Here is a complete UAD 3.6 sample report: a full new URAR for a made-up single-family home, 19 pages, with every section that applies to the property filled in, except the GSEs' standard certification text, which is left out to keep it short. Download the sample report (PDF, free, no email). The photos are of a real home, used with permission. Every name, address, sale and dollar figure is made up. Fannie Mae and Freddie Mac publish their own sample reports too, and they are linked below.
In Field Report No. 05, Josh Stalk, Licensed Residential Appraiser (NV), reads this sample report with you page by page: where the GSEs' own samples are, why there's no form number to pick, five things that stand out the first time you read one, and how condition is rated in layers.
What is in the sample report?
The property is 742 Pilot Ridge Court, a made-up address: a single-story Southwest-style home built in 2001, with 3,186 sq. ft. of Finished Area Above Grade, three bedrooms, three full baths, a heated pool and owned solar, in a planned unit development. The assignment is a purchase at a contract price of $1,030,000, done as a traditional appraisal with an interior and exterior inspection and four comparable sales.
Every judgment call carries a Sample entry tag: the quality and condition ratings, the adjustments, the weight each comparable gets, the highest and best use answer and the opinion of value. Those are the appraiser's alone in a real report.
The report, section by section
The new URAR has no form number. The data that describes the property decides which sections appear, so a single-family home like this one has no Manufactured Home, Outbuilding, Rental Information or Income Approach pages.
| Section | What the new URAR asks for | PDF page |
|---|---|---|
| Summary | The opinion of value, the market value condition, the property description, overall quality and condition, the subject photo, and any defects that need action, all on page one | 2 |
| Assignment Information | Assignment reason, borrower, seller, owner, fees, the client and AMC, the appraiser's credentials, and how each inspection was done (physical, virtual or none) | 3 |
| Subject Property | Address, PUD, condo or co-op status, special tax assessments, ownership rights and the legal description | 3 |
| Site | Size, zoning, access, site influences, view, site features and utilities; every view, and any site feature or private utility, carries an impact (beneficial, neutral or adverse); plus the street scene photo | 3 |
| Disaster Mitigation | Mitigation features, here water heater strapping, with the photo that shows it | 4 |
| Energy Efficient and Green Features | Renewable energy, its ownership and any financing, building certifications and efficiency ratings | 5 |
| Sketch | The measurement standard (ANSI or AMS) and the sketch or floor plan | 5 |
| Dwelling Exterior | Style, year built, exterior quality and condition ratings, a table for walls, foundation, roof and windows, and mechanical systems | 6 |
| Unit Interior | The area breakdown, rooms by level, interior ratings, kitchen and bathroom update status and time frame, flooring, walls and ceiling | 7 |
| Functional Obsolescence | Functional issues with the dwelling, here none | 10 |
| Vehicle Storage | The garage and driveway, with the garage photo | 10 |
| Subject Property Amenities | The pool, patio and fireplace, each with its own photo | 10 |
| Overall Quality and Condition | Exterior and interior rated separately, then reconciled into the overall ratings | 11 |
| Highest and Best Use | The four tests, answered yes or no, with commentary | 11 |
| Market | Search criteria, result metrics, a price trend graph and housing trends | 11 |
| Project Information | The PUD's name, fees and amenities | 12 |
| Subject Listing Information | The subject's listings over at least the past year | 12 |
| Sales Contract | The contract, concessions and whether the sale is arm's length | 12 |
| Prior Sale and Transfer History | Prior sales of the subject (three-year lookback) and of the comparables (one year) | 13 |
| Sales Comparison Approach | The grid, a map, comparable photos and the reconciliation of the approach | 14 |
| Reconciliation | Each approach's indicated value or reason for exclusion, the opinion of market value, the market value condition, reasonable exposure time and the defects roll-up | 16 |
| Certifications | The GSEs' standard scope of work, assumptions and certification text that every report carries (left out of the sample to keep it short) | 18 |
What will surprise you the first time you read one?
- Quality and condition are rated in layers. Each unit gets interior ratings, each dwelling the homeowner maintains gets exterior ratings, and the overall ratings reconcile them. In the sample the interior is C2 and the exterior C3, and the appraiser reconciles them to an overall C3 because the exterior and mechanicals were not part of the renovation (a sample entry).
- Photos live in the section they support. 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 for a home like this: the subject photo, the street scene, the sketch or floor plan, the dwelling front, all kitchens, all bathrooms, the main living areas (all bedrooms included), and a photo of the subject and each comparable in the Sales Comparison Approach.
