UAD 3.6: What the November Appraisal Changes Mean for Utah Sellers

UAD 3.6 is the next version of the Uniform Appraisal Dataset, the standard Fannie Mae and Freddie Mac use to collect residential appraisal data. Beginning November 2, 2026, all new appraisal reports submitted to the Uniform Collateral Data Portal (UCDP) must be delivered in the UAD 3.6 format, and the legacy format is fully retired on May 3, 2027. For Utah homeowners preparing to list, the update changes how a home's condition is rated, how comparable sales are selected, and how much of the property the appraiser documents, while the basics of the appraisal process remain the same.

Important Note

This article is general information and is not legal, financial, or tax advice. UAD 3.6 details and timing can change, and readers should verify current guidance with their lender, their appraiser, or the agencies' published materials. Buyers should consult their lender and a tax or legal professional about their specific transaction.

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Seller's Appraisal Prep Checklist

Use our printable, download-friendly worksheet to gather everything appraisers will look for under UAD 3.6: property basics, room-by-room condition notes, upgrades and receipts, comparable sales, and appraisal-day prep. It prints cleanly, so you can work on paper or fill it in on screen.

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What Is UAD 3.6?

UAD 3.6 is the modernized Uniform Appraisal Dataset, the joint Fannie Mae and Freddie Mac standard for reporting residential appraisals. It replaces the traditional, static paper-style forms, including the Uniform Residential Appraisal Report (URAR, Form 1004) for single-family homes and Form 1073 for condominiums, with a single dynamic, data-driven report built on the MISMO 3.6 industry standard.

In plain terms: instead of an appraiser filling out a fixed paper worksheet, they enter structured data into one digital report that adapts to the property type, whether it is a house, a condo, or a townhome. The core fields are consistent for every property, the report only asks for the details that apply, and the resulting data is machine-readable so lenders and automated systems can process the report instantly.

Key Dates for UAD 3.6

November 2, 2026: UAD 3.6 becomes mandatory for all new appraisal reports submitted to the Uniform Collateral Data Portal (UCDP). A report still in the legacy UAD 2.6 format submitted on or after this date will not be accepted.
May 3, 2027: the legacy UAD 2.6 format is fully retired. After this date, no UAD 2.6 reports or revisions are accepted.
FHA: the Federal Housing Administration is also transitioning to the UAD 3.6 standard on its own separate, announced timeline, so FHA-backed transactions will follow the same modernized format on FHA's schedule.

This is a national change rather than a Utah-specific one, but it affects every appraisal ordered with GSE-backed financing along the Wasatch Front, including conventional purchases and refinances in Daybreak, South Jordan, Draper, and the surrounding communities the Stark Group serves.

What Changes in Practice

Around 150 new or modified data fields. Much of what used to be written as free-form commentary is now captured as standardized, structured data.
Room-by-room property characteristics. Kitchens, bathrooms, and bedrooms are documented individually, with details like approximate dimensions, condition, and materials captured for each room.
More detailed condition ratings. The familiar C1 through C6 (and Q1 through Q6) scales remain, but with tighter, more standardized language. Interiors and exteriors are rated separately before an overall rating is reconciled.
Updated comparable selection criteria. Comparable sales are selected under revised rules with specific, cited data sources, replacing broader references like "public records."
Machine-readable reports. The structured format lets lenders and automated systems read and analyze reports instantly rather than parsing a paper document.

What It Means for Sellers Preparing to List

The practical takeaway for Utah sellers is that condition documentation carries more weight than ever.

Condition matters more than ever. The standardized C1 through C6 ratings make condition assessment more consistent and transparent, so accurate, well-documented updates, plus a home that is clean, complete, and tidy at inspection time, help the appraiser record the property fairly.
Keep records of upgrades and improvements. Receipts, permits, and notes on renovations make it easier for your listing information and the appraisal to agree on what was done and when.
Make sure room counts and square footage are accurately represented. The appraiser records the property room by room, so listing information that matches the physical home reduces questions and revision requests. If you are unsure how your square footage is calculated, your agent can help you understand what is typical in your market.
Handle obvious deferred maintenance before the appraisal. Small, visible items such as worn flooring, water stains, or unfinished repairs can pull a condition rating down even when the home is otherwise well maintained.
Expect the appraiser to photograph and document each room. Under UAD 3.6 the appraiser captures structured detail on kitchens, bathrooms, and bedrooms, so decluttering and good lighting on appraisal day genuinely help. For context on how pricing and demand are moving this year, see our overview of Utah's real estate market in 2026.
Remember that the appraisal is ordered by the lender. UAD 3.6 does not change that fundamental: sellers do not pick the appraiser, and the appraiser is selected and managed by the buyer's lender.

What Hasn't Changed

While the reporting format changes, the core of the appraisal process stays the same.

Buyers still pay for the appraisal in most financed purchases. It remains part of the buyer's closing costs in a typical transaction.
Comparable sales still drive value. The appraiser's opinion of value is still based primarily on recent sales of similar homes, with adjustments for differences.
The appraiser remains an independent third party. The appraiser's role is to provide an objective opinion of market value to the lender, and that independence is unchanged by the new format.

Frequently Asked Questions

Do I need to do anything before my buyer's appraisal?

Yes, practical preparation helps. Keep records of upgrades handy, make sure room counts and square footage are represented accurately, complete obvious deferred maintenance, and declutter so each room photographs well. You cannot choose the appraiser, but you can make sure the home is presented accurately and completely.

Will this change my home's value?

Not by itself. UAD 3.6 changes how appraisal data is reported and standardized, not how market value is determined. Value is still based on comparable sales and market conditions. The main difference for sellers is that condition will be documented more consistently and transparently than before.

Does this apply to cash sales?

In most cases, no. UAD 3.6 applies to appraisal reports submitted to the Uniform Collateral Data Portal, which happens for GSE-backed and other lender-required appraisals. A cash sale without lender financing typically does not require an appraisal at all, although a buyer can still order one if they choose.

Is this only for Fannie Mae and Freddie Mac loans?

UAD 3.6 is the Fannie Mae and Freddie Mac standard, and it becomes mandatory for new appraisal reports submitted to UCDP on or after November 2, 2026. FHA is transitioning to the same standard on its own timeline, and lender policies can extend the format beyond the GSE requirement, so it is best to confirm with the specific lender on your transaction.

Disclaimer: this information is general in nature and is not legal or financial advice. UAD 3.6 details and timing can change, so readers should verify current guidance from Fannie Mae, Freddie Mac, and their lender.

Sources & Further Reading

The following sources informed this overview. Appraisal policy evolves quickly, so check the agencies' published materials for the current guidance.

Related reading: our guide to understanding Utah's real estate market, the Utah property tax guide for homeowners, the printable Seller's Appraisal Prep Checklist, or our overview of the Stark Group seller process. Book a call with Adam and Natalie if you are preparing to list.