SFREP is excited to announce the release of Appraise-It Pro v3.6, our public beta of the new UAD 3.6 dynamic reports. Users can now accept, produce and deliver UAD 3.6 reports to clients.
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The shift to UAD 3.6 and the new dynamic Uniform Residential Appraisal Report (URAR) marks a pivotal moment in residential appraising. With its focus on structured data and granular detail, UAD 3.6 demands a heightened level of precision and detail when conducting the property inspection.
We think our new mobile inspection apps, Apex Portal and InstaPlan, will be essential tools for capturing geo-tagged photos, notes, and sketches in the field. We also understand a mobile app running on a phone or tablet may not be for everyone. And some may have the desire for a reliable, paper-based alternative.
SFREP has been listening to feedback from our users and the greater residential appraising community and we have plans to offer a number of solutions for the property inspection phase of the report writing process.
The Case for Mobile Apps
Mobile apps like Apex Portal and InstaPlan will be your best line of defense against the complexities of UAD 3.6 inspections. Here’s why you may not be able to rely on paper notes alone:
Structured Data Capture: The new URAR replaces many long narrative comments with specific, structured data fields utilizing check boxes and pull-down menus. Mobile apps are designed to collect data in this format, ensuring you don’t miss a critical element required for the final XML submission.
Real-Time Data Integrity: When you capture data on-site using your mobile phone or tablet, it’s immediately linked to the assignment, reducing the risk of data entry errors, illegible handwriting, or lost information when you return to the office.
Enhanced Media: Our apps will streamline the process of taking and organizing geo-tagged photos and your sketch, instantly associating them with the correct property. UAD 3.6 requires more detailed exhibits, and a mobile tool makes this painless.
Taking the Power of Appraise-It Pro into the Field
Your fancy new laptop is light, portable and has eleven hours of battery life. Why not use it to take the full power of Appraise-It Pro into the field with you?
A new “mobile dynamic report” in Appraise-It Pro will guide you through collecting data in the field using quick and easy to use check boxes, pull-down menus and note fields. Features will include:
Guided Data Collection: When you open the Dynamic URAR in Mobile Mode on your laptop, you’ll be presented with a clean, streamlined interface optimized for field use. It leverages quick and easy checkboxes, intuitive pull-down menus, and focused note fields to capture the granular, structured data UAD 3.6 demands.
Precision and Compliance: UAD 3.6 requires detailed inputs on everything from component conditions to ADU specifics. Mobile Mode guides you through these fields sequentially, acting as a smart, digital checklist that guarantees compliance and minimizes the risk of missing critical information.
Seamless Transfer, Zero Duplication: The data you collect is stored directly within an Appraise-It Pro file on your laptop. When you get back to the office, there’s no need for transcription or data re-entry. With the simple click of a button, all your inspection inputs are instantly mapped and transferred into the proper dynamic fields of a new UAD 3.6 report, ready for analysis and finalization.
Bridging the Digital Divide: Introducing Our Printable Checklists
For some, there’s comfort and utility in a physical checklist you can hold while walking a property. To ensure every SFREP appraiser is fully prepared for the demanding data requirements of UAD 3.6 and the various new property types it covers, we are excited to announce a new tool: Printable Inspection Checklists.
We are building a library of report-type-specific checklists that you can print and attach directly to your clipboard for every inspection.
What’s Included: These aren’t generic reminders. Our checklists are designed to align directly with the expanded data fields and new reporting requirements introduced by UAD 3.6 for different property types, such as:
A “Must-Have” List: They will guide you through all the necessary new details, such as the distinction between Interior Condition/Quality and Exterior Condition/Quality ratings, specific treatment of ADUs, and detailed required notes on kitchen and bath updates.
If you prefer the quick, tangible action of a checkmark or handwritten note, these physical, printed lists act as a comprehensive data gathering roadmap. It’s the assurance that you’ll have everything you need before you leave the property, minimizing the dreaded need for a second trip.
A Seamless UAD 3.6 Transition
This new reporting environment doesn’t have to be a headache. By leveraging the speed and efficiency of a mobile app or the security and structure of a purpose-built printed checklist, you can be confident that you’re collecting all the necessary information for a compliant, data-rich UAD 3.6 report.
