UAD 3.6: The New Appraisal Format Starts November 2. Here's What Changes

If you have a purchase or refinance in process, the appraisal you receive over the next few months may look different from the one your neighbor got last spring. Fannie Mae and Freddie Mac are moving to a new appraisal format, called UAD 3.6, and the mandate date is November 2, 2026. It's an industry change, not something you have to do anything about. But it can affect timing, so it's worth knowing what's happening.

The short version:

• UAD 3.6 replaces the long-standing appraisal form with a data-driven report. The appraiser has to report more detail on the home, including updates and upgrades.
• Some lenders have started using the new format before the November date.
• On September 30, 2026, Fannie Mae and Freddie Mac announced a temporary policy exception for lenders that need more time. That means the rollout may not look the same from one lender to the next for a while.
• Nothing about the new format guarantees a higher or lower value. It changes how the appraiser documents the home.

What is UAD 3.6?

UAD stands for Uniform Appraisal Dataset. It's the standard that tells appraisers how to report data on a home, so lenders and the two government-sponsored enterprises (GSEs), Fannie Mae and Freddie Mac, can read every appraisal the same way. Version 3.6 is the biggest change to residential appraisal reporting since the current form was introduced in 2005.

Instead of one fixed form, the new report is assembled from the property's details and the type of assignment. Sections show up when they apply to the home. The report opens with a summary page, and it includes a table for apparent defects, damages or deficiencies.

What the appraiser has to report now

The new report asks for more specific information than the old one. Based on the GSE guidance and industry summaries, that includes:

• Updates and upgrades. More structured detail on renovations and modernization, such as what was done and when.
• Room-level quality and condition. Ratings for individual rooms, not just a single overall rating for the home.
• Energy efficiency and green features. Items such as solar panels or high-efficiency heating and cooling systems.
• Disaster mitigation features. Items such as impact-resistant glass or reinforced roofing.
• Standardized area measurements. Above-grade and below-grade space are reported separately, following ANSI measurement standards.
• Updated terminology. For example, "arm's length transaction" is now "typically motivated."

Rental schedules are also built into the report rather than filed as a separate form.

What this means if you're buying or selling

For most borrowers, the biggest day-to-day effect is timing. Appraisers are learning new software and entering more data. Industry commentary expects some slower turn times early on, and appraisal firms are absorbing new software and training costs, which could show up in fees. I can't tell you how any individual appraiser will price or schedule their work, so I'd plan on a little extra time rather than count on the old pace.

One practical step helps in either case. If you're selling, or buying a home with recent work done, put together a list of improvements: what was done, the approximate date, and cost if you have it. Receipts and permits help too. An appraiser can't give credit for work they don't know about, and the new report has a place for it. It doesn't guarantee that any upgrade adds value, but it gives the appraiser the facts.

If you're a Realtor, the same applies to your listings. Having an improvements list ready at the time of the appraisal makes the appraiser's job easier. I've written more about the file-level side of a purchase in Inside a 21-Day Close.

Why some lenders are switching early

The GSE mandate is November 2, 2026, but lenders don't have to wait for it. Some wholesale lenders have set their own earlier dates, so that by the GSE deadline their appraisers, ordering systems and underwriters are already working in the new format. Others are moving closer to the deadline.

As a broker, we place loans with multiple lenders, so which format your appraisal uses depends on where your loan is placed. I'll tell you which one applies when your appraisal is ordered.

The GSE policy exception, in plain terms

On September 30, 2026, Fannie Mae and Freddie Mac announced a policy exception for sellers (the lenders that sell loans to them) that need more time to finish their UAD 3.6 implementation. The details, as published by the GSEs and summarized in industry coverage:

