The short answer: on November 2, 2026, Fannie Mae and Freddie Mac start requiring a new appraisal report, built on a data standard called UAD 3.6, for new appraisals on conventional loans they buy. The old numbered forms are replaced by one report that rates kitchens and bathrooms individually, records more about the home (ceiling height, broadband, solar, ADUs, disaster-mitigation features) and lets appraisers list comparable sales they looked at but didn’t use. Some lenders have an approved exception that lets them keep using the old format until May 19, 2027.
If you’re buying or selling a home in the East Bay this fall or next spring, here’s what is changing, when, and how to get ready.
What’s changing: four forms out, one report in
For years, appraisers used a different form for each property type: Form 1004 for single-family homes, 1073 for condos, 1025 for 2–4 unit buildings and 2055 for exterior-only appraisals. Those are being retired for a single redesigned Uniform Residential Appraisal Report (URAR). Its sections expand or shrink to fit the home, the loan and the scope of the appraisal, and it also covers condos, co-ops and manufactured homes.
- Data standard: UAD 3.6 means more standardized fields and fewer free-text comments, so reports are more consistent from one appraiser to the next.
- Applies to: new appraisals for conventional loans sold to Fannie Mae and Freddie Mac.
- Not yet: FHA, VA and USDA loans will adopt the new report on their own timelines.
Key dates
- January 26, 2026: any lender can start using UAD 3.6.
- September 30, 2026: Fannie Mae and Freddie Mac announce a one-time, temporary exception for lenders that need more time (Fannie Mae Lender Letter LL-2026-08). Lenders have to apply for it; it isn’t automatic.
- November 2, 2026: UAD 3.6 is required for new appraisals, except for lenders with an approved exception.
- March 1, 2027: old-format reports sent under an exception lose some protections: they no longer get a standard Collateral Underwriter risk score or the related value-based rep-and-warranty relief.
- May 20, 2027: UAD 3.6 is required for every lender. The last day for new old-format submissions is May 19, 2027.
Because of the exception, your appraisal could come back in either format until May 2027, depending on your lender.
Kitchens and baths are rated room by room
Under the old forms, a home got one overall condition grade. The new report rates each kitchen and each bathroom on its own, recording whether it has been updated, roughly when, and what condition it is in. It also gives separate interior and exterior ratings, an overall rating, and itemizes each exterior feature.
What that means in practice: a remodeled primary bath shows up as its own line instead of being averaged into the rest of the house. The same is true of a dated hall bath.
More of your home goes on the record
- Ceiling height, recorded in standard categories.
- Broadband: whether high-speed internet is available.
- Solar: including whether the system is owned or leased.
- ADUs: expanded reporting on accessory dwelling units, including on the comparable sales.
- Disaster mitigation: features such as a fire-resistant deck or a fortified roof.
Several of these matter a lot here. Many East Bay hills homes have fire-hardening work and rooftop solar, and ADUs are increasingly common on East Bay lots. If your home has them, the new report has a place to say so.
For sellers: show your work
The new report rewards documentation. Before the appraiser comes, pull together:
- Receipts for every upgrade, with dates and costs
- Permits for any major work
- A one-page upgrade list: what changed, and when
- Solar paperwork showing whether the system is owned or leased
- Fire-hardening and energy upgrades, written down
- Kitchens and baths ready to show, since each one is rated on its own
Give the appraiser facts, not guesses. Your listing agent can hand this package to the appraiser at the appointment.
For buyers: plan for a little more time and cost
- Fees: Clear Capital reported an average increase of about $65 per report in markets where it could compare old- and new-format assignments directly. It varies by market.
- Turn times: Clear Capital said turn times “have increased a bit” during the rollout, though appraisers are getting faster as they learn the new report.
- Contingencies: consider building a few extra days into your appraisal contingency.
- Your lender: ask whether your appraisal will use UAD 3.6 or the old format.
For agents: what to watch
- Comps not used: an optional section lets appraisers list sales they analyzed but didn’t use. Fannie Mae says this can help answer the “why wasn’t that comp used?” question.
- Meet the appraiser: bring your comps and the seller’s dated upgrade list.
- Confirm the format: it can vary by lender through May 2027.
Frequently asked questions
When does the new appraisal report start?
UAD 3.6 is required for new appraisals on conventional loans sold to Fannie Mae and Freddie Mac starting November 2, 2026. Lenders with an approved exception can keep submitting the old format through May 19, 2027, and every lender must use UAD 3.6 starting May 20, 2027.
Does the new report apply to FHA, VA or USDA loans?
Not yet. The November 2 requirement is for conventional loans sold to Fannie Mae and Freddie Mac. FHA, VA and USDA will adopt the new report on their own timelines.
Will my appraisal cost more?
Possibly a little. Clear Capital reported an average increase of about $65 per report in some markets as appraisers learn the new format. Ask your lender what your fee will be.
What should I prepare as a seller?
Gather receipts and permits for upgrades, a one-page list of what changed and when, solar paperwork showing whether it’s owned or leased, and records of any fire-hardening or energy work. The new report rates each kitchen and bath on its own, so have those rooms ready.
What is UAD 3.6?
UAD stands for Uniform Appraisal Dataset, the data standard Fannie Mae and Freddie Mac use for appraisal reports. Version 3.6 comes with a redesigned Uniform Residential Appraisal Report that replaces the older numbered forms with one dynamic report.
Questions about your appraisal?
Buying or selling in the East Bay? I’ll walk you through what your appraiser will look at and how to prepare for it. Call or text me at 510.828.8572, email ken@youreastbayhome.com, or send me a message.
Kenneth Er, DRE #01942269, The Er Group | Compass. This post is general information, not lending or legal advice. Requirements apply to conventional loans sold to Fannie Mae and Freddie Mac; ask your lender which format your appraisal will use.