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UAD 2.6 vs UAD 3.6: What Changes for Lenders and AMCs
UAD 3.6 replaces the UAD 2.6 form set (1004, 1073, 2055, and others) with one dynamic URAR, moves appraisal data to MISMO 3.6, and delivers each report as a ZIP package with XML, PDF, and images. It is mandatory for new Fannie Mae and Freddie Mac submissions from November 2, 2026.
Key dates, checklists, and guides are on the UAD 3.6 readiness hub. This comparison follows the Fannie Mae Selling Guide UAD 3.6 supplement and Freddie Mac Bulletin 2025-7. It is also available as the UAD 2.6 to 3.6 Comparison Guide (PDF).
What is the difference between UAD 2.6 and UAD 3.6?
Under UAD 2.6, the lender or AMC picks a form number at order and the form decides what data is collected. Under UAD 3.6, one dynamic report adapts to the property and the assignment. The table compares the two standards.
Area | UAD 2.6 | UAD 3.6 |
|---|---|---|
Report | Separate fixed forms (1004, 1073, 2055, and others), chosen by form number at order | One dynamic Uniform Residential Appraisal Report (URAR). No form numbers |
Report layout | Static layout. Addenda carry extra detail | Some sections shown only when the property or assignment needs them. No General Addendum |
Data standard | MISMO 2.6 | MISMO 3.6, with discrete data fields |
Delivery to UCDP | XML or ENV file | ZIP package: XML data file, PDF report, and images folder |
UCDP feedback | Submission Summary Report (SSR) as PDF | SSR as PDF and JSON |
Condition and quality | One overall C1 to C6 and Q1 to Q6 rating | Separate exterior and interior ratings, room-level detail for kitchens and bathrooms, reconciled to an overall rating |
Area terms | Gross living area (GLA) and basement | Above-grade finished area and below-grade finished area |
Measurement | ANSI Z765 encouraged. GXX001 exception code in use | ANSI Z765-2021 required for interior and exterior and hybrid appraisals. GXX001 retired |
New UCDP submissions | Accepted through November 1, 2026 | Required from November 2, 2026 |
Revisions | Accepted until May 3, 2027 for reports first submitted by November 1, 2026 | Standard revision process |
Which appraisal forms does UAD 3.6 replace?
For new UCDP submissions from November 2, 2026, the redesigned URAR replaces the legacy form numbers. These include the Fannie Mae 1004, 1073, 1075, 2055, 2090, 2095, 1004C, and 1025, and the Freddie Mac 70, 70B, 72, 465, and 466. The GSEs publish a mapping of the legacy forms to URAR property types (PDF).
How do condition and quality ratings change?
The C1 to C6 condition scale and the Q1 to Q6 quality scale stay. Appraisers now rate exterior and interior condition separately, add room-level detail for each kitchen and bathroom, and reconcile these to an overall condition rating. Quality follows the same structure. A single standout feature no longer changes the rating of the whole dwelling. The GSEs publish the UAD 3.6 condition and quality rating definitions (PDF).
What replaces gross living area?
Above-grade finished area replaces gross living area (GLA), and below-grade finished area replaces basement area. For appraisals with an interior and exterior inspection and for hybrid appraisals, appraisers must measure under ANSI Z765-2021. Desktop appraisals are exempt, but the standard is encouraged. The GXX001 exception code is retired.
What is in the UAD 3.6 ZIP delivery package?
Each UAD 3.6 report goes to UCDP as one ZIP package with three parts: an XML data file in MISMO 3.6 format, a PDF of the report, and a folder of images. A platform that cannot build this package cannot submit UAD 3.6 reports to UCDP.
What must appraisal management software support?
Appraisal management software must support the UAD 3.6 schema, build and submit the ZIP package to UCDP and EAD, read SSR feedback in JSON, and handle UAD 2.6 revisions until May 3, 2027 alongside new UAD 3.6 orders. It should also check UAD 3.6 data before submission, so errors are fixed before UCDP returns a Fatal message.
Connexions supports UAD 3.6 and UAD 2.6 orders side by side, submits to UCDP and EAD, checks data at the point of entry, and runs QC through ACI Sky and Profet.ai. Fannie Mae lists Connexions Software on its Integrated Vendor List for UCDP UAD 3.6, and Freddie Mac lists it on its Software Providers List. See QC review, Connexions for lenders, and Connexions for AMCs.
Frequently asked questions
Does UAD 3.6 change valuation methodology?
No. UAD 3.6 changes how appraisal data is collected, reported, and delivered. The sales comparison, cost, and income approaches stay the same, and the appraiser remains responsible for the opinion of value.
Can a UAD 3.6 report be converted to UAD 2.6?
The GSEs do not describe converting a UAD 3.6 report back to UAD 2.6. The conversion they describe runs the other way: a UAD 2.6 appraisal that was not submitted to UCDP before November 2, 2026 must be converted to UAD 3.6. Revisions to UAD 2.6 reports submitted earlier stay in UAD 2.6 until May 3, 2027.
When did UCDP start warning on UAD 2.6 submissions?
On August 6, 2026. From that date, UCDP returns a Warning message on every UAD 2.6 submission. From November 2, 2026, it returns a Fatal message and a Not Successful status for every new UAD 2.6 submission.
Is ANSI Z765-2021 required?
Yes, for appraisals with an interior and exterior inspection and for hybrid appraisals. The Fannie Mae UAD 3.6 Selling Guide supplement requires appraisers to follow ANSI Z765-2021 when they measure above-grade and below-grade area. Desktop appraisals are exempt, but the standard is encouraged.
For the key dates, checklists, and guides, visit the UAD 3.6 readiness hub. For the deadline rules, read the UAD 3.6 deadline FAQ. To see UAD 3.6 orders in Connexions, book a 15-minute demo.
Sources: Fannie Mae UAD 3.6 Selling Guide supplement, Freddie Mac Bulletin 2025-7, GSE condition and quality rating definitions (PDF), GSE legacy forms mapping (PDF), Fannie Mae UCDP messaging update.