Keep an eye on this SFREP Spotlight Blog or your email inbox for the release announcement of these new printable checklists, which will be available soon to help you prepare for the UAD 3.6 Broad Production phase!
SFREP is proud and excited to announce that we have officially completed the Uniform Appraisal Dataset (UAD) 3.6 verification process with Fannie Mae and Freddie Mac for compliance with the new data standards.
Watch for an update to Appraise-It Pro in the coming days that will allow you to deliver dynamic UAD 3.6 reports to your clients.
Our public beta release will include all three dynamic UAD 3.6 report types – the Uniform Residential Appraisal Report (URAR), the Restricted Appraisal Update Report, and the Completion Report – and support all possible scenarios in the URAR, all in the same software you’re already using to write your reports: Appraise-It Pro.
It will also include integration support for:
And, most importantly, it will let you generate valid MISMO 3.6 so you can complete UAD 3.6 assignments.
Appraise-It Pro’s integration API has also been updated to support the new dynamic reports, and we’re working with our third-party integration partners to enable support in their tools for UAD 3.6 reports.
We’ve worked hard to get to this point, but there’s still lots of work to be done. You can take a look at our planned UAD 3.6 development roadmap here, and watch for updates on our social media, blog, YouTube channel, and in your inbox as we release new features.
We want to do everything we can to help you feel comfortable with the new report types. If you’d like a one-on-one training session showing you how the dynamic URAR works in Appraise-It Pro, so you’re ready to hit the ground running when you receive your first order, click here to request a training session or email training@sfrep.com to get one scheduled. You can also join us for one of our upcoming live webinars on our training calendar or reach out to our Sales team at 800-523-0872 with any questions.
Not an Appraise-It Pro user? You can still check out UAD 3.6 in Appraise-It Pro on your own time by installing Appraise-It Pro completely free for six months. Just visit sfrep.com and click the orange Free Demo – Appraise-It Pro button at the top of the page. You’re welcome to sign up for a one-on-one training session or attend any of our live webinars too!
We know everybody has been anxiously counting down the days to the start of UAD 3.6 Limited Production on September 8th. We’re gratified so many of you have been working to stay informed, by attending our webinars, speaking with our staff, and taking CE courses on the new UAD. Hundreds of you even signed up for our UAD 3.6 development preview, trying out the new dynamic URAR in Appraise-It Pro and giving us your feedback.
Though our development team has put in an extraordinary amount of effort since the UAD 3.6 specification was published in the spring of 2023, we need a little more time to finalize our initial release.
On September 8th, we will expand our private development preview into a public preview, releasing the new dynamic UAD 3.6 reports to all Appraise-It Pro users. You’ll be able to open them up alongside all your existing reports and start getting familiar with them, though you won’t be able to create MISMO 3.6 XML quite yet.
As soon as we have obtained our vendor verification from the GSEs, confirming our XML and PDF output complies with the UAD 3.6 specification, we will release another update that allows all Appraise-It Pro users to generate UAD 3.6 output. We hope to have that available to you by the end of September, at which point you’ll be able to accept UAD 3.6 orders from any early adopter clients.
This will mark the beginning of our public beta period, and in the following months, we’ll continue to roll out updates and features for the new UAD reports as quickly as we have them ready for you. You can review our projected UAD 3.6 roadmap here.
We know how important it is to you to have access to the new UAD 3.6 as soon as possible, so you can feel comfortable and confident when that first UAD 3.6 order appears in your inbox. We’re doing everything in our power to get updated software in your hands so you can be ready.
Thank you for choosing SFREP as your appraisal software partner during this pivotal time for our industry. We don’t take your trust in us lightly.
Best regards,
Remington Jones
Chief Executive Officer
Software for Real Estate Professionals, Inc.
P.S. Here are some answers to frequently asked questions we’ve been hearing about UAD 3.6. If you have more, please don’t hesitate to contact us.
What can I do to prepare for UAD 3.6?