- Site items carry an impact. Every view, and any site feature or private utility, is marked beneficial, neutral or adverse.
- Defects get their own tables. Six sections (Site, Dwelling Exterior, Unit Interior, Outbuilding, Vehicle Storage and Subject Property Amenities) each have an Apparent Defects, Damages, Deficiencies table, and anything needing action rolls up to page one. When there is nothing, each table says None and page one says so in one standard sentence.
- 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 each comparable. Interior and exterior ratings, kitchen and bathroom update status, amenities, and price per square foot of Finished Area Above Grade can all sit in the grid.
Where are the GSEs' own sample reports?
- Sample Scenario PDFs (Combined), March 10, 2026: Fannie Mae and Freddie Mac's full sample reports for the new URAR, the Restricted Appraisal Update Report and the Completion Report. The GSEs note they are for illustrative purposes only and that some images may not match the data.
- Appendix D-1, URAR Sample Scenario Matrix (version 1.3): which of the 13 URAR sample scenarios covers what. There are two 2- to 4-unit scenarios, two condominium, one co-op, two manufactured home, and single-family 1 through 5, plus an alternate-font version of single-family 5. It is on Fannie Mae's UAD page.
- Appendix C-1, the blank new URAR layout (with and without Report Field IDs), and Appendix E-1, a sample URAR marked up with the Style Guide's design codes. Both are on Fannie Mae's UAD page, C-1 in its own zip and E-1 inside the Appendix E zip.
- Appendix F-1, the URAR Reference Guide: the field-by-field definitions the sample scenarios point to. It is on Fannie Mae's UAD page.
How was this sample made?
The photos and the fact drafts started in an AppraisalPilot demo report, where AppraisalPilot drafts the facts from photos, a voice walk-through, the listing sheet and an MLS export, and the working appraiser reviews and approves each one. For this sample, every name, address, sale and dollar figure was replaced with a made-up one, house numbers were removed from the photos, and the judgment entries were typed in by hand and tagged. The comparables are made up, so their photo frames stay empty. In a real report, each comparable needs a photo, typically the front; see comp photos under UAD 3.6.
What should I do with it?
- Read page one and the Reconciliation first. That is where many reviewers start.
- Put it next to a report from your own software and go section by section. Anything you can't place is worth learning now.
- Check your own photo habits against the exhibits. The street scene and every bedroom are required.
- If a finding comes back on a real report, look it up in the UAD 3.6 findings lookup.
Questions appraisers ask
Where can I download a UAD 3.6 sample report PDF?
Two places. AppraisalPilot's sample on this page is a complete new URAR for a made-up single-family home, free to download with no email. Fannie Mae and Freddie Mac publish their own sample reports in Sample Scenario PDFs (Combined), dated March 10, 2026, covering single-family, condominium, co-op, manufactured home and 2- to 4-unit scenarios.
Is there a form number for the UAD 3.6 report?
No. The GSEs retired the form numbers. The new URAR is one report, and the data that describes the property decides which sections it contains.
Why doesn't a sample report show every section?
The new URAR shows what applies to the property. A single-family home with no accessory dwelling unit, outbuilding or rental use has no Manufactured Home, Outbuilding, Rental Information or Income Approach pages, and the GSEs' style guide leaves some subsections out when they are empty.
How long is a UAD 3.6 appraisal report?
It depends on the property and the number of photos. This sample runs 17 report pages plus a cover and a closing page. The GSEs' own samples vary in length with the property type.
Did AppraisalPilot decide the value, ratings or adjustments in this sample?
No. Every quality and condition rating, the adjustments, the comparable weights, the highest and best use answers and the opinion of value are tagged Sample entry. In a real report those are the appraiser's alone, and AppraisalPilot never drafts them.
Sources
- AppraisalPilot, What Does a UAD 3.6 Report Look Like?, Field Report No. 05 with Josh Stalk, November 1, 2026
- Fannie Mae and Freddie Mac, Appendix C-1, URAR without Report Field IDs, version 1.3 (March 10, 2026), the section layout and the lookback periods for listings and prior sales, on Fannie Mae's UAD page
- Fannie Mae and Freddie Mac, Appendix D-1, URAR Sample Scenario Matrix, version 1.3 (March 10, 2026), Scenario Matrix tab, on Fannie Mae's UAD page
- Fannie Mae and Freddie Mac, Sample Scenario PDFs (Combined) (March 10, 2026)
- 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 (inspection methods, measurement standards and impact values), 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)
- Fannie Mae and Freddie Mac, Functioning without Form Numbers, version 1.1 (June 10, 2025)