• The November 2, 2026 mandate is not changing. A lender that has not fully moved to UAD 3.6 by then is not compliant with Fannie Mae and Freddie Mac requirements unless it obtains the exception. Only lenders that sell directly to the GSEs have to request it. Lenders that do not sell directly still have to line up with their investors on a timeline.
• Once the exception is granted, the lender can submit new UAD 2.6 reports through May 19, 2027.
• The lender has to request it separately from each GSE, and commit to a final implementation plan.
• The exception applies to lenders that sell directly to the GSEs. Aggregators are responsible for making sure the originators they buy from are either submitting UAD 3.6 reports or covered by an exception.
• From March 1 to May 19, 2027, which the GSEs call a reduced functionality period, older-format reports are still accepted, but the collateral risk score comes back as 999 at Fannie Mae and 99 at Freddie Mac, and those loans are not eligible for collateral representation and warranty relief for value.
• UAD 3.6 is mandatory for all initial submissions from May 20, 2027. Through June 27, 2027, UAD 2.6 can only be used to resubmit reports that were already submitted, and UAD 2.6 retires June 28, 2027.
• The GSEs said the exception will not be extended.

This is a lender-side tool. It doesn't change what you owe or what a lender can require of you. What it does mean is that for the next several months, some lenders will be ordering the new format and some will still be using the old one.

What I'd do now

If you're about to make an offer or are already in contract, ask your loan officer which appraisal format your loan will use and whether they expect any timing difference. If you're thinking about a refinance, ask the same question. And if you're a seller, start the improvements list now.

Common questions

What is UAD 3.6?

It's the new data standard for residential appraisals used by Fannie Mae and Freddie Mac. It replaces the long-standing form-based report with a data-driven one that collects more detail on the property, including updates and upgrades, room-level condition and quality, and energy and disaster-mitigation features.

When does UAD 3.6 take effect?

The GSE mandate date is November 2, 2026. Some lenders have begun using the new format earlier, and lenders that obtain the temporary exception can keep submitting the older format through May 19, 2027.

Will UAD 3.6 change my home's appraised value?

Not by itself. The new format changes how the appraiser documents the home. Value still comes from the appraiser's analysis of the property and comparable sales. More detail about upgrades gives the appraiser more to work with, but it doesn't guarantee a higher or lower number.

Will the new appraisal cost more or take longer?

It might, especially early on. Appraisers are adjusting to new software and a larger data set, and industry commentary expects some slower turn times and possible fee increases. How much depends on the appraiser and the market. I'd build a little extra time into your timeline.

What did Fannie Mae and Freddie Mac announce on September 30, 2026?

A temporary policy exception for sellers that need more time to implement UAD 3.6. A lender that has not fully moved to UAD 3.6 by November 2 has to obtain it to stay compliant. Once granted, the lender can keep submitting the older UAD 2.6 reports through May 19, 2027, with reduced functionality starting March 1, 2027. The GSEs said the exception will not be extended.

Do I have to do anything differently as a borrower?

No. The change is on the appraiser and lender side. If you're selling or just finished work on the home, a list of improvements with approximate dates and costs is useful to hand over.

Which appraisal format will my loan use?

It depends on the lender your loan is placed with and when the appraisal is ordered. Ask your loan officer. I'll tell my clients which one applies when we order it.

Does this affect FHA, VA or jumbo loans?

The GSE mandate applies to loans sold to Fannie Mae and Freddie Mac. Other programs and investors set their own appraisal requirements, and many lenders are aligning their processes anyway. I'd check with your loan officer for your specific program.

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Have a purchase or refinance coming up? Send me your situation and I'll tell you what to expect on timing and which appraisal process applies. Call me directly at 630-301-8823, the office at 630-357-1600, or email bsaggar@absmtg.com. You can also look at our loan programs or start with the first-time buyer guide for Naperville.

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Information is as of October 1, 2026 and is subject to change without notice. Dates and requirements come from Fannie Mae and Freddie Mac announcements and may be updated, and lender and investor requirements vary. This article is general information, not legal or financial advice. Appraisal timing, fees and results vary by property, appraiser and lender, and nothing here is a guarantee of any value, approval, rate or closing date. This is not a commitment to lend. All loans are subject to credit approval.

Sources: Fannie Mae and Freddie Mac, Temporary Policy Exception for Sellers Unable to Meet UAD 3.6 Mandate, Sept. 30, 2026; Fannie Mae, UAD 3.6 Policy Exception; Fannie Mae, Uniform Appraisal Dataset; Freddie Mac, Uniform Appraisal Dataset.