Change is no longer coming; it’s officially underway: both Fannie Mae and Freddie Mac have released significant updates to their selling guides. These updates confirm the transition to UAD 3.6, which is a major overhaul to appraisal reporting that impacts how data is collected, submitted, and reviewed.
If you’re a residential appraiser working with government-sponsored entity (GSE) loans, this is one of the most important developments you’ll see this decade.
Fannie Mae’s June Selling Guide update introduces the policy supplement for UAD 3.6, setting the stage for what appraisers can expect in both the short- and long-term. Freddie Mac followed shortly after with Bulletin 2025-7, aligning with Fannie Mae’s timeline while adding some specifics of their own.
What Makes UAD 3.6 Different?
UAD 3.6 moves away from static appraisal forms toward a single dynamic Uniform Residential Appraisal Report (URAR). This redesigned report will apply to all property types and valuation methods.
The new dataset structure significantly expands on what we’re using today, offering greater consistency and flexibility across appraisal types. Appraisers will need to adjust to new terminology, more granular data fields, and a structure built to integrate with modern tech tools used by lenders and reviewers.
Both agencies will allow limited use of UAD 3.6 during a “Limited Production Period” that starts Sept. 8, 2025. Once we hit Jan. 26, 2026, lenders can choose to submit using either UAD 2.6 or 3.6. But starting Nov. 2, 2026, it’s all-in—UAD 3.6 becomes mandatory for all new submissions to the Uniform Collateral Data Portal (UCDP).
What about the older formats?
The announcements also made it clear that this isn’t just about changing the format. It’s about retiring the forms we’ve used for decades. As of Nov. 2, 2026, the forms we are familiar with, including 70, 1004, 1073, 2055, 465, 442, and all their hybrid and exterior-only variations, will be gone for good.
These will be replaced by a dynamic URAR framework that adapts based on property type and intended use.
Fannie Mae’s supplement provides detailed information on how appraisal content will evolve. We’ll see alignment with ANSI Z765-2021 for measurement standards, clearer distinctions in quality and condition ratings, and expanded guidance for reporting complex property features, including leaseholds, ADUs, disaster mitigation, solar panel ownership, and mixed-use analysis.
The expectations for describing the highest and best use, market influences, and reconciliation are more defined and will require a more narrative-driven and evidence-supported approach.
Freddie Mac has similarly updated its Guide to reflect these changes. They now include:
- Refined definitions and labels
- Updated condition and quality rating standards
- New UCDP submission requirements for Restricted Appraisal Update Reports and Completion Reports
- More formalized expectations for measured square footage
Their bulletin also includes broader seller guidance unrelated to appraisal, but worth noting for context, like updates to document custody, data security, and automated employment verification.
The Takeaway for Real Estate Appraisers
The bottom line is this: UAD 3.6 is more than a format change. It represents a full rethinking of how appraisal information is structured, reviewed, and relied upon. This shift is designed to support a modern lending environment where consistent, verifiable, and granular property data is critical to risk management.
As appraisers, now is the time to prepare. Familiarize yourself with UAD 3.6. Review the policy supplements from both GSEs. Understand what’s changing in the way you report condition, adjustments, and comparable data.
The tools we’ve used for years are being replaced with a system that demands more precision and gives us a chance to demonstrate even greater analytical value.
Prepare for the New UAD with McKissock
At McKissock Learning, we’re here to support you every step of the way. To help you stay ahead of the transition to UAD 3.6 and the new URAR, we’ve developed several courses tailored to what appraisers need to know right now.
The 7-hour Appraiser’s Guide to the New URAR provides a comprehensive overview of the redesigned report. Our 4-hour course, The Scope of Work and the New URAR, takes a closer look at how reporting expectations are shifting. And we’re not stopping there—we’re continuing to add new classes as more guidance becomes available. Whether you’re preparing for the limited production period or just starting to explore what’s changing, our appraisal continuing education courses are built to help you make the transition with confidence.
