An appraiser asks when the roof was replaced, what materials were used in a renovation, or whether an additional structure has utilities. Having those answers ready can help keep the appraisal process moving.
As the mortgage industry transitions to UAD 3.6, detailed property information and early communication deserve extra attention. For San Antonio and Hill Country Realtors, here’s what’s changing and how to prepare.
What Is UAD 3.6?
UAD stands for Uniform Appraisal Dataset, the standards used to report appraisal information electronically.
Fannie Mae and Freddie Mac’s redesign replaces their traditional residential appraisal forms with a flexible Uniform Residential Appraisal Report. Instead of fitting every property into a fixed form, the report adapts to the property and assignment.
The new format brings related information together, including property details, photographs, and commentary. Your flyer highlights sections covering the site, improvements, additional structures, sales comparisons, and rental analysis.
For Realtors, the practical takeaway is straightforward: specific, accurate property details are worth gathering before the appraisal is underway.
When Does the Change Take Effect?
November 2, 2026, is the scheduled mandate date for new appraisal submissions to the Uniform Collateral Data Portal.
However, Fannie Mae and Freddie Mac announced a policy exception for lenders needing additional transition time. Lenders that request the exception may continue submitting UAD 2.6 reports through May 19, 2027, while actively adopting UAD 3.6.
Because implementation can vary, ask your lending partner which reporting format applies to the transaction.
What Might Realtors Notice?
The flyer identifies several possible transition challenges: additional questions from appraisers, changes to MLS fields, and potentially longer initial turnaround times.
Treat these as possibilities to plan around. Avoid promising clients that every appraisal will take longer, and confirm current expectations with the lender early.
A useful question is: “Is there anything about this property or appraisal assignment that we should prepare for now?”
How to Prepare Your Listings
Gather a Property Information Packet
Start collecting useful documentation when you take the listing. Depending on the property, include:
Roof replacement dates and available receipts.
HVAC installation dates and equipment information.
Window replacements and energy-related improvements.
Renovation dates, materials, and scope of work.
Permits and documentation for additions or conversions.
Details about detached buildings, workshops, or other improvements.
For Hill Country properties, consider gathering available information about wells, septic systems, and accessory structures, too.
Provide factual documentation through appropriate channels. Explain what was completed and when; let the appraiser determine its effect on value.
Make MLS Descriptions More Specific
“Beautifully updated” sounds appealing, but it leaves questions unanswered.
When verified, “Kitchen renovated in 2024 with quartz countertops and replacement cabinetry” gives buyers and appraisers clearer information.
If the seller cannot confirm a date, material, or permit status, identify it as unknown rather than guessing.
Discuss Timing Early
Before setting expectations with buyers and sellers, talk with the lender about appraisal availability, anticipated turnaround times, and any unusual property characteristics.
Build reasonable flexibility into the transaction where possible, and respond promptly when additional information is requested.
Keep Your Clients Informed
Clients do not need to understand every technical detail of UAD 3.6. They do benefit from knowing why documentation matters and what the next step involves.
At TLP Mortgage, we help our Realtor partners understand lending updates and prepare for the questions that can come up between contract and closing.
Have a transaction coming up? Connect with TLP Mortgage to discuss appraisal expectations and what information to gather early.
Appraisal requirements and implementation details may vary by lender, loan program, and assignment. Information current as of November 3, 2026.
