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More specific property details. A different report format. A good reason to get your listing documentation together early.
Fannie Mae and Freddie Mac are rolling out a redesigned appraisal report using the Uniform Appraisal Dataset, or UAD 3.6.
For real estate agents, the takeaway is simple: be ready to explain a property's improvements, condition, and unique features with clear, accurate information.
Here's what's changing, what it means for your listings, and how to prepare.
UAD 3.6 is the updated appraisal reporting standard developed by Fannie Mae and Freddie Mac. It replaces the familiar set of appraisal forms with a more flexible, data-driven report designed to capture property information in greater detail.
The new report includes more specific information about kitchen and bathroom updates, property condition, converted spaces, accessory dwelling units (ADUs), and energy improvements.
The important date: November 2, 2026.
Beginning November 2, 2026, UAD 3.6 is required for new appraisal reports initially submitted through the Uniform Collateral Data Portal (UCDP), unless the lender has an approved policy exception.
Approved exceptions may allow lenders to continue submitting the previous UAD 2.6 format through May 19, 2027.
The requirement is based on the report's initial submission date, not the contract date or loan application date.
What this means for agents: You may see both formats during the transition. Confirm the appraisal process and timing with the lender on each transaction.
Your listing description gets buyers interested. The appraiser needs the facts behind it.
Under UAD 3.6, the report captures more detailed information about kitchen and bathroom updates, their timing and condition, and property components such as the roof.
Instead of simply describing a property as "fully renovated," gather:
For example:
"Kitchen remodeled in 2023 with new cabinets, countertops, and appliances."
That tells a much clearer story than "beautifully updated kitchen."
If a detail isn't known, say so. Accurate information matters more than filling every gap.
Blackdot's recommendation: Start gathering improvement details during your listing appointment, not after the property is under contract.
A converted garage, backyard cottage, or finished space above a detached garage can be a great selling feature.
It can also create questions about how the space is classified and evaluated.
UAD 3.6 captures more specific information about accessory dwelling units, converted areas, and separate finished spaces.
Before the appraisal, gather available information about:
Important: Not every finished space is treated the same as the primary home's living area.
Its classification and contribution to value depend on the property's characteristics, applicable appraisal requirements, and market evidence.
A converted garage doesn't automatically receive the same treatment as an additional bedroom.
Blackdot's recommendation: Flag unusual spaces with the lender early. A conversation before the appraisal is ordered is easier than addressing questions under a closing deadline.
"Solar included" doesn't tell the whole story.
The updated appraisal report captures more specific information about renewable energy components, including whether they are owned or leased.
Before listing a solar-equipped property, confirm:
This information may affect the lender's review and how the property is evaluated.
Blackdot's recommendation: Don't wait until the buyer is under contract to figure out the solar arrangement. Clarify the details upfront.
A redesigned appraisal report doesn't automatically mean a longer appraisal process.
However, lenders, appraisal management companies, and appraisers are navigating a significant reporting transition.
That makes early communication important.
Before setting expectations with your clients, ask the lender:
Build your contract timeline around the actual lender and appraisal process, not assumptions.
Blackdot's recommendation: Confirm the appraisal process before making promises about delivery dates, especially on transactions with unusual property characteristics.
This is an important conversation to have with sellers.
Renovation cost and market value are not the same number.
Spending $60,000 on improvements doesn't automatically increase the appraised value by $60,000.
The redesigned report provides additional detail about the property, but the appraiser still evaluates how those improvements contribute to value based on market evidence.
A simple way to explain this to sellers:
"We'll make sure the appraiser has accurate information about your improvements. Their job is to determine how those improvements contribute to value in today's market."
Better documentation can help the property be understood accurately. It is not a guarantee of a higher appraisal.
Before your next listing goes live, use this checklist to organize the property information that may be helpful during the appraisal process.
These are practical preparation recommendations, not a new list of mandatory documents for every seller. Gather what is relevant and available.
The goal isn't to create more paperwork.
It's to answer the right questions before they become last-minute problems.
ADUs, converted spaces, solar, major renovations, or something that doesn't fit neatly into the usual box?
Send us the address and your question.
At Blackdot Mortgage, we'll help you identify what information to gather, understand potential financing considerations, and determine what to discuss before the appraisal is ordered.
Because the best time to solve a potential issue is before it becomes a problem.
Let's Talk Through Your Listing
Clear information. Earlier conversations. Fewer avoidable surprises.
Last updated: October 19, 2026.
This article addresses the Fannie Mae and Freddie Mac UAD 3.6 transition. Requirements and implementation timing may differ for other loan programs and individual lenders. An appraiser independently determines property characteristics and market value.