The New UAD 3.6 Appraisal System: What San Antonio Buyers and Sellers Need to Know

One of the most significant changes to residential appraisal reporting in more than 20 years is now underway. Fannie Mae and Freddie Mac have introduced the updated Uniform Appraisal Dataset, known as UAD 3.6, along with a completely redesigned Uniform Residential Appraisal Report.

This is much more than a new appraisal form. It changes how appraisers collect, organize, document, and report information about a property. The new system is designed to provide more objective property data, clearer explanations, better comparable-sale analysis, and appraisal reports that are easier for buyers and sellers to understand.

For San Antonio-area buyers, sellers, and real estate professionals, the transition may also mean more questions, additional documentation, and potentially longer appraisal turnaround times while appraisers and lenders adjust to the new system.

What Is UAD 3.6?

The Uniform Appraisal Dataset establishes the standardized information and definitions used when residential appraisal reports are submitted to Fannie Mae and Freddie Mac.

The previous appraisal forms had been used for decades and often required appraisers to place important explanations in addenda or attachments. UAD 3.6 replaces those older forms with a more flexible, data-driven reporting structure.

Instead of selecting a separate appraisal form based on the property type, the appraiser uses a dynamic report that adjusts according to the property and assignment. As information is entered, the appraisal software displays the sections and questions that apply to that particular property.

The redesigned report can accommodate single-family homes, condominiums, manufactured homes, two- to four-unit properties, accessory dwelling units, desktop appraisals, hybrid appraisals, and other residential assignments.

When Does the New Appraisal System Become Mandatory?

The new UAD 3.6 system entered broad production on January 26, 2026. During the current transition period, participating lenders may use either the previous system or UAD 3.6.

Beginning November 2, 2026, UAD 3.6 will be mandatory for all new appraisal reports submitted through the Uniform Collateral Data Portal for mortgages intended for delivery to Fannie Mae or Freddie Mac.

Appraisals originally submitted under the older system before the deadline may continue receiving revisions under that same format through the transition period. The older UAD 2.6 system is scheduled for full retirement on May 3, 2027.

How Will the New Appraisal Report Be Different?

Buyers and sellers may immediately notice that the new report contains considerably more property information. It is designed to present the appraiser’s observations and conclusions in a clearer, more organized format.

1. A Clearer Summary of the Appraisal

The redesigned report includes a summary that identifies the appraiser’s opinion of market value, property condition, and significant deficiencies. This should make it easier for consumers to identify important findings without first interpreting pages of abbreviations.

2. More Detailed Property Descriptions

Appraisers have additional ways to document the quality, condition, features, materials, and known update dates of individual areas of a home. Kitchens, bathrooms, interior finishes, exterior components, outbuildings, and other improvements can be described more thoroughly.

The report can also include information about features such as:

• Solar panel systems and their ownership status
• Accessory dwelling units
• Barns, workshops, sheds, and detached garages
• Broadband internet availability
• Waterfront access, docks, piers, and waterfront footage
• Finished and unfinished areas above or below grade
• Mineral rights and other ownership interests
• Non-contiguous finished living areas

3. Expanded Defect and Deficiency Reporting

UAD 3.6 includes an expanded section for defects, damage, and deficiencies. Appraisers can provide more information about the location and nature of an observed condition, its possible effect on structural integrity or property safety, and whether additional inspection or repair may be recommended.

An appraisal is still not a substitute for a professional home inspection. An appraiser evaluates the property for the lender and develops an opinion of value. A home inspector performs a more detailed evaluation of the home’s systems and components for the buyer.

4. Photos Placed Beside the Relevant Information

Instead of placing most photographs in attachments at the end of the appraisal, the new report can display images beside the property feature or condition being described. This should make the report easier to follow.

5. Better Comparable-Sale Analysis

Comparable properties are presented in a standardized side-by-side format. The appraiser may also identify properties that were considered but ultimately not selected as primary comparable sales.

This can help buyers, sellers, lenders, and real estate professionals better understand why certain properties were used and how the appraiser compared them with the subject property.

6. More Objective Market-Area Information

The new Market Area section replaces some of the older neighborhood commentary with more structured information about market conditions and trends. The dataset can include a longer historical view of the local market, including information covering as much as 10 years when appropriate.

Will the New System Change a Home’s Appraised Value?

UAD 3.6 changes how appraisal information is collected and reported, but it does not automatically increase or decrease a property’s value.

A feature appearing in the appraisal report does not necessarily mean the appraiser assigned it a separate dollar-for-dollar adjustment. For example, a recently remodeled kitchen, solar system, workshop, or swimming pool may contribute to marketability, but its value depends on buyer behavior and supporting market evidence.

The appraiser must still analyze the property, comparable sales, market conditions, and recognized valuation approaches before developing an independent opinion of value.

What Sellers Should Do Before the Appraisal

Accurate documentation will become even more important under the new reporting system. Sellers should begin assembling property information before the home is listed instead of waiting for the appraiser to request it.

