating the need for multiple forms.
URAR Implementation Timeline
The URAR transition will occur in phases:
Training Phase: Initial introduction to the new form has been provided, and training of appraisers will begin in late 2024, early 2025. Training will continue, as needed, until full mandatory adoption of the new URAR and beyond to ensure appraisers are adequately informed and prepared.
Software Development Phase: Currently underway, appraisal software vendors are developing the code/back-end infrastructure for their product to work with the dynamic URAR.
Limited Production: In Q3 2025-Q1 2026, the new URAR will be available on a voluntary basis, allowing stakeholders to adjust.
Broad Production: Q1 2026 through November 1, 2026, most appraisers and lenders will use the new URAR.
Mandatory Usage: By November 2, 2026, full adoption will be required, standardizing appraisals across the industry.
Legacy URAR and UAD will be retired (existing pipeline cleared) by May 3, 2027.
Why Update URAR?
Having an appraisal standard ensures that lenders and other entities have consistent and reliable information behind a property’s worth before approving a loan or making other portfolio management decisions. However, for this standardized report to be most effective, it must be modernized.
The current URAR was last updated in 2005 creating specific forms for various property types and appraisal assignments. It was time for a major overhaul.
The forthcoming update will retire all current appraisal forms and replace them with one dynamic report—the new URAR. Additionally, because of the consistent advancements in real estate processes, data analysis, and software, the refreshed URAR will better serve today’s industry demands. This update seeks to improve report readability, ensure data reliability, and incorporate modern standards for a streamlined, future-proof appraisal report that will be suitable for any residential property type.
What’s Changing with the
New URAR?
The new URAR transforms the document from a static form into a dynamic digital report. Here are some of the key updates:
Unified Form: The legacy forms (1004, 1075, 1073, 2055, 1025, and more) are being replaced by a single, intelligent report that adjusts based on property type, such as two-to-four units, condominiums, and manufactured homes, and for different scopes of work, such as interior and exterior inspections, updates, and completion assignments.
Dynamic Fields: The new URAR tailors sections based on property details, ensuring relevant information is captured.
Enhanced Sales Comparison Approach: The new report features a simplified grid with fewer abbreviations, making it easier to read. The report can adapt to the specific property types and potentially include additional data points relevant to the valuation, allowing for a more comprehensive analysis and a stronger supporting argument for the appraisal.
Photographs & Visual Data: Photos and property images are embedded directly in relevant sections, offering clearer context for all stakeholders.
USPAP Compliance: The update emphasizes adherence to USPAP (Uniform Standards of Professional Appraisal Practice) allowing the appraiser more flexibility in maintaining high professional standards across all appraisals.
Dedicated Comments Section: The new URAR integrates a comments section within each relevant section of the report writing process. These sections eliminate the need for separate addenda, simplifying navigation for all relevant stakeholders reviewing the appraisal report.
Summary Page for Quick Reference: The report includes a dedicated summary page that concisely overviews key property details and valuation conclusions, offering a clear and readily accessible reference point for stakeholders.
Stakeholder Benefits of the New URAR
The new URAR brings specific advantages to each stakeholder group:
Appraisers benefit from an efficient and streamlined report creation process with standardized data entry. This reduces administrative tasks, allowing more time for analysis, which results in high-quality valuations.
AMCs will experience smoother workflows and standardized data collection that may expedite the quality control process, although new review protocols may be needed.
Mortgage lenders will find it easier and quicker to review, assess, and manage loan risk due to clearer and more standardized data.
Best Practices for Using the New URAR
Although the new URAR won’t be fully rolled out until the end of 2026, preparation and proactivity will smooth the transition:
Stay Up to Date: Monitor updates from Fannie Mae, Freddie Mac, FHA, VA, and McKissock.
Seek Training: Utilize training resources to get acquainted with the dynamic format. Look out for continuing education courses on the new URAR from McKissock starting in 2025. Early training will ensure you are up to speed before the updates become mandatory.
Update Software: Make sure report-writing tools are compatible with the new URAR format and contact software providers as needed. Opt for software that integrates seamlessly with the new URAR and offers features and technology to enhance your workflow and efficiency.
Adapt Practices: Familiarize yourself with new sections and formatting for efficiency.
The shift to a new URAR reflects both a modernization of the appraisal process and a commitment to consistent, accurate data. With thorough preparation and training, appraisers can confidently embrace the new standard, ready to deliver precise, efficient valuations in an evolving digital landscape.
Training and Resources for Appraisers
Training will be critical for a successful transition. Courses offered by McKissock, along with webinars, tutorials, and interactive guides, will support appraisers in mastering the new URAR.
List of courses: Coming soon!
Advance your knowledge and learn more about Fannie Mae and Freddie Mac’s appraisal requirements with our CE course: GSE Appraisal Requirements and Guidelines.
Stay up to date on changes to the UAD and URAR with McKissock. When changes occur to the UAD and URAR, McKissock is dedicated to helping you stay up-to-date and knowledgeable. With our Unlimited Learning Membership, you’ll not only get full access to hundreds of appraisal courses, certification courses, and our Learning Library, but you’ll also get access to our Pro-Series Webinars, including those with representatives from Freddie Mac and Fannie Mae where you can gain more insight and have your questions answered.
Frequently Asked Questions
The new URAR consolidates multiple forms into one dynamic report with intelligent sections that populate based on property type and scope of work.
Appraisers that complete residential mortgage lending appraisals and lenders will be required to use the new dynamic URAR report. Mandatory usage is expected to go into effect by Nov. 2, 2026. Monitor Fannie Mae and Freddie Mac guidelines for the most up-to-date timeline.
Additional Resources
Fannie Mae/Freddie Mac: Uniform Appraisal Dataset & Forms Redesign Initiative
Freddie Mac: Uniform Appraisal Dataset