UAD 3.6 in Utah: What the New Appraisal Standard Means for Your Next Transaction
If you've heard UAD 3.6 come up in a real estate conversation lately and weren't sure what it actually meant, you're not alone. The Uniform Appraisal Dataset version 3.6 is the biggest change to how residential appraisals are formatted and reported in a generation — and it's rolling out across Utah right now. Here's a straightforward breakdown of what it is, when it takes effect, and what you need to know going into a transaction.
What is UAD 3.6?
UAD 3.6 is a new data standard from Fannie Mae and Freddie Mac that governs how appraisers collect, format, and submit appraisal reports for loans sold on the secondary market. The "UAD" stands for Uniform Appraisal Dataset — the underlying framework that defines what information goes into a residential appraisal and how it's structured.
Version 3.6 replaces the previous standard (UAD 2.6) and with it, the legacy appraisal forms that the industry has used for decades. The Fannie Mae Form 1004, Freddie Mac Form 70, Form 1073 for condominiums, and more than a dozen other property-specific forms are all being retired and replaced by a single document: the Uniform Residential Appraisal Report, or URAR.
The new URAR is not just a reformatted version of the old forms. It uses structured, machine-readable data fields that standardize how appraisers record property conditions, market data, and comparable sales. The goal is to reduce inconsistency across reports and give lenders, GSEs, and regulators a cleaner, more auditable data set.
What the UAD 3.6 Update Actually Changes
The Uniform Appraisal Dataset is the standardized framework that Fannie Mae and Freddie Mac use to collect, validate, and analyze appraisal data across the mortgage ecosystem. Version 3.6 rebuilds that framework from the ground up.
The most visible change: the replacement of more than a dozen legacy appraisal forms — including the Fannie Mae Form 1004, the Freddie Mac Form 70, and the 1073 condo form — with a single dynamic document called the Uniform Residential Appraisal Report, or URAR.
The new URAR doesn't just reformat existing data. It introduces structured, machine-readable fields that eliminate the narrative inconsistency and checkbox ambiguity built into the older forms. Each data point now has a defined format, which makes it faster and more reliable for lenders and GSEs to compare, audit, and underwrite at scale.
The Key Dates
The rollout is happening in phases. Here's where things stand:
September 8, 2025: Limited production launched. A select group of approved lenders and appraisers began submitting URAR reports.
January 26, 2026: Broad production open. The new URAR is now available to any lender delivering loans to Fannie Mae or Freddie Mac. Legacy forms are still accepted during this period.
November 2, 2026: URAR becomes mandatory. All applicable transactions must use the new format.
May 3, 2027: Legacy forms retired. UAD 2.6 forms are no longer accepted.
As of spring 2026, Utah transactions can use either the new URAR or the legacy forms. That changes in November. If you have a transaction in the second half of 2026 or beyond, the appraiser you work with will be using the new format.
The New URAR: One Form to Replace Twelve
The legacy system required appraisers to select different forms depending on property type: a 1004 for single-family, a 1073 for condominiums, a 1025 for small income properties. Each had its own structure and its own data gaps.
The URAR consolidates all of that into a single adaptive form that adjusts based on property type and assignment scope. For agents and lenders, this means:
Consistency across property types. One report structure to understand regardless of what's being transacted.
More complete appraisal data. Structured fields capture details that were previously left to narrative or omitted entirely.
Better audit trails. Machine-readable fields make data extraction, quality control review, and secondary market review faster and more reliable.
The trade-off: appraisers are learning a new workflow. In the short term, expect some variance as firms and appraisal software providers complete their transitions. Appraisers who invested in updated training early will be noticeably ahead of those still catching up.
What Changes in Practice
For most buyers and sellers in Salt Lake County and across Utah, the most visible part of the appraisal process — the inspection, the comparable sales analysis, the final value conclusion — stays the same. UAD 3.6 changes how that work is documented and reported, not the underlying valuation methodology.
Where you may notice a difference:
The report looks different. The URAR has a new layout and field structure. If you've seen a lot of appraisal reports before, it won't look familiar at first.
More detail is captured. The structured fields collect more specific property data than the old checkbox-and-narrative format required.
Turnaround time may vary early on. Appraisers and appraisal management companies are at different stages of software and training readiness. Some will be faster than others through 2026.
For homeowners who want to understand what the appraisal format change means for their specific transaction, Caldwell Appraisal Group has published a plain-language guide to UAD 3.6 for Utah homeowners that covers the consumer side of the transition in detail.
Common Questions About UAD 3.6 in Utah
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The initial rollout of UAD 3.6 is focused on conventional loans delivered to Fannie Mae and Freddie Mac. FHA and VA have their own appraisal requirements administered through HUD and the VA respectively. Those agencies have not yet announced parallel mandates tied to the UAD 3.6 timeline, though the industry expects eventual alignment. If you're financing through an FHA or VA loan, ask your lender for the latest guidance — the answer may have changed since this was written.
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There's no direct connection between UAD 3.6 and appraisal fees. Fees are set by appraisers and AMCs based on property type, complexity, and local market conditions — not by the reporting standard. That said, during any transition period, some appraisers may factor in the additional time the new format requires. This is worth asking about directly when you schedule an appraisal.
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No. The appraiser's preparation and your property inspection work the same way. UAD 3.6 affects the appraiser's reporting workflow, not the inspection process itself. The information you'd typically have ready — access to the property, records of recent improvements, HOA documents if applicable — remains the same.
Working with Utah Appraisers Under the New Standard
The most important thing you can do right now is stay in communication with the certified appraisers in your network. The transition to URAR is not a burden on every appraiser equally — those who have invested in updated software and training will handle the new Appraisal Reporting Standards faster and with fewer delays.
When you engage an appraiser for a GSE-eligible transaction, it's reasonable to ask:
Are you currently submitting URAR reports or using legacy forms?
Has your appraisal software been updated to support UAD 3.6 structured fields?
Do you have experience with the new property data and valuation process fields?
A certified Utah appraiser who answers these questions directly — and specifically — is one who has done the work. The January 2026 broad production window means experienced appraisers have had access to the new format for months. Anyone doing residential transactions at volume should be well into the transition by now.
UAD 3.6 is ultimately a data quality improvement for the entire mortgage process. The short-term adjustment is real, but the long-term payoff — more consistent, auditable, and portable appraisal data — benefits every professional in the transaction chain.