Helpful documentation may include:

• A dated list of renovations, replacements, and major improvements
• Invoices, receipts, permits, warranties, and contractor documentation
• A previous survey or available building plans
• Documentation for additions or converted living areas
• Information about detached buildings and accessory dwelling units
• Solar contracts or proof that the solar system is paid off
• Well, septic, foundation, roof, HVAC, and water-treatment records
• HOA information and documentation of community amenities

Sellers should distinguish between routine maintenance and an actual improvement. Repainting a room or servicing an air conditioner is not the same as replacing the roof, installing a new HVAC system, or completing a permitted addition.

Accurate information is more valuable than an exaggerated improvement list. Appraisers need verifiable facts, not promotional claims.

What Buyers Should Expect

Buyers may receive a longer and more detailed appraisal report than they have seen in the past. The report may identify property characteristics or deficiencies that were not emphasized under the previous format.

Buyers should remember:

• The appraisal is primarily performed for the lender.
• The appraised value may affect financing but does not determine whether the buyer must proceed under every contract.
• An appraisal is not the same as a home inspection.
• Not every condition identified in the report requires a repair.
• Loan programs may have different property-condition requirements.
• The lender, not the appraiser or real estate agent, makes the final underwriting decision.

Because appraisers, appraisal management companies, and lenders are learning new software and review procedures, buyers should also be prepared for the possibility of longer turnaround times during the initial transition.

Can a REALTOR® Communicate With the Appraiser?

Yes. Real estate agents may provide relevant, factual information to an appraiser. What an agent cannot do is improperly pressure or attempt to influence the appraiser’s independent opinion of value.

Helpful information may include:

• The complete executed contract, including amendments and addenda
• A detailed improvement list supplied by the seller
• A copy of the survey
• Relevant comparable sales and current competing listings
• Information about multiple offers
• Off-market sales that can be independently verified
• A comparative market analysis
• Information about neighborhood amenities or market influences

The goal is to help the appraiser obtain complete and accurate information—not to tell the appraiser what the property should be worth.

Accurate MLS Information Will Matter More Than Ever

Appraisers regularly use MLS data when researching comparable properties. Inaccurate living area, room counts, improvement dates, solar information, accessory structures, or property descriptions can create problems long after a home closes.

Under the expanded dataset, appraisers may contact agents about properties they sold months or even years earlier while researching historical comparable sales.

This makes careful listing preparation essential. Measurements, improvement descriptions, ownership information, and property features should be documented as accurately as possible from the beginning.

The Inspecting Realtor Advantage

Appraisal preparation involves much more than placing a list of upgrades on the kitchen counter. Understanding how a home was constructed, how additions affect the reported living area, and how condition differs from quality can help prevent confusion during the transaction.

As a former Texas Professional Inspector with approximately 4,000 inspections and extensive renovation experience, I help our clients identify and organize the property information that appraisers and lenders may need—while respecting the appraiser’s independence.

UAD 3.6 will not eliminate appraisal disagreements or guarantee a particular value. However, better documentation and clearer reporting should give buyers and sellers a stronger understanding of the property and how the appraiser reached the final opinion of value.

Frequently Asked Questions About UAD 3.6

What is UAD 3.6?

UAD 3.6 is the updated Uniform Appraisal Dataset used to standardize residential appraisal information. It supports a redesigned, dynamic Uniform Residential Appraisal Report that adapts to the property and appraisal assignment.

When does UAD 3.6 become mandatory?

UAD 3.6 becomes mandatory on November 2, 2026, for all new appraisal reports submitted through the Uniform Collateral Data Portal for Fannie Mae and Freddie Mac.

Does the November 2 deadline apply to VA and FHA appraisals?

Not automatically. The November 2 deadline applies to Fannie Mae and Freddie Mac submissions. FHA is preparing to adopt UAD 3.6 but had not announced its final mandatory adoption date as of August 2026. VA had not published a mandatory UAD 3.6 implementation date.

Will the new report make my home appraise for more money?

Not necessarily. The report provides more detailed property information, but the appraiser must still rely on market evidence, comparable sales, property condition, and recognized valuation methods.

Will appraisals take longer under UAD 3.6?

They may take longer during the initial transition as appraisers and lenders learn the new software and review processes. The structured format may eventually improve efficiency and reduce certain revisions.

How should sellers prepare for the new appraisal?

Sellers should prepare an accurate, dated improvement list and gather available invoices, permits, surveys, plans, warranties, solar documentation, and information about additions or accessory structures.

Can my real estate agent talk to the appraiser?

Yes. An agent may provide factual property information, comparable sales, the executed contract, a CMA, and supporting documentation. The agent cannot improperly pressure the appraiser or attempt to dictate the property’s value.

Is the appraisal a substitute for a home inspection?

No. An appraisal develops an opinion of value for the lender, while a home inspection provides the buyer with a more detailed evaluation of the property’s systems and components.

This article is provided for general educational purposes and is not appraisal, lending, legal, or tax advice. Appraisal and loan requirements may vary by lender, investor, loan program, and property.