A UAD 3.6 report has no form number. The property's data decides which sections show up, so a section that doesn't apply isn't missing. In Field Report No. 05, Josh Stalk, Licensed Residential Appraiser (NV), reads a complete new report with you, page by page: a 19-page sample for a made-up house, every section that applies filled in, free to download. Download the sample report (PDF, free, no email), or read the section-by-section guide to the sample report.
Why this episode: type "UAD 3.6" into Google and watch what it suggests. When we checked on October 30, 2026, five of the top ten suggestions asked for a sample report, an example or the form itself. Appraisers want to see the whole new report before they have to sign one.
Where are the GSEs' own sample reports?
Fannie Mae and Freddie Mac publish their own. Their combined file, Sample Scenario PDFs (Combined), dated March 10, 2026, has samples for the new report, the update report and the completion report. Their scenario matrix lists the samples for the new report: single-family homes, condominiums, a co-op, manufactured homes and 2- to 4-unit properties. The GSEs say the samples are for illustrative purposes only.
AppraisalPilot's sample is built to read like a working appraiser's file: a single-story house in a planned unit development, three bedrooms, three full baths, a pool and owned solar, on a purchase with four comparable sales. The photos are of a real home, used with permission. Every name, address, sale and dollar figure is made up.
Why is there no form number to pick?
The GSEs put it in one line: "With the new URAR, the data that describes the subject property drives the appraisal report, not a form type or number."
So the report shows only what applies. The sample house has no manufactured home pages, no outbuilding, no rental information and no income approach. Even the page breaks are set: the GSEs' style guide starts a new page for Assignment Information, and again for the Sales Comparison Approach.
Your call: the report has no Income Approach section. What does that tell you?
You're reviewing a new report on a single-family home, and there's no Income Approach section in it.
- A. The report is incomplete.
- B. Nothing is missing. The approach wasn't developed, and the Reconciliation gives the reason.
- C. The new report doesn't have an income approach.
The answer is B. In the Reconciliation, every approach to value gets an indicated value or a reason for exclusion. In the sample, the income and cost approaches both say not necessary for credible results.
Why not A? A section that doesn't apply isn't missing, and the reason is right there in the Reconciliation. Why not C? The GSEs' layout still has an Income Approach section. It shows up when you develop it.
What stands out the first time you read one?
Five things, in the order Josh reads them.
- Page one does the talking. The Summary carries the opinion of value, the property description, the overall ratings, and any defects that need action. When there aren't any, it says so in one standard sentence.
- Photos live where they prove something. The street scene sits in Site, the water heater strap in Disaster Mitigation, the solar equipment in Energy, the garage in Vehicle Storage. The GSEs' photo job aid lists the required ones: the subject, the street scene, the dwelling front, every kitchen, every bathroom, the main living areas with every bedroom, a photo of every comparable, and the sketch when you include one. Our UAD 3.6 photo checklist has them all on three large-print pages.
- Site items take a side. Every view, and any site feature or private utility, is marked beneficial, neutral or adverse.
- Your measurement is the number. The listing in the sample says 3,210 sq. ft. The appraiser measured 3,186 sq. ft. of Finished Area Above Grade, and the sketch commentary explains where the listing figure came from and why the measurement governs.
- The grid knows a lot more about every comp. Interior and exterior ratings, plus kitchen and bathroom update status, can sit right in the grid.
Your call: how does the new report rate condition?
The kitchen and all three baths were redone in the last year. The stucco and the air conditioning are original, and the roof is years older.
- A. One condition rating for the whole house.
- B. Exterior and interior are rated separately, then reconciled into an overall rating.
- C. Only the rooms that were updated get rated.
The answer is B. The new report rates the interior of each unit, and the exterior of each dwelling the owner maintains. Then the Overall Quality and Condition section reconciles them. In the sample, the interior is C2, the exterior is C3, and the overall is C3, with a paragraph explaining why.
Why not A? One rating can't show you both the new kitchen and the old roof. Why not C? The exterior has its own table: walls and trim, foundation, windows, and the roof when it can be seen each get a condition status.
Those ratings are your call. In the sample, every rating, adjustment, comparable weight and value is tagged Sample entry, because in a real report they are yours alone. More on the scale itself: condition and quality ratings on the new report.
What should I do this week?
- Download the sample report. Read page one and the Reconciliation first. That's where many reviewers start.
- Put it next to a report from your own software and go section by section. Anything you can't place, learn now.
- Check your photos against the exhibits. The street scene and every bedroom are required.
- Open the GSEs' own samples for the property types you do most: condos, manufactured homes, 2- to 4-unit properties.
The Field Notes have the section map with page numbers, a photo checklist, and a reply you can send when a client asks what the new report looks like.
The sample report is a made-up property for illustration, not a Fannie Mae or Freddie Mac document and not a template. Education, not compliance advice. Check your client's and each GSE's current requirements.
Questions appraisers ask
Is there a form number for the UAD 3.6 report?
No. In the GSEs' words, "With the new URAR, the data that describes the subject property drives the appraisal report, not a form type or number." The report shows the sections that apply to the property, so a single-family home with no rental use has no Rental Information or Income Approach pages.
A UAD 3.6 report has no Income Approach section. Is it incomplete?
Not by itself. In the Reconciliation, every approach to value gets either an indicated value or a reason for exclusion. In AppraisalPilot's sample report, the income and cost approaches both say they were not necessary for credible results. The Income Approach section is still part of the new report; it shows up when the approach is developed.
How does the new report rate condition?
In layers. The interior of each unit is rated, and so is the exterior of each dwelling the owner maintains. Then the Overall Quality and Condition section reconciles them. Those ratings are the appraiser's alone.
Sources
- Fannie Mae and Freddie Mac, Combined UAD FAQs (August 12, 2026), "Are form numbers going away?"
- Fannie Mae and Freddie Mac, Functioning without Form Numbers, version 1.1 (June 10, 2025)
- Fannie Mae and Freddie Mac, Sample Scenario PDFs (Combined) (March 10, 2026)
- Fannie Mae and Freddie Mac, Appendix D-1, URAR Sample Scenario Matrix, version 1.3 (March 10, 2026), on Fannie Mae's UAD page
- Fannie Mae and Freddie Mac, Appendix C-1, URAR without Report Field IDs, version 1.3 (March 10, 2026), on Fannie Mae's UAD page
- Fannie Mae and Freddie Mac, Appendix E, Report Style Guide, version 1.5, on Fannie Mae's UAD page
- Fannie Mae and Freddie Mac, Appendix A-1, URAR Delivery Specification, version 1.4, UAD Enumerations tab, on Fannie Mae's UAD page
- Fannie Mae and Freddie Mac, UAD 3.6 Photo and Image Job Aid, version 1.0 (June 23, 2026)
- Google search suggestions for "UAD 3.6", checked October 30, 2026
- AppraisalPilot, UAD 3.6 sample report (PDF), a made-up property for illustration