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What my dog, a Fannie Mae survey, and the UAD 3.6 rollout have in common

Lately, I've been sharing my thoughts and what I've learned about the coming transition UAD 3.6.  I shared a link to this blog recently with one of my colleagues at Knapp Realty (I'm a Realtor® too!) and she remarked that "We all hate change."  Which is definitely true.  My dog loves car rides, and when he first joined our family I took him all kinds of places to walk him.  The other night I was walking him and thinking that it has been a minute since we went to one of our local parks we used to frequent.  This as he pulled against the leash as I tried to get him to veer off course from our usual nightly route around the neighborhood which we both have become accustomed to.  Even my dog hates change.  We are all creatures of habit.  But, thinking through my friend's response, I worried that maybe I am coming off as a sky is falling malcontent.  You know, the kind that drive me so nuts when I read responses on appraiser forums.  That is not my intent.  Trust me, I have my share of anxieties about - you name it, but I don't find it particularly useful to dwell on the negative aspects of this transition.  Keep Calm and Carry On!  Accentuate The Positive! I say.  It just seems like a waste of energy to obsess over such things which are ultimately out of my control anyhow.  

In other news, could the UAD 3.6 rollout be delayed?  Definitely not, I thought.  But nobody being ready at Valuation Expo (see previous post, dear reader) gave me pause.  Add to that, Fannie Mae sent out a survey to appraisers gauging their readiness in recent weeks.  I'm sure that response was, yeah, no.  So, maybe it could be?  I mean, we are nearing the finish line but a lot of folks have missed the starting gun.  Maybe we will see an extended, more measured rollout.  To me it would make sense to start with lenders being required to have 1 out of 4 of their submissions to the UCDP be 3.6 reports, then after a month or so half and so on up to 100%.  

I'll be evaluating Value Mate 3.6 software tomorrow.  I hear good tings!  I'm a Total user and, sadly, they are behind the curve, but I figure they will catch up.  They've been the industry leader up to now.  

So, I have zero subscribers.  ??  If you are here and have read this far, subscribe and I will continue to be diligent about updating.  I think this blog helps with my SEO and being recommended by our AI overlords, so it's worthwhile, anyhow.  I wouldn't listen to me about much else, but I might have something helpful to share in the real estate appraisal world.  Thanks for reading.  

Questions about how to better serve your clients in light of the coming UAD 3.6 transition?  I'm always happy to talk.  Call anytime at 404-245-7577

Cameron Horne, GACR253993
Comp One Appraisal Services, Inc.

Got a few hours to kill?  Then you too can take a gander at this handy dandy UAD Appraisal Inspection checklist.  

UAD Appraisal Inspection Checklist

In fairness, much of this the appraiser was already doing, and some sections don't apply to a given property.  

If you are an agent it will pay to be familiar with this stuff as the appraiser will be compelled to consider and report it.    

Questions about how to better serve your client in light of the coming UAD 3.6 transition?  I'm always happy to talk.  Call anytime at 404-245-7577

Cameron Horne, GACR253993
Comp One Appraisal Services, Inc.

We'll all continue to do our best, but if you are an agent or loan officer, or if you are getting a mortgage loan in the coming month, be prepared because the reality is Nobody is Ready for UAD 3.6.  

The link is to an article relating the view on the ground at Valuation Expo, an annual gathering of appraisers and industry professionals in recent days.  

I'm one of few appraisers to have completed a 3.6 report (not bragging, wait, yes I am), and to quote one of my favorite songs-It weren't no candy parade.

I suppose there's a case to be made that appraisal reports needed overhauling in today's day and age — or that it was inevitable — and I'll continue with my glass-half-full attitude, but it's not great if this is where we are as an industry.

Questions about how to better serve your client in light of the coming UAD 3.6 transition?  I'm always happy to talk.  Call anytime at 404-245-7577

Cameron Horne, GACR253993
Comp One Appraisal Services, Inc.

The New Format Is Here folks.  The mandated transition date is 11/02/2026 but now is ramp up time.  This is a big deal.  I repeat: This is a big deal.  I've been working as an appraiser since 2002 and this is the most significant change I have seen in my time in this industry.   Us appraisers are getting up to speed, and many have completed their first reports by now, myself included.  If you are an agent, now is the time to familiarize yourself with the coming changes.  Here are a few highlights: 

-The appraisal report will be significantly more detailed, and the appraiser will be spending more time at the property for the inspection.  

