UAD 3.6 Appraisal Changes: What Delaware’s New Appraisal Report Means Starting November 2, 2026

On November 2, 2026, the appraisal report on every new conventional loan changes. I taught this to Delaware real estate agents in our Realtor Success Seminar on September 30, and one question kept coming up: what happens to the deals we are writing right now? This post is the short version of that class. The value still comes from the market. What changes is how the appraiser collects and reports it, and that can change your timeline.

If you want the basics of how any appraisal works first, start with our guide to understanding the home appraisal in Delaware. This post covers what is new for conventional loans in Delaware and Maryland, and what to do about it now.

Written by John R. Thomas, NMLS #38783 · 20+ years originating mortgages in Delaware and Maryland · 3,000+ homebuyers helped · instructor of the Realtor Success Seminar for Delaware agents.

What Is UAD 3.6?

UAD 3.6 is the redesigned Uniform Appraisal Dataset and appraisal report from Fannie Mae and Freddie Mac. It is not a new way to value a home. It replaces the old fixed forms with one dynamic report built on structured data, and it is required for new conventional appraisals submitted on or after November 2, 2026, as of October 2026.

All that means is the appraiser fills out a different, more detailed report. The appraiser still inspects the home, picks comparable sales, and forms an independent opinion of value. The new report is the redesigned Uniform Residential Appraisal Report (URAR), built on the MISMO 3.6 data standard and sent to the lender through the Uniform Collateral Data Portal (UCDP). Fannie Mae keeps the official material on its Uniform Appraisal Dataset page.

The full one-hour class is above. Jump to the part you need:

• What is UAD 3.6? (1:14)
• The November 2 mandate (2:02)
• Turn times, fees and short closings (6:24)
• Where the value is on the new report (18:48)
• Quality ratings vs. condition ratings (23:04)
• Square footage above and below grade (30:06)
• How appraisers pick comparable sales (37:27)
• Five appraisal myths (42:34)
• Low appraisals and reconsideration of value (48:43)
• Appraisal Assurance (52:29)

When Does UAD 3.6 Start?

November 2, 2026 is the mandatory date for new conventional appraisals submitted to the Uniform Collateral Data Portal, as of October 2026. Lenders that requested and received a temporary Fannie Mae or Freddie Mac exception may keep submitting the old UAD 2.6 format until May 19, 2027. The submission date controls the format, not the contract date.

Phase	Dates	What it means
Broad production	January 26 to November 1, 2026	Lenders may submit either UAD 2.6 or UAD 3.6. Many appraisers and lenders have already switched.
Mandate	November 2, 2026	New conventional appraisals submitted to the Uniform Collateral Data Portal must be UAD 3.6, unless the lender holds a temporary exception.
Exception window (approved lenders only)	November 2, 2026 to May 19, 2027	Lenders with an exception may keep submitting UAD 2.6. From March 1, 2027, those reports lose some benefits for the lender, so most will switch sooner.
UAD 2.6 revisions (standard timeline)	Until May 3, 2027	A UAD 2.6 report first submitted before November 2 can still be revised in the old format.
UAD 2.6 retired	June 28, 2027	No UAD 2.6 reports are accepted after this date.

The exception came from a September 30, 2026 announcement by Fannie Mae and Freddie Mac (Fannie Mae Lender Letter LL-2026-08). It applies only to lenders that asked for it and were approved, so two buyers closing the same week can get different reports.

Here’s a hypothetical that shows why the submission date matters. The appraiser inspects a home on October 28 but submits the report on November 3. If the lender is on the standard timeline, that report must be UAD 3.6, and an appraiser who visited expecting the old form may need to go back. Watch the November 2 mandate (2:02).

Which Loans Does UAD 3.6 Affect?

As of October 2026, the November 2 mandate applies to conventional loans delivered to Fannie Mae and Freddie Mac. FHA accepts UAD 3.6 on an optional basis with no mandatory date announced, VA and USDA have not announced adoption dates, and jumbo, portfolio, and non-QM loans follow each investor’s own rules.

Loan type	UAD 3.6 status (as of October 2026)
Conventional	Mandatory for new submissions on November 2, 2026
FHA	Optional for FHA-approved lenders; no mandatory date announced
VA and USDA	No adoption dates announced
Jumbo, portfolio, and non-QM	Each investor sets its own requirements

Two appraisals on your desk the same week may look nothing alike. That’s the transition working, not a mistake. Ask your lender which format each file is on rather than assuming. Watch which loans are affected (4:23).