Take a look at the materials Fannie Mae and Freddie Mac have published on their UAD websites. Appendix D-1 contains sample scenarios that show off how the new dynamic URAR can handle single family, 2-4 unit, condo, manufactured, and co-op assignments. (Note they are not representative of “real” appraisals – they’re just meant to demonstrate the new report’s flexibility.) Appendix F-1 provides guidance on how to write the new URAR. They have also published a free 4-hour training session that goes over the dynamic reports and new dataset.
Once you install the public preview of the new URAR in Appraise-It Pro, try recreating some of the GSEs’ sample scenarios in it to help familiarize yourself with the new report structure. We’ll be including prepopulated sample scenario report files to give you a starting point. You could also try rewriting some of your existing reports in the new format, or performing an appraisal of your own home as practice.
CE is also available from all major providers on the new UAD.
Do I have to “go mobile” for UAD 3.6?
Using a mobile data collection app in the field isn’t a requirement of the new format, but it may streamline your workflow. Today, you can use Inspect-a-Lot to get used to a mobile workflow with your existing assignments. Moving forward, we will have a new mobile solution for you that will work with both existing report types and the new URAR, but we’ll also have resources to help appraisers adapt to UAD 3.6’s requirements if they aren’t ready to hang up their trusty clipboard just yet.
Will UAD 3.6 be in Appraise-It Classic?
Unfortunately, it wasn’t possible to build our advanced new dynamic report engine into Appraise-It Classic’s older framework. You’ll need to move to Appraise-It Pro – keeping access to all your existing reports, databases, and so on, but also gaining new features like the dynamic UAD 3.6 reports.
Appraise-It Pro is already included in your subscription at no extra charge, and you can download and install it side by side with Appraise-It Classic while you transition.
SFREP now offers custom-built websites designed specifically for appraisers and no tech skills are required. Whether you’re looking to boost your online presence or simply streamline how clients reach you, we’ve made it easier than ever.
Simple Pricing
Websites are just $25/month when added to Silver or Gold service plans. Better yet, they’re included at no extra charge with the Appraise-It Pro Platinum plan. Setup is completely free, and you won’t pay a thing until your site is finished and live.
We Handle Everything
No need to struggle with web design or content. After some short email back-and-forth and some information provided by you, our team will design your site and write your content for you. Prefer to provide your own copy? That works too. Throughout the process, you’ll work one-on-one with SFREP Communications Director Matt Johnson, your dedicated contact via email or text.
Professional Details Included
Ready to Get Started?
Visit websites.sfrep.com to choose a template (we can even walk you through it over the phone). Then fill out the online web form so we can get started.
Your new professional website is just a few clicks away!
FNMA and FHLMC have published new guidance around market analysis in an effort to increase consistency and clarity. FHLMC’s goes into effect for reports dated on or after February 4, 2025, and FNMA’s goes into effect for reports dated on or after March 1, 2025.
Definitions Updates
Two terms now have standardized definitions:
Market Condition Adjustments
The GSEs are emphasizing the importance of analyzing comparable sales for any changes in market conditions between the contract date of the comparable sale and the effective date of the appraisal report, pointing out that a market condition adjustment for a particular comp may differ from the overall market trend.
For example, your market may have fluctuated up and down over the past 12 months, and averaged a 3% increase overall. However, a comp that sold six months ago may have been at a market peak and a comp that sold three months ago may have been at a market trough, so a 3% adjustment may not be supportable for either of them.
The GSEs expect supportable time adjustments, backed by evidence provided by commonly acceptable practices such as paired sales, statistical analysis, home price indices, or modeling. Appraisal reports should include an explanation for the reasoning behind any adjustments (or lack thereof). There is no specific requirement for particular charts or graphs, but graphical figures may help illustrate your support.
What do I do?
If you are already including explanations and support for your adjustments, you are already addressing the GSEs’ concerns.
If you haven’t been making supportable market conditions adjustments, or aren’t sure your support is adequate, we have some resources to help you. We can’t make any one-size-fits-all recommendations, or tell you exactly what you need to do — every market is different, and only you can determine what works best for you — but we can offer some general advice and suggestions.
