The legacy forms are retired
The 1004, 1073, 1075, 2055, 1025, 2090, 2095 and 1004C, along with their desktop and hybrid versions, give way to one redesigned URAR. The 1004D is replaced by separate appraisal update and completion reports.
UAD 3.6
UAD 3.6 and the redesigned URAR
Fannie Mae and Freddie Mac have replaced the legacy appraisal form set with one dynamic Uniform Residential Appraisal Report. It is the largest change to the residential appraisal report in more than a decade, and it rewards exactly the kind of detailed property work complex assignments require.
Timeline
Key dates
| Date | What happens |
|---|---|
| Jan 26, 2026 | UAD 3.6 and the redesigned URAR enter broad production. |
| Nov 2, 2026 | UAD 3.6 is required for new appraisal submissions to the GSEs. |
| Mar 1, 2027 | UAD 2.6 appraisals submitted under the temporary exception stop qualifying for certain appraisal-related representation and warranty relief. |
| May 19, 2027 | The temporary exception ends. Lenders that requested it may submit UAD 2.6 reports until this date; after it, all new submissions are UAD 3.6. |
| Jun 28, 2027 | GSE support for UAD 2.6 ends completely. |
The exception applies only to eligible lenders that requested it. Borrowers this winter may receive either report format depending on their lender, so it's worth asking which one you'll get.
What changed
One report that adapts to the property
Data drives the layout
Sections appear based on the property being appraised, not on which form was ordered. Condominiums, manufactured homes, multiple units and accessory dwelling units each get the sections they need.
More specific condition and quality
The familiar rating scales remain, with rewritten definitions and separate interior and exterior ratings, so the report says more precisely what was observed and where.
Commentary moves into each section
The general addendum is gone. The appraiser's reasoning sits beside the data it explains, which makes a well-supported report easier to review and a thin one easier to spot.
For lenders and AMCs
Why it matters for complex collateral
The redesigned URAR asks for structured detail that the old forms let appraisers summarize. On a standard tract home the difference is small. On acreage with outbuildings, a home with an ADU or a partly renovated property, it's the difference between a clean submission and a revision cycle.
Goodwin Appraisals is ready for UAD 3.6 now, on exactly those properties.
Lender & AMC servicesFor buyers, sellers and agents
What to expect from the new report
- A longer, more detailed report. Read all of it, not just the value.
- Sellers: have a dated list of updates (what, when, permitted or not) ready for the appraiser.
- Expect square footage measured to the ANSI standard, which may not match the listing or tax records.
- Ask your lender which report format your loan will use while the exception is in effect.