UAD 3.6 Appraisals in Sacramento

What homeowners and lenders should know about the new appraisal format

By Jeff Bolton, California Certified Residential Appraiser · License AR040978
Updated October 13, 2026

The residential appraisal report is changing. UAD 3.6 introduces a redesigned report for mortgage lending, with more structured information about the property and the analysis supporting its value. Here is what the transition means for Sacramento area homeowners, real estate agents, lenders, and appraisal management companies.

What is UAD 3.6?

UAD stands for Uniform Appraisal Dataset. Fannie Mae and Freddie Mac redesigned the dataset and the Uniform Residential Appraisal Report, often called the URAR. Instead of choosing among traditional numbered forms, the new report adjusts to the property and assignment. Information is organized into relevant sections, with commentary placed alongside the analysis it explains.

When does the new appraisal format become required?

The November 2, 2026 mandate applies to new appraisal reports submitted to the Uniform Collateral Data Portal for applicable Fannie Mae and Freddie Mac transactions. The deadline is based on the initial submission date, rather than the inspection or appraisal effective date.

Some lenders may operate under an approved temporary policy exception. Those exceptions allow new UAD 2.6 submissions through May 19, 2027. Requirements can therefore vary during the transition. The lender or AMC should specify the required format when ordering the appraisal.

What changes will homeowners notice?

Your appraisal report may look different and contain more detailed descriptions of the home. The redesigned report includes more structured information about property features, condition, improvements, and accessory dwelling units. The appraisal still develops an opinion of market value using relevant market evidence.

Preparation remains straightforward. Make the areas scheduled for inspection accessible, and gather information that helps the appraiser understand the property:

• A list of significant improvements, with approximate completion dates.
• Information about known repairs, incomplete work, or unusual property features.
• Relevant rental information when requested for the assignment.

Helpful documentation can reduce follow up questions and improve the accuracy of the property description.

Does UAD 3.6 change my home’s value?

A new reporting format does not, by itself, increase or decrease a property’s market value. Value remains an appraisal conclusion supported by market evidence. More detailed reporting helps explain the property’s characteristics and the appraiser’s analysis.

Do estate and divorce appraisals require UAD 3.6?

The redesigned URAR is intended for mortgage finance and related activities. The GSE transition does not automatically require a private estate, date of death, divorce, or tax appeal appraisal to use that report. The appropriate reporting format depends on the assignment’s purpose, intended users, and scope of work.

Learn more about our estate and date of death appraisals, divorce appraisals, and tax appeal appraisals.

Will appraisal fees or turnaround times change?

Fees and delivery estimates depend on the property, assignment requirements, and current availability. Confirm the required report format when requesting a quote so that the fee and schedule reflect the actual assignment. Contact us for a property specific estimate.

Information for lenders and AMCs

When requesting a Sacramento area appraisal, include the required UAD version, property type, inspection scope, delivery requirements, and requested due date. Bolton Appraisal Services can discuss assignment availability and coverage in Sacramento, Placer, El Dorado, Yolo, Yuba, and Solano counties. View our service areas or contact Jeff to confirm coverage for a particular property.