The short answer: As of Monday, November 2, 2026, Fannie Mae and Freddie Mac require the new Uniform Appraisal Dataset, UAD 3.6, for new appraisal reports submitted to their Uniform Collateral Data Portal (UCDP), according to the GSEs’ joint UAD 3.6 FAQs. The familiar form numbers, including the 1004, 1073, 2055, and 1025, are being retired. A single, dynamic Uniform Residential Appraisal Report (URAR) replaces them. FHA has made the new format optional for now and hasn’t set its own mandatory date. Some lenders have a temporary exception that lets them keep sending the old format into 2027. For homeowners, buyers, and agents, the value process is the same. What’s new is a more detailed, more photo-rich report.
We appraise homes for lenders and private clients across Montgomery, Delaware, Philadelphia, and Chester Counties, and our software and workflow are set up for the new report. Here’s what changed and what it means for you.
What actually changed on November 2?
For conventional loans going to Fannie Mae or Freddie Mac, UAD 3.6 is now mandatory for new appraisal reports submitted to UCDP on or after November 2, 2026. The trigger is the report’s initial UCDP submission date. The loan application date doesn’t matter. That’s spelled out in FAQ #2 of the GSEs’ UAD 3.6 FAQs and in Freddie Mac Bulletin 2026-J.
The GSEs have been working on this redesign since 2018. It lines appraisal data up with the industry’s MISMO v3.6 data standard and replaces the old forms with “a single data-driven, flexible, and dynamic appraisal report for any residential property type,” per Fannie Mae’s Uniform Appraisal Dataset page.
Which old forms are going away?
According to FAQ #7, the forms being retired include:
- 1004 Uniform Residential Appraisal Report (plus the Desktop and Hybrid versions)
- 1073 Individual Condominium Unit Appraisal Report (plus the Desktop and Hybrid versions)
- 1075 Exterior-Only Condo and 2055 Exterior-Only Residential
- 1004C Manufactured Home, 2090/2095 Co-op, and 1025 Small Residential Income (2 to 4 units)
- 1007 Comparable Rent Schedule, and 1004D/442 Update and/or Completion Report
Under the new system, form numbers go away entirely. The property itself drives what appears in the report (FAQ #8). The old 1004D is also split into two separate reports, a Restricted Appraisal Update Report and a Completion Report (FAQ #9). The redesigned URAR is designed to look and feel like the loan application (URLA) and the Closing Disclosure borrowers already know (FAQ #7).
What’s different inside the new report?
A few changes you’ll notice, all from the GSEs’ published materials:
- Photos sit with the section they support. On the old forms, photos sat at the back. The new URAR places them in the relevant section (UAD & Forms Redesign research summary). The photo requirements job aid lists required photos, including the front of the dwelling, all kitchens, all bathrooms, and the main living areas, plus conditional ones such as the rear of the dwelling, below-grade areas, and views that affect value.
- Condition and quality are reported in more detail. The C1–C6 and Q1–Q6 scale didn’t change, but the definitions were rewritten for clarity. There are now separate interior and exterior ratings, plus component-level update and condition status for kitchens, baths, and flooring (FAQs #23–26).
- There are new sections for disaster mitigation and energy-efficient/green features. The report can capture items like impact-resistant glass, storm shutters, or flood vents, as well as solar and other renewable components, building certifications, and green ratings. For those green features, the appraiser rates the impact on value and marketability (Fannie Mae Appraiser Update, Dec. 2025).
- ADUs and rentals are handled more clearly. Accessory dwelling units get their own detail on size, condition, rooms, and location (FAQ #29). Market rent is generally built into the URAR’s Rental Information section instead of a separate 1007 (FAQ #11).
- The General Addendum is gone. Commentary now goes in fields within each section (FAQ #14).
For our area, that matters. Twins, rowhomes, Main Line stone colonials with additions, carriage houses, and finished basements are everywhere in Philadelphia and the close-in suburbs. They’re exactly the features the new structured fields are built to describe.
Does this apply to FHA and VA loans?
Not on the same schedule. The GSEs say UAD 3.6 was built with FHA, VA, and USDA requirements included, but each agency sets its own implementation plan (FAQ #16).
