How UAD 3.6 Affects Every Type of Appraisal: Traditional, Desktop, Hybrid, and Exterior

One of the most common questions lenders are asking right now is whether UAD 3.6 applies to all appraisal types or just the traditional full appraisal. The answer is all of them. According to Fannie Mae's UAD 3.6 FAQ, the new format supports traditional, hybrid, desktop, and exterior appraisal assignments. Every one of those product types moves to the single dynamic URAR on November 2, 2026. 

Here is what changes for each one. 

Traditional Full Appraisal Under UAD 3.6 

The traditional full appraisal with an interior and exterior inspection sees the most significant changes under UAD 3.6. The 1004 is retired. Appraisers now complete the dynamic URAR, which adapts its sections based on the property type and assignment scope. Separate interior and exterior condition and quality ratings are required. Level-by-level above-grade finished area breakdowns replace the single GLA figure. All comparable sales considered but not used must be documented in the new Additional Sales Analyzed section. The bottom line for lenders: every traditional appraisal order now produces a report that looks and works differently from the 1004 your team has reviewed for the past decade. 

Desktop Appraisal Under UAD 3.6 

Desktop appraisals use the same dynamic URAR as traditional appraisals but are completed without a physical property inspection. The appraiser works from available data, MLS records, and public information. The structured data requirements are identical to a full appraisal, which means your appraisal desk reviews the same report structure regardless of inspection type. Fannie Mae has also expanded desktop appraisal eligibility under UAD 3.6, making this product type more widely available than it was under the legacy forms. 

Hybrid Appraisal Under UAD 3.6 

A hybrid appraisal splits the work between a third-party data collector who visits the property and a licensed appraiser who completes the valuation remotely. Under UAD 3.6, the data collected on-site must meet the same structured field requirements as a traditional appraisal, including ANSI measurements and room-level condition ratings. The appraiser still signs and certifies the completed URAR. One critical operational point: the assignment type must be confirmed at the point of ordering because a UAD 3.6 report cannot be converted to UAD 2.6 once started. 

Exterior Only Appraisal Under UAD 3.6 

Exterior-only appraisals also move to the dynamic URAR under UAD 3.6. The 2055 and all other legacy exterior-only forms are retired. Since interior access is not part of the assignment scope, interior condition and quality ratings are not required and the report sections adapt accordingly. Under the new guidelines, appraisers are no longer required to physically drive by each comparable sale from the street, though appropriate comparable photographs are still required. For lenders ordering exterior-only products, the order instructions and assignment scope must be clearly specified at intake. 

One Rule That Applies to Every Appraisal Type Under UAD 3.6 

Regardless of which appraisal type you are ordering, UAD 3.6 reports and UAD 2.6 reports cannot be mixed under the same UCDP submission. A report started in UAD 3.6 cannot be converted to UAD 2.6 and vice versa. The assignment type and UAD version must be confirmed at the point of ordering before the appraiser begins work. Getting this right at intake is what keeps your pipeline moving cleanly on the other side of November 2. 

Connexions supports all UAD 3.6 appraisal types including traditional, desktop, hybrid, and exterior assignments. Lenders and AMCs on the Connexions platform can place UAD 3.6 orders today with full UCDP and EAD submission support. 

Sources: Fannie Mae UAD 3.6 FAQ (singlefamily.fanniemae.com) | Freddie Mac Bulletin 2025-7 | McKissock Learning | NAMB