If you could use a refresher on performing market analysis and deriving supportable adjustments, continuing education courses are available online from providers like McKissock and Appraiser eLearning. Other resources for self-education are also available online: for example, George Dell, SRA, MAI, ASA, CRE has published relevant webinars on his Valuemetrics Appraiser Education YouTube channel, and Jim Amorin, CAE, MAI, SRA, AI-GRS, ASA, CDEI has published an in-depth article on supporting market conditions adjustments on his LinkedIn account.
Our Market Analysis Service can help you identify trends in your market via MLS data. If you need further help calculating market adjustments and supporting your conclusions, there are many third-party tools available that specialize in this area. Aloft, Spark, DataMaster, and Appraiser Genie integrate with Appraise-It Pro to transfer data into your report for you. Others, like Synapse and GandySoft, don’t integrate directly with Appraise-It Pro, but you can insert their output into your report addenda manually.
Once you know what your adjustment(s) should be, slash commands offer a quick and easy way to insert individual adjustments throughout your comparison grids, and Appraise-It Pro v.3.3 introduces a new date of sale/time adjustment calculator panel – go to Support and select Check for Updates to ensure you’re up to date.
Once your adjustments are entered, our Adjustments Sensitivity Analysis tool is included with Appraise-It Pro and can help demonstrate your adjustments are appropriate.
For more information about the GSEs’ guidelines and guidance, see:
The real estate appraisal industry is about to experience a significant transformation. Fannie Mae and Freddie Mac have jointly unveiled an ambitious overhaul of the Uniform Appraisal Dataset (UAD) to modernize and streamline the appraisal reporting process.
Though this new version of UAD has been colloquially called UAD 2.0 by many in the industry, it is officially versioned as UAD 3.6.
Let’s dive into the details of the new UAD and its impact on appraising.
A lot.
The familiar lineup of individual numbered appraisal forms (such as the 1004, 1073, and 2055) is going away. Instead, the new Uniform Residential Appraisal Report (URAR) arrives as a flexible, intelligent report. It dynamically adapts based on property characteristics, eliminating the need to select property-specific forms up front. Whether it’s a single-family home, condo, or other property type, the URAR adjusts seamlessly.
Appraisers will also be able to capture more granular details about the home. Each room’s condition can be reported individually, including updates, flooring, and appliances. Exterior details, including information about garages, pools and sheds, are also collected in a robust manner. Separate ratings for interior and exterior conditions provide a more complete picture.
No more additional comment addendum pages! The current reports can often be difficult to read, especially for the average home consumer. Constantly having to flip back and forth between the main form of the report and an additional comments page can be frustrating and hard to follow. The new URAR integrates commentary directly within relevant sections. Appraisers can provide insights right alongside data, photos, maps, or figures. This approach enhances the narrative flow and keeps readers from getting lost flipping back and forth between pages.
Finally, reports now open with digestible summaries of key details. The sales grid dynamically emphasizes useful comparative information between the subject property and comparables. Similarities and differences become transparent at a glance.
In some ways, it’s been happening for years already. In 2018, Fannie Mae and Freddie Mac initiated a feedback program with all stakeholders in the mortgage industry, from lenders to appraisal management companies to software vendors, to explain their goals with the new UAD and gather input from concerned parties. After years of work and back-and-forth with this advisory group, they published the initial specification for UAD 3.6 and the new dynamic reports in the spring of 2023. Since then, all of the technology partners in the industry have been working to develop and implement all the changes this effort requires.
The GSEs have already begun initial testing of the new URAR with software vendors, with that testing period running through Q4 of 2025. On September 8, 2025, a “limited production” phase will begin, where some appraisers will complete some assignments for select lenders using the new dynamic report rather than the legacy numbered forms. “Broad production” will begin on January 26, 2026, at which point any lender can issue an order for a UAD 3.6 report; the old and new UAD standards will exist alongside one another during a transition phase, until the industry and the GSEs are confident all the kinks have been worked out.
Beginning on November 2, 2026, all lenders must use UAD 3.6 for new orders, though existing UAD 2.6 appraisals may still exist in the pipeline. By May 3, 2027, all UAD 2.6 reports will have cleared the pipeline and the legacy numbered forms will be completely retired.