- FHA: On October 1, 2026, HUD opened an optional production period. FHA lenders may submit UAD 3.6 appraisals or keep using the legacy UAD 2.6 format, and FHA will announce a mandatory date later (FHA INFO 2026-23). For any one FHA case number, every appraisal submission has to stay in the same format.
- VA and USDA: We haven’t found a published UAD 3.6 adoption date from either agency. Ask your lender which format your loan uses.
Jesse is a licensed FHA appraiser, and we prepare whichever format the lender’s engagement letter calls for. The GSEs note that the format should be in the engagement letter, and that requirements may vary from lender to lender during the transition (FAQ #22).
Can some lenders still use the old forms?
Yes, for a limited time. Fannie Mae and Freddie Mac are offering a one-time policy exception to lenders that need more time. Approved lenders can submit new UAD 2.6 reports through May 19, 2027, and resubmit existing UAD 2.6 reports through June 27, 2027. UAD 2.6 is fully retired on June 28, 2027 (Freddie Mac Bulletin 2026-J, joint GSE policy exception notice). Starting March 1, 2027, UAD 2.6 reports get reduced functionality in the GSEs’ collateral risk tools. On the Freddie Mac side, those loans aren’t eligible for appraised-value rep and warranty relief (Bulletin 2026-J).
So for the next several months, you may see both old-style and new-style reports in the Philadelphia market, depending on the lender.
What does this mean for homeowners, buyers, agents, and lenders?
- Homeowners and buyers: The appraisal still answers the same question, which is market value supported by local sales. Expect the appraiser to photograph every kitchen and bath and any finished basement, and to note things like the roof’s age, solar panels, and updates. Have permits, solar lease or ownership paperwork, and a list of recent improvements ready.
- Real estate agents: Help us get access to every area of the house, including basements, attics where accessible, outbuildings, and ADUs. Share details of recent updates. The report records update status room by room.
- Lenders and AMCs: Spell out UAD 2.6 or 3.6 in the engagement letter. Remember that the 1004D is now two separate reports in 3.6, and that UCDP won’t accept mixed formats under one Doc File ID (FAQ #9).
The GSEs haven’t set fees or turn times for the new report. Ask your lender or appraiser about current timelines.
Does UAD 3.6 change estate, divorce, or tax appeal appraisals?
The URAR is for mortgage purposes only (FAQ #15). Our private-client work, such as estate, divorce, and tax appeal appraisals, follows USPAP and the needs of the attorney, court, or assessment board. It isn’t delivered through Fannie Mae’s or Freddie Mac’s portal.
FAQ
Is my appraisal going to cost more or take longer because of UAD 3.6? Neither Fannie Mae nor Freddie Mac sets appraisal fees or turn times. Ask your lender or AMC what they’re seeing. For private assignments, call us and we’ll give you a quote and a timeline up front.
Is the 1004 form really gone? For new conventional reports submitted to UCDP on or after November 2, 2026, yes, unless the lender holds a GSE policy exception. The redesigned URAR replaces it (FAQ #7).
Do the condition ratings (C1–C6) and quality ratings (Q1–Q6) still exist? Yes. The scales are the same, but the definitions were rewritten, and interior and exterior can now be rated separately (FAQ #23).
My FHA loan’s appraisal looks like the old format. Is that a problem? No. FHA still accepts UAD 2.6 during its optional period (FHA INFO 2026-23).
Does H.M. Hoffman & Company sell homes? No. We’re an independent appraisal firm. We don’t buy, sell, list, or rent homes. Our job is an unbiased opinion of value.
About the appraiser: Jesse M. Hoffman is a PA Certified Residential appraiser, license RL003691, and a licensed FHA appraiser. H.M. Hoffman & Company is based in Narberth and serves Montgomery, Delaware, Philadelphia, and Chester Counties.
Need a residential appraisal? See our Residential Appraisals page, contact us, or call (610) 639-3554.
This post is general information, not lending or legal advice. Requirements can change. Check with your lender, and see the Fannie Mae and Freddie Mac UAD pages for current details.