UAD 3.6 Appraisal Reports: What Northeast Florida Homeowners Should Know
Before we get into what is changing, there is an important distinction: UAD 3.6 is a lender appraisal reporting standard. It is not a new requirement for private appraisals used for estates, divorce, setting an asking price, or simply finding out what a home is worth.
If you need an appraisal for one of those private purposes, you do not need a UAD 3.6 report just because the mortgage industry is moving to it. Your appraisal should be prepared for your specific needs and intended use.
For buyers and homeowners getting a mortgage, though, this transition is worth understanding. It affects more than how the finished report looks. We are seeing additional work, higher fees on some assignments, and longer turnaround times as the industry works through the change.
What is actually different?
UAD stands for Uniform Appraisal Dataset. The 3.6 version changes how property information is reported to Fannie Mae and Freddie Mac and introduces a redesigned Uniform Residential Appraisal Report.
Most homeowners have never paid much attention to the name of an appraisal form. You want to know what the home is worth, whether the lender has what it needs, and whether the closing is going to happen on time.
That is fair.
But behind that finished report is a different process. Instead of using separate fixed forms for different property types, the new report adjusts to the property and assignment. It also calls for more detailed, standardized information about the home.
This is not simply opening the same report in a newer version of the software.
Appraisers have to learn the new requirements, collect the necessary information, and check that everything is reported correctly. Lenders and appraisal software companies are adjusting their systems too.
Why are appraisal fees going up?
The additional workload is part of what is driving the fee increases we are seeing on some UAD 3.6 assignments.
The appointment at the house is only part of an appraisal. There is also research, comparable sale analysis, report preparation, and review before the report can be delivered.
With 3.6, more detailed reporting and additional checks can mean more time at the desk, even when the property itself is fairly straightforward. Learning a new reporting process and working through software problems adds to that burden during the transition.
That time has a cost.
There is no single fee increase that applies to every appraisal. The property, assignment requirements, local market, and work involved still matter. Homeowners should ask their lender for the appraisal fee on their particular loan rather than assume it will match what they paid several years ago.
And if you are ordering a private appraisal for an estate, divorce, or another personal need, do not assume that a lender's 3.6 fee applies to your assignment. Those are separate services with fees based on their own scope and complexity.
Why are some reports taking longer?
Software issues are still part of this transition, and they are contributing to longer turnaround times on some assignments.
There is a difference between finishing the valuation work and having a report ready for successful delivery through the lender's required systems. An appraiser can have the research and value analysis completed and still need additional time to resolve a software or reporting issue.
From a homeowner's perspective, that can be frustrating. The inspection happened. The house has not changed. Why is the report not back yet?
Sometimes the remaining work is in the reporting and delivery process, not at the property.
That does not mean every UAD 3.6 appraisal will be delayed. It does mean buyers, agents, and lenders should allow reasonable time and confirm the expected delivery date early, especially when a closing deadline is tight.
As the software improves and everyone becomes more familiar with the process, some of that friction should ease. For now, assuming every assignment will follow the old turnaround schedule can create unnecessary pressure.
What should homeowners do?
You do not need to learn appraisal software to prepare for your appointment.
Make sure the appraiser can access the necessary areas of the property. Have a list of significant improvements available, including approximate completion dates. If you have documentation for an addition or converted space, that can be helpful too.
The appraiser may ask more detailed questions or need additional documentation for the report. That does not necessarily mean there is a problem with your home.
For a mortgage appraisal, ask your lender about the required format, the fee, and the expected turnaround time. Bring up any firm closing deadlines at the beginning.
For a private appraisal, explain what you need the value for. An estate assignment may need a value as of an earlier date. A divorce appraisal may have specific instructions from the parties or their attorneys. Those details matter much more than which mortgage form is currently making headlines.
When is the change happening?
As of October 16, 2026, Fannie Mae and Freddie Mac's announced mandate date is November 2, 2026. Lenders that need more time can request and obtain a temporary policy exception.
That is not an automatic extension for everyone. Your lender should confirm what applies to your loan. FHA and VA requirements should also be checked separately rather than assumed to follow the same timetable.
A new report does not replace local knowledge.
A home in Nocatee still needs to be compared with properties that compete with it. A waterfront home in Palm Coast still requires an understanding of its location and features. An older home on acreage in Putnam County still needs thoughtful comparable selection.
No report format does that work for the appraiser.
UAD 3.6 changes how lender appraisals are documented. It does not make your home worth more or less simply because the report looks different.
For homeowners getting a mortgage, the practical takeaway is to plan for the possibility of a higher appraisal fee and allow enough time during the transition.
For homeowners who need a private appraisal, the message is just as important: this lender reporting change does not turn your estate, divorce, or personal market value appraisal into a UAD 3.6 assignment.
Either way, the goal remains a credible value supported by the right market evidence.
Caleb Hollis Appraisals Inc. provides residential appraisal services throughout Northeast Florida, including Duval, St. Johns, Clay, Putnam, Flagler, and Baker counties.
If you need a private appraisal or have questions about the process, visit calebhollisappraisals.com or call or text Caleb at (904) 510 3398.