When developing the requirements for the new UAD, Fannie Mae and Freddie Mac also worked with their colleagues at the Federal Housing Administration (FHA) and the Department of Veterans Affairs (VA) to ensure UAD 3.6 addressed their needs as well. FHA and VA both anticipate adopting the dynamic URAR after the GSEs do, though they have not announced a specific timeline for the change.
The UAD redesign and new URAR simplify the appraisal process, enhance data accuracy, and, perhaps most importantly, improve readability for lenders and homeowners.
In 2009 and 2010, the original UAD was developed to make appraisal reports easier for computers to parse by collecting more standardized data in the 2005 Fannie and Freddie forms, allowing increased accuracy and speed in review and data processing. A computer readable and parsable XML (eXtensible Markup Language) would be delivered to the client in the MISMO data formatting standard along with a human readable PDF file.
The problem was that the PDF file, with its new UAD abbreviations and formatting used to squeeze more information into the existing fields designed for plain text, was very close to gibberish to the general human consumer. A UAD abbreviation addendum was included but this caused frustration for the client. Now they had to flip back and forth between both the additional comments addenda and the UAD abbreviations addendum to decipher the full report.
The new UAD addresses this by collecting the same data as the previous version while creating a more narrative, easier to read PDF version of the report that’s much more human friendly. It also frees the appraiser from having to learn and use cryptic abbreviations, punctuation and formatting by dynamically adding sections of the report as they are needed and collecting information in a more familiar narrative fashion.
If one thing can be said about the real estate appraisal software industry, it’s that appraisers understandably dislike any disruption to their workflow, especially changes to their software. But, sometimes, change is unavoidable. And sometimes it can even make your life easier.
No matter which software package you use to create your appraisals, your workflow is going to change.
Most appraisal software suites present the current UAD forms in a What You See is What You Get (WYSIWYG) format. This means that you see the form roughly as it will be printed and delivered, like a piece of paper, and you “type” into each field.
With the new UAD, the GSEs are leaving it up to the individual software companies as to how they will collect and present the appraisal report data. As you begin adding information into the report, new sections will appear so that only relevant information is collected.
The end result will be a very narrative appraisal report that is easy to read and understand along with the computer friendly MISMO XML data that the AMC and lender computer systems will use to parse, process and make decisions on.
And, in an effort to help reduce revision requests, the GSEs are also exposing the same validation API (application programming interface) to the software vendors that the Uniform Collateral Data Portal (UCDP) uses to check submitted reports. This means there shouldn’t be any surprise hard stops, errors, or warnings after an appraiser has submitted their report to their client – they’ll be able to validate their report against the GSE API before sending it in.
SFREP has been working directly with Fannie Mae and Freddie Mac, as have the other major software vendors, to ensure the new UAD is implemented correctly and efficiently.
Each software vendor was given the freedom to collect information and display the dynamic forms in whatever way they thought was best. We’ve made a huge effort to keep the editing process similar to form editing with the old UAD.
While some software designers may choose the “wizard” approach to collecting report information, guiding the appraiser step-by-step and not showing the final output report until the end, we’ve chosen to keep some semblance of the what-you-see-is-what-you-get presentation previously used in Appraise-It Pro.
As the appraiser begins filling out the dynamic form fields, new fields and sections will appear as needed. If they reach the end of a text field but have more to say, rather than trip over to an extended comment to continue their thought, the text field will simply expand to give them more room. The appraiser will see an approximation of the final printed report as it is built, which will aid in “report awareness” and make the transition to the new UAD familiar and easy.
SFREP also has a rigorous and extensive beta testing program planned with volunteer users to get valuable feedback and help choose the best ways to collect data and present the form. While we pride ourselves in having great user interface and program design chops, we’re not the real experts. Our users are.
A massive training and technical support program is also planned to get our users up to speed with live webinars, pre-produced how-to videos and expanded phone and chat support hours.
And we plan to do all of this at no extra charge.
No one likes change. Especially change on this scale. But with a lot of hard work, planning and help from software professionals and our peers, we’ll all come out stronger, more efficient and more profitable on the other side.