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The short version: The deadline has not moved, but some lenders may qualify for a temporary exception.

What Happened

On September 30, Fannie Mae and Freddie Mac announced a temporary, one-time policy exception for lenders that cannot complete their UAD 3.6 implementation by the November 2, 2026, deadline. The mandate itself is not changing.

UAD 3.6 is the data standard behind the redesigned appraisal report. It replaces the familiar 1004, 1073, 1025, and related forms with a single, data-driven report.

How the Exception Works

• It belongs to the lender. Appraisers, AMCs, brokers, and agents do not request it.
• It is not automatic. Lenders must request the exception.
• It ends soon. Approved sellers can submit new UAD 2.6 reports from November 2, 2026, through May 19, 2027. Mandatory use of UAD 3.6 begins May 20, 2027.
• Waiting has a cost. Beginning March 1, CU returns a collateral risk score of 999 on UAD 2.6 reports, and those loans will not be eligible for collateral representation and warranty relief for value. Most lenders therefore have a strong incentive to switch early.
• There is no second extension. The exception will not be extended.

What It Means for You

Agents and loan officers: Your appraisal may come back in either format, depending on the lender. Some wholesale lenders will move to UAD 3.6 before or on November 2, while approved exception holders may continue accepting UAD 2.6 afterward. Ask your lender which format it requires.

Buyers and sellers: The way I value your home does not change. Only the way the data is packaged for the lender changes.

Not every loan type follows this timeline. The November 2 Fannie Mae and Freddie Mac mandate is not a universal deadline for every mortgage program. FHA, VA, and USDA have their own requirements.

My Approach

I am prepared to deliver either format during the transition, but as previously noted the 3.6 report represents an unprecedented change for the appraisal industry as a whole, so whether you are working with me or another appraiser expect higher fees and extended turn times, especially in the short term.  I am relieved that there is at least some softening of this deadline.  It still seems that no one is fully prepared, and a ramp up (which this approach seems to lend itself to more) certainly seems like the more sensible option rather than the previous approach.  And again, this only specifically applies to mortgage lending, so the current forms will continue to be fine for private work (divorce, estate, cash purchase, pre-listing, tax appeal).  Let's not get ahead of ourselves, but as appraisers become more comfortable with the new format, you may begin to see some adoption for private work too.    

Questions about serving your clients during the UAD 3.6 transition? I am always happy to talk. Call me at 404-245-7577.

Cameron Horne, GACR253993
Comp One Appraisal Services, Inc.

What my dog, a Fannie Mae survey, and the UAD 3.6 rollout have in common

Lately, I've been sharing my thoughts and what I've learned about the coming transition UAD 3.6.  I shared a link to this blog recently with one of my colleagues at Knapp Realty (I'm a Realtor® too!) and she remarked that "We all hate change."  Which is definitely true.  My dog loves car rides, and when he first joined our family I took him all kinds of places to walk him.  The other night I was walking him and thinking that it has been a minute since we went to one of our local parks we used to frequent.  This as he pulled against the leash as I tried to get him to veer off course from our usual nightly route around the neighborhood which we both have become accustomed to.  Even my dog hates change.  We are all creatures of habit.  But, thinking through my friend's response, I worried that maybe I am coming off as a sky is falling malcontent.  You know, the kind that drive me so nuts when I read responses on appraiser forums.  That is not my intent.  Trust me, I have my share of anxieties about - you name it, but I don't find it particularly useful to dwell on the negative aspects of this transition.  Keep Calm and Carry On!  Accentuate The Positive! I say.  It just seems like a waste of energy to obsess over such things which are ultimately out of my control anyhow.  

In other news, could the UAD 3.6 rollout be delayed?  Definitely not, I thought.  But nobody being ready at Valuation Expo (see previous post, dear reader) gave me pause.  Add to that, Fannie Mae sent out a survey to appraisers gauging their readiness in recent weeks.  I'm sure that response was, yeah, no.  So, maybe it could be?  I mean, we are nearing the finish line but a lot of folks have missed the starting gun.  Maybe we will see an extended, more measured rollout.  To me it would make sense to start with lenders being required to have 1 out of 4 of their submissions to the UCDP be 3.6 reports, then after a month or so half and so on up to 100%.  

I'll be evaluating Value Mate 3.6 software tomorrow.  I hear good tings!  I'm a Total user and, sadly, they are behind the curve, but I figure they will catch up.  They've been the industry leader up to now.  

