There is a significant change coming to residential appraisals, and real estate agents should be preparing for it now.
Fannie Mae and Freddie Mac are transitioning to Uniform Appraisal Dataset (UAD) 3.6, along with a redesigned Uniform Residential Appraisal Report.
Beginning November 2, 2026, all new appraisal reports submitted to the Uniform Collateral Data Portal (UCDP) must use UAD 3.6.
Importantly, lenders are already permitted to use UAD 3.6, and Fannie Mae has said agents and appraisers should expect lenders to increasingly request the new format as the mandate approaches.
So, while November 2 is the official deadline, this is something Realtors should start preparing for now.
Why UAD 3.6 Matters to Real Estate Agents
UAD 3.6 isn’t simply a new-looking appraisal form. Fannie Mae and Freddie Mac have redesigned how property and market information is collected and reported. The new system uses a larger, more structured dataset and a dynamic appraisal report rather than relying as heavily on free-form commentary.
In practical terms, appraisers need more precise information about properties and transactions.
That makes the quality of information entered into MLS increasingly important—not only for the home you’re selling today, but also when that property becomes a comparable sale for another appraisal months or years from now.
The days of relying on descriptions such as “beautifully updated throughout” are becoming less useful from an appraisal standpoint. Facts, dates and documentation are much more valuable.
1. Be Specific About Renovations and Updates
Instead of simply stating that a property has been remodeled, document what was done and approximately when it was completed.
For example:
Less useful:
“Beautifully updated kitchen.”
When possible, provide approximate ages or replacement dates for major components such as the roof, HVAC system, electrical, plumbing, windows, flooring and other significant improvements.
Much more useful:
“Kitchen fully remodeled in 2022 with new cabinets, quartz countertops, appliances and flooring.”
The objective isn’t to make the MLS description sound technical. It’s to create a reliable record of the property’s condition and improvements that an appraiser can understand and potentially verify.
2. Provide Better Information About the Home’s Layout
UAD 3.6 places greater emphasis on detailed property characteristics, so agents should become accustomed to documenting the home’s layout more precisely.
Include bedrooms, full and half bathrooms, and finished versus unfinished areas by level whenever possible.
Also identify ADUs, additions, converted garages, finished basements and other converted spaces. If a space was originally built for one purpose and is now being used for another, that information can be helpful. If you know whether the work was permitted, document that as well.
Fannie Mae has also published specific UAD 3.6 guidance regarding ANSI reporting and area breakdowns, reflecting the greater level of structure in the new appraisal reporting process.
3. Document Features That May Not Be Obvious
Think beyond bedrooms, bathrooms and square footage.
Does the property have a detached garage, workshop, pool, spa, deck, outdoor kitchen or other significant amenity? Is there an ADU or guest quarters with a separate entrance, kitchen, bathroom or utilities?
Solar deserves particular attention. If a solar system is present, indicate whether it is owned, financed, leased or subject to another agreement whenever that information is known.
These details can help an appraiser understand how a property differs from competing homes.
4. Seller Concessions and Financing Matter
The final sales price doesn’t always tell the entire story.
If the seller provided concessions, document the total amount and purpose whenever possible. For example, was the money used for closing costs, a temporary or permanent interest-rate buydown, repairs, HOA expenses or something else?
Financing information can also provide useful context, including whether the transaction involved conventional, FHA, VA or other financing.
Why does this matter?
Consider two homes that both sell for $500,000. One sells without concessions, while the other includes a substantial seller credit toward the buyer’s financing costs. Those transactions may provide different information to an appraiser analyzing the market.
5. Preserve the Story of the Sale
Agents should also think about documenting how the market responded to the listing.
Useful information can include the original list price, final list price, days on market, significant price changes and whether the property received multiple offers.
If there were unusual circumstances surrounding the transaction—such as an estate sale, relocation, non-arm’s-length transaction or significant personal property included with the sale—those details may also provide important context.
The objective isn’t to influence the appraiser’s conclusion. It’s to give the appraiser accurate information about what actually happened.
6. For Current Listings, Keep the Documentation
When you have a property under contract, consider keeping an appraisal-ready package containing the complete purchase contract and addenda, documentation of seller concessions, builder upgrade or option sheets, solar agreements, and plans or permits for significant construction, additions or conversions.
The appraiser may not need everything you’ve collected. But having it available can be much easier than trying to reconstruct the history of the property later.
And that brings us to what may be the most important reason Realtors should pay attention to UAD 3.6.
Today’s Listing Becomes Tomorrow’s Comparable Sale
Once your transaction closes, your MLS listing doesn’t stop being important.
That property may be used as a comparable sale in appraisals throughout the neighborhood for years.
Imagine an appraiser using your listing 18 months from now. The MLS says only “gorgeous remodeled home!” The appraiser may have no idea what was remodeled, when it was completed, whether the HVAC was replaced, whether a converted area was permitted, or whether the transaction included substantial concessions.
Someone may have to track down the listing agent to find out.
Now imagine that the original listing already contains specific renovation dates, property characteristics, transaction information and detailed remarks. The historical record becomes much more useful.
Better MLS information today can mean fewer verification calls later—and potentially fewer appraisal questions, delays and revision requests on future transactions.
This Is a Good Habit to Start Now
The November 2 mandate applies to new appraisal reports submitted to UCDP, but the transition is already underway. UAD 3.6 has been available for broad production since January 26, 2026, and Fannie Mae and Freddie Mac are encouraging the mortgage industry to transition before the deadline.
So there is little reason for real estate agents to wait.
Start creating listings with the future appraiser in mind. Be specific about improvements. Document dates. Describe the layout accurately. Record concessions and financing details. Preserve information about how the market responded to the property.
Great marketing still matters. Beautiful photographs and compelling descriptions still help sell homes.
But under the new appraisal environment, good data matters, too. Here are the specific links that Fannie and Freddie provide:
Conclusion
The agents who build better information into their listings today aren’t just helping the current transaction. They’re creating a better historical record for every transaction in which that property may eventually be used as a comparable sale.
Reach out to me directly—I’d be happy to go over the specifics to help you succeed.
As always, you can set up an appointment with me here…
The blog postings on this site represent the positions, strategies or opinions of the author and do not necessarily represent the positions, strategies or opinions of Starlight Mortgage. Each loan is subject to underwriter final approval. All information, loan programs, interest rates, terms and conditions are subject to change without notice. Always consult an accountant or tax advisor for full eligibility requirements on tax deductions.
Leave a Reply