Let’s Talk Value! The Expert Appraisers’ Blog.
What is UAD 3.6, and When Do I Have to Start Using It?
A Guide for Lenders, Realtors, Investors, Sellers, and Land Buyers
If you work in real estate, you’ve likely heard about UAD 3.6. Freddie Mac and Fannie Mae now use it as the single standard form for residential appraisals. Whether you’re a lender, realtor, property investor, or seller, understanding how UAD 3.6 affects your transactions is crucial. From structured data collection to more reliable reporting, it transforms, modernizes, and streamlines the appraisal process.
A Guide for the New UAD Rollout
To help you get ready, we’ve put together a handy guide about the new UAD. It explains what it is, when you need to start using it, why it’s better, and who it impacts. We also explain how it changes the way companies like Hampton Roads Valuations appraises property in Richmond, Virginia, Hampton Roads, Virginia and Northeastern North Carolina. In addition, the following guide includes a Q&A section of the most common questions and answers people ask about the new form.
Understanding UAD 3.6
UAD 3.6 redesigns the Uniform Residential Appraisal Report (URAR). It provides a structured, continuous format that ensures precise valuations with standardized documentation. By replacing older forms like 1004, 2055, and 1073, appraisers can now submit all necessary information on a single, data-driven form. No more juggling multiple reports! Those past forms worked, but they did not work well with digital mortgage systems.
While the appraisal valuation process itself doesn’t change, UAD 3.6 improves accuracy and consistency with one unified form.
Changes to Quality and Condition Ratings
Previously, appraisers used broad condition ratings like C1 thru C6 and quality ratings like Q1 thru Q6. UAD 3.6 replaces these with thorough, structured reporting. Appraisers now list individual property elements such as roofing, flooring, HVAC systems, and flooring. For land appraisals, they record shape, slope, drainage, zoning, and accessibility.
These Quality and Condition updates improve clarity and reduces disagreements about property value. This provides confidence in the appraisal process.
Timeline for the UAD 3.6 Rollout
September 8, 2025
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- Limited production begins for early users to start submitting reports using UAD 3.6.
January 26, 2026
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- Broad production use opens. At this time, most appraisers and lenders will transition to the new form.
November 2, 2026
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- Mandatory use for all appraisers to utilize the new form.
Whether it’s an appraisal for a home or land for residential use in Hampton Roads, VA, Richmond, VA, or Northeastern, NC, preparation is essential.
Why UAD 3.6 Improves Appraisals
UAD 3.6 benefits everyone in the real estate process.
- Instead of relying on broad ratings, appraisers now record specific property features.
- Reports are more consistent with less open-ended text fields, thus reducing errors for lenders, agents, and investors.
- Digital submissions are faster, and the system is designed for ongoing future technological improvements.
- For land, UAD 3.6 makes sure features are documented clearly and consistently.
It’s like the difference in sketching floor plans on graph paper and gluing printed photos onto reports to using modern online digital tools. Appraisals still get done, but UAD 3.6 streamlines the process, reduces extra steps, and keeps everything in one clean format.
Who Benefits from UAD 3.6?
- Lenders & Mortgage Companies: It reduces compliance risks with less errors, faster underwriting, and clear audit trails.
- Realtors & Homeowners: Reports are easier to read and understand, improving clarity for homes and land.
- Property Investors: Standardized ratings and comprehensive property information streamlines comparisons.
- Everyone: The Reconsideration of Value (ROV) process provides an organized way to clarify or challenge appraisals.
Local Examples:
Hampton Roads, VA: Appraisers document updates to kitchens and HVAC systems in a Norfolk, VA townhouse. Thus, improving transparency.
Richmond, VA: An appraisal in Henrico County for a single-family home includes clear details on slope, utilities, and topography.
Northeastern, NC: Appraisers record zoning, drainage, and access roads consistently for residential land parcels in Elizabeth, City, NC.
How Hampton Roads Valuations Can Help
Change can feel intimidating, but local expertise simplifies it. Hampton Roads Valuations provides guidance for the UAD 3.6 rollout in Hampton Roads, VA, Richmond, VA, and Northeastern NC.
We help you:
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- Understand each section of the new form.
- Keep transactions moving smoothly.
- Interpret appraisals confidently.
- Submit or clarify ROV requests.
With expert guidance, UAD 3.6 becomes a valuable tool that saves time, reduces errors, and improves transparency. Let the Hampton Roads Valuations Team Help. Call (757) 217-3660 for support.
Common Questions and Answers about UAD 3.6
When do I have to start using the UAD 3.6?
The rollout happens in three phases: Limited use begins September 2025, broader adoption starts in January 2026, and by November 2, 2026, every appraiser must use the new form.
What about past appraisals? Are they still good?
Yes. Any appraisal remains valid if it was completed before the November 2026 cutoff. The new form only applies to reports written after that date.
The New UAD 3.6 Sales Comparison Approach
Will the new form slow down the process?
At first, it may take more time as lenders and property appraisers begin to use and become familiar with the UAD 3.6. Ultimately over time, the structured format should speed up reporting, underwriting, reviews, and approvals.
Does UAD 3.6 apply to land appraisals?
Yes, if the land is residential or intended for future homes. Real Estate Appraisers can now document land details in a consistent way.
What about raw land or commercial property?
That’s outside the scope of UAD 3.6. Farm tracts, commercial sites, and large undeveloped parcels use different appraisal reports.
Are appraisers in this region ready for UAD 3.6?
Yes. Hampton Roads Valuations and other certified professionals in Southeastern Virginia, Richmond, Virginia, and Northeastern North Carolina are already trained on the new system. If not, they need to study and train as soon as possible.
Does this change how value is determined?
No. Appraisers still use the same valuation methods. What’s different is how Real Estate Appraisers record and report the information, bringing more accuracy and uniformity.
How does the Reconsideration of Value (ROV) process work now?
If someone believes an appraisal missed the mark or does not accurately reflect a property, they can submit additional evidence through the ROV process. Lenders, agents, or homeowners can all use this system to request a review.
In Conclusion
UAD 3.6 is more than a new form. It modernizes the URAR (Uniform Residential Appraisal Report), making reports clearer, faster, and more reliable. Standardized property ratings and condition assessments improve transparency and reduce disputes.
With the November 2026 final deadline approaching, now is the time to familiarize yourself with the system. Hampton Roads Valuations can guide real estate agents, lenders, investors, homeowners, and land buyers through UAD 3.6 with confidence.
📞 Call today at (757) 217-3660