Will Appraisals Take Longer and Cost More Under UAD 3.6?

Probably, at least during the transition. In a March 2026 survey of 900 appraisers, 52% expected fees to rise and 63% expected longer turn times, and one industry estimate puts the early learning curve at 25% to 50% more time per report. Actual timing varies by appraiser, software, and market.

Some of that delay fades as appraisers learn the new report. Some of it doesn’t: the appraisal visit itself runs longer because the report asks for more photos, more condition detail, and more measurements. Tell sellers to expect a longer visit. Rural parts of Delaware and Maryland have fewer appraisers, so expect more variability there.

I’m just being honest with you: I would not write a 14-day or 21-day closing right now. Add extra days to appraisal contingencies on contracts written from late October through November, and confirm local turn times before you promise anyone a closing date. Watch turn times and fees (6:24).

Four questions to ask on any deal already in motion

1. Are you on the standard November 2 timeline, or do you have a temporary exception?
2. Which format are you ordering: legacy UAD 2.6 or UAD 3.6?
3. If it is legacy, will it be submitted before November 2 (or within your exception window)?
4. Does the appraisal contingency leave room for a UAD 3.6 report?

For conventional loans through our team, appraisal fees were about $505 in New Castle County and about $525 in Kent and Sussex Counties as of September 30, 2026, with an increase of about $50 expected as appraisers adjust. The lender our team works with manages its own panel of local appraisers, so report questions go straight to its appraisal team. Confirm the current fee on your loan estimate. Watch local appraisal fees (10:48).

What Changes on the New Appraisal Report?

The value moves to page one. The UAD 3.6 report opens with a summary showing the opinion of market value, the condition rating, and any required repairs with an estimated cost. One dynamic report replaces separate forms such as the 1004, 1073, and 1025, and it shows only the sections that apply to the property.

What you see	Old forms (UAD 2.6, Form 1004 and others)	New report (UAD 3.6 URAR)
Where the value appears	Bottom of page two	Page one summary, with the condition rating and any required repairs
Number of forms	Separate forms (1004, 1073, 1025, 2055 and others)	One dynamic report that shows only the sections that apply
How details are recorded	Fixed boxes plus narrative addendums	Structured data fields, each with its own line and comment
Condition rating	One overall rating	Separate ratings for exterior, interior and individual rooms
Square footage	One gross living area figure	Four categories: finished and unfinished, above and below grade (ANSI Z765-2021)
Photos	Grouped at the back	Placed in the section they document
Data standard	UAD 2.6	UAD 3.6, aligned to MISMO 3.6

On the old Form 1004 the value sat at the bottom of page two, which never made much sense to anyone reading it. Now you find the result first, then check that the rest of the report supports it. A few more changes are worth knowing:

• Features get their own lines. A steep lot, solar, an accessory dwelling unit, outbuildings, and disaster mitigation features now have defined places in the report instead of hiding in an addendum.
• Defects are documented. Visible defects are photographed with a written comment and an estimated repair cost.
• The result is stated plainly. As is, subject to repair, subject to inspection, or subject to completion appears on page one. For the final inspection, a Completion Report replaces the old combined form.

What does not change

The valuation method stays the same. The appraiser still forms an independent opinion of value from market evidence, appraiser independence rules still apply, and agents can still provide facts and comparable sales. A more detailed report does not mean the home will appraise at the contract price. Watch where the value is on the new form (18:48) and what does NOT change (20:52).

What Is the Difference Between a Quality Rating and a Condition Rating?

Quality ratings, Q1 to Q6, describe how a home was designed and built. Condition ratings, C1 to C6, describe its current physical state and upkeep. UAD 3.6 can rate condition for the exterior, the interior, and individual rooms, instead of one overall rating that averaged a new kitchen together with a failing roof.

Kitchen (hypothetical)	Quality	Condition
15 years old, custom solid wood cabinets and stone counters, but worn finishes and a chipped counter edge	High	Lower
Brand-new flip with laminate counters and stock cabinets	Standard	Top

A dated bathroom can now stand out on its own line instead of disappearing into an average. Walk the house the way the appraiser will: room by room, inside and out. Watch quality ratings vs. condition ratings (23:04).

How Does UAD 3.6 Report Square Footage?