-It is important to understand UAD quality and condition ratings.  Now, rather than just an overall quality and condition rating the appraiser will be providing an interior and exterior quality and condition rating, and then an overall quality and condition rating.  Understanding what these ratings are, how they impact value, and how your particular property is viewed will be essential for you in providing the highest level of service to your client.  See the document at this link for more information:  https://singlefamily.fanniemae.com/media/42396/display

-The turnaround time for the appraisal will increase.  We are entering a period where not only are appraisers learning a new report, many may be trying out new software or even multiple different softwares.  With the extended length and detail involved in the report plus the learning curve with a new software (or even the same software the appraiser has always used), there will be a period of time where a shortened contingency period may not be practical.  Some contingencies may be missed, some earnest money may be lost.  My advice is to allow extra time in the coming months for due diligence, etc and add a healthy dose of realism to your overall timeframes.  From personal experience I can say that my first report took much, much longer than a typical report, or even a typical complex report, not to mention the extended wait times on the two support calls I had to make including the one for the lender requested revision which took maybe a half a day in itself.  Lenders will have their own challenges with learning this new report, and many issues can come up in just getting to the point of the lender having an acceptable report to upload to the Uniform Collateral Data Portal.  

-Appraisal fees are going up, in general.  Some of this may level off a bit as the new normal establishes itself, but this report is significantly more detailed and time consuming which equals significant momentum in the industry towards higher fees.  

-This does not affect private work (pre-listing, cash purchases, divorce, estate, tax appeal appraisals) and non-conforming loans.  These can still be done on the old forms or in the old format.  

-Let's play nice.  This will be a challenging time for all industry participants, and particularly for appraisers.  Your patience and understanding is appreciated as we all navigate these changes together.

 

Questions about how to better serve your client in light of the coming UAD 3.6 transition?  I'm always happy to talk.  Call anytime at 404-245-7577

Cameron Horne, GACR253993
Comp One Appraisal Services, Inc.

  

If you're a Realtor®, you probably don't spend much time thinking about appraisal forms. That's about to change.

Fannie Mae and Freddie Mac are rolling out completely redesigned appraisal forms that require roughly **three times the data** as the old ones. The traditional URAR had around 180–220 fields. The new forms? Somewhere between 500 and 800+.

More fields on our form means we need more information. And a lot of that information starts with you.

What We Need Now More Than Ever

The new forms ask for specific, structured data about interior finishes, condition ratings, site characteristics, energy efficient features, accessory structures, concessions, and transfer history. When that information isn't in the listing, we have to dig for it — and sometimes we can't find it at all. That rarely helps your deal.

Six Ways Realtors® Can Help

**1. Be Specific in Your Listings**

"Updated kitchen and baths" doesn't cut it anymore. Tell us *what* was done and *when*. Quartz countertops, LVP flooring, ceramic tile surround — that kind of detail isn't just marketing. It's data we need.

**2. Use the Agent Remarks Field**

Note the year of major updates, seller concessions, known repairs, features that aren't obvious from photos, and what conveys with the sale.

**3. Fill Out Every MLS Field**

Every blank field in the MLS is a blank field on our form that we now have to research independently. Lot size, basement finish percentage, garage dimensions, HOA fees, zoning — if the MLS has a field for it, fill it in.

**4. Call Us Back**

When an appraiser reaches out to verify information, a five-minute call can prevent conditions that hold up closing.

**5. Share the Upgrade History**

A simple update sheet — year of renovation, scope of work, approximate cost, permits — goes a long way. Hand it to the buyer's agent and make sure the appraiser gets a copy.

**6. Remember — Your Closings Become Future Comps**

If your closed listing has incomplete MLS data — wrong square footage, missing concessions, no mention of a major renovation — that sale becomes a weaker comp for every future appraisal in the neighborhood. Accurate data isn't just good practice. It supports property values across your entire market.

The Bottom Line

We're on the same team. You know the market. We know how to translate it into a credible opinion of value that supports the deal. The new forms are going to require more from both of us — but if we're sharing better information from the start, the process doesn't have to be harder.

It can actually be better.

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Questions about the new UAD forms or how to better prepare your listings? I'm always happy to talk.

Cameron Horne, GACR253993
Comp One Appraisal Services, Inc.