So, I have zero subscribers.  ??  If you are here and have read this far, subscribe and I will continue to be diligent about updating.  I think this blog helps with my SEO and being recommended by our AI overlords, so it's worthwhile, anyhow.  I wouldn't listen to me about much else, but I might have something helpful to share in the real estate appraisal world.  Thanks for reading.  

Questions about how to better serve your clients in light of the coming UAD 3.6 transition?  I'm always happy to talk.  Call anytime at 404-245-7577

Cameron Horne, GACR253993
Comp One Appraisal Services, Inc.

Got a few hours to kill?  Then you too can take a gander at this handy dandy UAD Appraisal Inspection checklist.  

UAD Appraisal Inspection Checklist

In fairness, much of this the appraiser was already doing, and some sections don't apply to a given property.  

If you are an agent it will pay to be familiar with this stuff as the appraiser will be compelled to consider and report it.    

Questions about how to better serve your client in light of the coming UAD 3.6 transition?  I'm always happy to talk.  Call anytime at 404-245-7577

Cameron Horne, GACR253993
Comp One Appraisal Services, Inc.

We'll all continue to do our best, but if you are an agent or loan officer, or if you are getting a mortgage loan in the coming month, be prepared because the reality is Nobody is Ready for UAD 3.6.  

The link is to an article relating the view on the ground at Valuation Expo, an annual gathering of appraisers and industry professionals in recent days.  

I'm one of few appraisers to have completed a 3.6 report (not bragging, wait, yes I am), and to quote one of my favorite songs-It weren't no candy parade.

I suppose there's a case to be made that appraisal reports needed overhauling in today's day and age — or that it was inevitable — and I'll continue with my glass-half-full attitude, but it's not great if this is where we are as an industry.

Questions about how to better serve your client in light of the coming UAD 3.6 transition?  I'm always happy to talk.  Call anytime at 404-245-7577

Cameron Horne, GACR253993
Comp One Appraisal Services, Inc.

The New Format Is Here folks.  The mandated transition date is 11/02/2026 but now is ramp up time.  This is a big deal.  I repeat: This is a big deal.  I've been working as an appraiser since 2002 and this is the most significant change I have seen in my time in this industry.   Us appraisers are getting up to speed, and many have completed their first reports by now, myself included.  If you are an agent, now is the time to familiarize yourself with the coming changes.  Here are a few highlights: 

-The appraisal report will be significantly more detailed, and the appraiser will be spending more time at the property for the inspection.  

-It is important to understand UAD quality and condition ratings.  Now, rather than just an overall quality and condition rating the appraiser will be providing an interior and exterior quality and condition rating, and then an overall quality and condition rating.  Understanding what these ratings are, how they impact value, and how your particular property is viewed will be essential for you in providing the highest level of service to your client.  See the document at this link for more information:  https://singlefamily.fanniemae.com/media/42396/display

-The turnaround time for the appraisal will increase.  We are entering a period where not only are appraisers learning a new report, many may be trying out new software or even multiple different softwares.  With the extended length and detail involved in the report plus the learning curve with a new software (or even the same software the appraiser has always used), there will be a period of time where a shortened contingency period may not be practical.  Some contingencies may be missed, some earnest money may be lost.  My advice is to allow extra time in the coming months for due diligence, etc and add a healthy dose of realism to your overall timeframes.  From personal experience I can say that my first report took much, much longer than a typical report, or even a typical complex report, not to mention the extended wait times on the two support calls I had to make including the one for the lender requested revision which took maybe a half a day in itself.  Lenders will have their own challenges with learning this new report, and many issues can come up in just getting to the point of the lender having an acceptable report to upload to the Uniform Collateral Data Portal.  

-Appraisal fees are going up, in general.  Some of this may level off a bit as the new normal establishes itself, but this report is significantly more detailed and time consuming which equals significant momentum in the industry towards higher fees.  

-This does not affect private work (pre-listing, cash purchases, divorce, estate, tax appeal appraisals) and non-conforming loans.  These can still be done on the old forms or in the old format.  

-Let's play nice.  This will be a challenging time for all industry participants, and particularly for appraisers.  Your patience and understanding is appreciated as we all navigate these changes together.

 

Questions about how to better serve your client in light of the coming UAD 3.6 transition?  I'm always happy to talk.  Call anytime at 404-245-7577

Cameron Horne, GACR253993
Comp One Appraisal Services, Inc.