UAD 3.6 replaces the single gross living area figure with four categories: finished above grade, finished below grade, unfinished above grade, and unfinished below grade, measured to the ANSI Z765-2021 standard. If any part of a level is below grade, the whole level counts as below grade, as of October 2026.

The split-level with a finished walkout is one of the most common square footage arguments in our market. The lower level is underground in the front and walks out to the yard in the back. Grade is decided by the level, not by the wall, so that walkout is finished below-grade area no matter how much of the back wall is exposed.

Here’s a hypothetical. A split-level advertised at 2,400 square feet shows up on the report as 1,700 square feet finished above grade and 700 square feet finished below grade. Nothing was lost; it’s classified differently than the listing presented it. Finished below-grade space still contributes value. It’s just reported where it belongs.

Just because it’s on the MLS doesn’t mean it’s true. I once caught a contract where the ZIP code had been copied wrong from the MLS listing. If a ZIP code can be wrong, a square footage figure copied from an old listing or a tax record can be wrong too, and under UAD 3.6 the appraiser’s measurement is the number that counts.

What to do at the listing appointment

1. List above-grade and below-grade finished square footage as separate numbers.
2. Give the source for each number: measurement, floor plan, survey, or public record.
3. Describe the walkout in the remarks: finished lower level, full-height ceilings, and size.
4. Check ceiling heights on older split-levels before you publish any figure.

Watch the four area categories (30:06) and the split-level walkout example (31:42).

What Should Listing Agents Give the Appraiser?

Give facts, not pressure: install years for the roof, HVAC, water heater, windows, and electrical panel; improvements with the year, scope, and permit status; permits, invoices, and warranties; floor plans or surveys; special features such as solar, an accessory dwelling unit, or a private road; and recent local sales the appraiser may not find.

• Comparable sales: before you send one, ask whether the same buyer would have toured both homes. If yes, explain why. If no, the appraiser likely won’t use it.
• Concessions: write seller-paid closing costs and repair credits clearly. The appraiser sees the contract and reports them.
• Personal property: keep it out of the sales contract and put it on a separate addendum at no value, because personal property can’t be financed in a mortgage.
• Solar: say whether the system is leased or owned. In my experience, leased panels generally don’t add value the way an owned system can.

Appraisal prep starts at the listing appointment. Specific facts create credibility, but renovation cost does not establish market value; buyers do. Watch appraisal prep at the listing appointment (36:12) and how appraisers pick comps (38:12).

What Happens If the Appraisal Comes In Low?

First sort the problem: a factual error, an eligibility or condition issue, an analysis concern, or a true value gap with no error. Factual errors get corrected, analysis concerns get competing sales, and a borrower can request one reconsideration of value per appraisal with up to five comparable sales, as of October 2026.

Send competing comps, not twenty higher sales. A useful request names the exact report item, the correct fact or competing sale, a reliable source such as the MLS number, and why it could change the analysis. Everything goes through the lender, which sends it to the original appraiser. When there is nothing to fix, the gap is real, and the usual options are more cash from the buyer, a lower price, or splitting the difference. Our guide to the home appraisal in Delaware covers those choices. Watch value gaps and ROV (48:43).

Appraisal-Ready Checklist for Listing and Buyer Agents

Stage	Listing agent	Buyer agent
Before listing or offer	Verify finished areas, additions, permits, solar, HOA, and condition. Start a property information sheet for the appraiser.	Spot unusual features, condition concerns, and appraisal-gap risk. Ask about Appraisal Assurance. Allow extra appraisal days.
After contract	Clarify concessions and personal property. Send the property facts to the lender.	Write clear concession, repair, and personal property terms.
During the appraisal	Provide full access and let the appraiser work independently.	Keep the lender informed and confirm expected timing.
If a problem appears	Separate repair, eligibility, factual, and value issues before responding.	Gather credible evidence quickly and follow the lender’s reconsideration process.

Preparation cannot control the value. It can reduce avoidable surprises. If you are buying for the first time, our Delaware first-time home buyer guide and our list of mortgage do’s and don’ts cover the rest of the process. Watch the listing and buyer playbook (57:58).

UAD 3.6 FAQ: Common Questions From Delaware Buyers, Sellers, and Agents

Plan Your Next Appraisal Around the New Report

Last Updated: October 2026 · John Thomas Team with AnnieMac Home Mortgage · Mortgage content reviewed by John R. Thomas, NMLS #38783.

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