UAD 3.6 Explained: How the November 2026 Appraisal Overhaul Affects Buyers and Sellers

Starting this November, home appraisals in the U.S. aren't simply getting "stricter." Your home is basically getting a structured digital résumé. Roof age, how long since the kitchen was updated, whether there's an ADU, whether solar is owned or leased: all of it gets broken into specific data fields.

The one-line summary: UAD 3.6 is not a new way of valuing homes. It's a new appraisal data standard plus a brand-new residential appraisal report format. The old reports felt like filling out a form and writing an essay. The new ones are more like building a structured profile of the property.

Key dates: it's the first submission date that counts

Based on the timeline Fannie Mae has published:

Starting November 2, 2026, new Fannie Mae and Freddie Mac appraisals must use UAD 3.6 when they're first submitted to the UCDP (the appraisal submission portal).
What matters is the initial submission date, not the purchase contract date, inspection date, appraisal effective date, or closing date.
Older UAD 2.6 appraisals successfully submitted before November 2 can still be revised afterward.
UAD 2.6 is scheduled to be retired on May 3, 2027.

The biggest change: the report format

The traditional forms, such as the 1004, 1073, and 1025, are being phased out in favor of the new Uniform Residential Appraisal Report (URAR) framework. The report expands based on the actual property instead of being a fixed set of pages, and much of what appraisers used to describe in free text becomes standardized fields.

Condition gets more detailed

Kitchen and bathroom updates are rated more specifically, such as Not Updated, Partially Updated, Moderately Updated, Significantly Updated, and Fully Updated.
Condition is split into exterior, interior, and overall.

An older kitchen or bathroom doesn't mean a home can't be financed. Function, maintenance, and market acceptance are what matter.

The 3Ds: defects, damages, and deficiencies

Appraisers will document significant defects, damages, and deficiencies more clearly, such as an active roof leak, water intrusion, foundation or structural concerns, nonfunctional plumbing or electrical, and unfinished construction. That doesn't mean every scratch gets reported. The focus is on issues that materially affect safety, structure, value, or marketability.

The new format can also record the estimated age of the roof. An older roof isn't automatically a loan problem, but an active leak or obvious damage could lead to an appraisal made subject to repair.

Photos and floor plans

Photo requirements are more complete and commonly include kitchens, bathrooms, main living areas, bedrooms, below-grade areas, significant defects, and examples of recent renovations.

A floor plan isn't required on every appraisal. A traditional appraisal can usually use a footprint sketch. Unusual layouts, functional issues, or desktop and hybrid appraisals may call for a more complete floor plan. Not every home needs a 3D scan.

Solar, ADUs, and permits

Solar: the report can note whether the system is owned or leased. Solar doesn't automatically add a set amount of value. It still depends on market evidence.
ADUs: more detail on size, rooms, condition, location, whether it can be legally rented, access, and whether it has a separate address.
Permits: unpermitted work doesn't automatically mean zero value or an automatic loan denial. Appraisers still consider quality, use, legality, market acceptance, and the effect on value.

Site influences

Nearby factors such as highways, power lines, flood-related information, and environmental conditions are recorded in a more structured way, including proximity and impact (for example, "Bordering" or "Adverse").

What it really means for sellers

It's not that appraisals suddenly get much harsher in November. It's that property information becomes more transparent and more structured. Before you list, it's worth gathering:

Roof and leak repair records
HVAC and water heater updates
Remodel year and scope
Permits
ADU or addition documents
Solar contract and ownership status
Any unfinished work

What it really means for buyers

The appraisal report may be easier to read on condition, updates, ADUs, solar, and site influences. But remember: an appraisal is not a home inspection. They serve different purposes. A defect doesn't automatically mean you can't get a loan. It depends on how serious it is and whether the appraisal is made subject to repair.

Common claims vs. a more accurate read

Common claim	More accurate read
Everything switches to UAD 3.6 on 11/2	✅ True for new Fannie/Freddie appraisals submitted to UCDP
It's based on the contract date	❌ It's based on the first UCDP submission date
Every home needs a floor plan	⚠️ Not necessarily
Unpermitted work can't be financed	❌ Oversimplified
Appraisals will definitely be slower	⚠️ There may be early hiccups, but that's not an official guarantee

Planning to list this fall or later?

If you're thinking about selling in Los Angeles or Southern California, reach out. I can help you list the documents to gather so your home's "digital résumé" is complete.