UAD 3.6 is a new appraisal report that Fannie Mae and Freddie Mac require starting Monday, November 2, 2026, for loans they buy. It replaces the old appraisal forms with one report that records more detail about a home's condition, updates and features. It is not a Pennsylvania law and it does not set your price. If you are selling, the practical move is to keep a dated list of your updates, pull permits and receipts, and ask the buyer's lender early whether they are ready for the new report.
Published: November 1, 2026. Last updated: November 1, 2026.
Aubre J. Stacknick is a Global Real Estate Advisor with Piatt Sotheby's International Realty in Pittsburgh, PA, helping buyers and sellers across Western Pennsylvania see a home through a builder's eyes. I read changes like this the way I read a house: what is new, what is behind it, and what it costs a seller if it is ignored.
What is UAD 3.6?
UAD stands for Uniform Appraisal Dataset. Version 3.6 is the newest set of rules for how appraisers report on a home when the loan will be sold to Fannie Mae or Freddie Mac. Both companies announced that the November 2, 2026 date stays in place (Fannie Mae's UAD page, Freddie Mac's UAD and forms redesign FAQ). The appraiser still gives an opinion of value. What changes is the report that carries it.
What is different about the new appraisal report?
One adaptable report, the Uniform Residential Appraisal Report (URAR), replaces separate legacy forms such as the 1004 and the 1073, and it asks for more structured data in place of free-form comments (Freddie Mac FAQ). In plain words: the appraiser fills in more specific fields about what is in the house and what shape it is in. The familiar condition and quality ratings, C1 to C6 and Q1 to Q6, stay, with clearer definitions.
Does UAD 3.6 change what my house is worth?
No. The new report does not make a value higher or lower on its own. An appraiser still has to support the opinion of value with market evidence, meaning comparable sales. What changes is how much of the house gets looked at and written down. A house with a clear record of its updates is easier to document than one where the appraiser has to guess.
What should a Pittsburgh seller do before the appraisal?
Give the appraiser facts, not persuasion. A short, honest list is allowed and helpful:
- Major updates with the year: roof, furnace or boiler, water heater, windows, kitchen, baths, electrical panel.
- Permits and receipts for the larger jobs, where they exist.
- Square footage support, such as a prior appraisal, plans or a measured floor plan.
- Known issues, stated plainly, with any repair records.
- Small visible fixes done before the visit. More of the house gets documented now, so loose handrails and stained ceilings are more likely to show up in the file.
I keep this kind of record for the homes I list, and it is useful to a buyer's inspector as well as an appraiser. It gives the facts and leaves the opinion of value to the appraiser, which is the way it should work.
Will this delay closings in November and December?
It might. Appraisers and lenders are learning new software and workflows, so some reports may take longer or need a revision during the switch. The practical step is to ask the buyer's lender early whether they are ready. Not every lender moves on the same day. Fannie Mae and Freddie Mac allowed lenders that needed more time to request an exception, and it is not automatic. Based on the September 30, 2026 announcement as summarized by Cotality, the exception period runs November 2, 2026 through February 28, 2027, new reports must use UAD 3.6 starting May 20, 2027, and the old UAD 2.6 is retired on June 28, 2027.
Does this apply to every sale in Western Pennsylvania?
No. It applies to appraisals for loans that will be sold to Fannie Mae or Freddie Mac, which includes many conventional loans. Cash sales do not need a lender's appraisal. FHA, VA and other programs follow their own schedules, so ask your lender which report applies to your buyer's loan. A buyer in Cranberry Township, Fox Chapel or Sewickley could have a different report than a neighbor with a different kind of loan.
FAQ
What is UAD 3.6?
It is the Uniform Appraisal Dataset version 3.6, a new standard for appraisal reports on loans sold to Fannie Mae and Freddie Mac, required starting November 2, 2026.
Is UAD 3.6 a Pennsylvania law?
No. It is a national reporting requirement from Fannie Mae and Freddie Mac for the loans they buy.
Will UAD 3.6 lower my home's appraised value?
No. The report does not change how value is decided. The appraiser still supports the opinion with comparable sales.
Do I need to do anything as a seller?
Keep a dated list of your updates with permits and receipts, fix small visible issues, and ask the buyer's lender if they are ready for the new report.
If you are thinking about selling this winter and want the records behind your house organized before an appraiser or a buyer's inspector sees it, book a 30-minute call. It is private, and there is no pressure.
