What Homeowners Should Know About the New Appraisal Format UAD 3.6

Diana Sawyer

Oct 9

3 min read

Homeowners order appraisals for many reasons: refinancing, settling an estate, working through a divorce, planning a sale, or simply wanting an independent, professional opinion. Residential appraisal reports are moving to a new format called UAD 3.6, and it changes what your appraiser looks at and how the report describes your home. I'm Diana Sawyer, a Licensed Residential Appraiser with Sage Crest Appraisals in Reno, and here is what I'd like every homeowner to know.

What Is Changing

UAD 3.6 is the new version of the Uniform Appraisal Dataset, the standardized format used for many residential appraisal reports. It requires appraisers to capture more property information in a more structured way.

The biggest change is how condition and quality are handled. The old shorthand ratings, such as C3 or Q4, are being replaced with a more detailed analysis of the specific characteristics of your home. That includes the quality of construction, materials, workmanship, design, updating, remodeling, maintenance and overall condition. The report explains what is contributing to those conclusions instead of relying on a single code.

Even when an appraisal isn't for a mortgage, such as a private, estate or divorce appraisal, I find this more detailed approach helpful, because it gives you a clearer picture of how your home was described and compared.

What the Appraiser Will Look At

Expect me to verify and document more during the visit than appraisers did under the old format. That may include:

Ceiling heights
Finished versus unfinished areas
Above-grade versus below-grade finished area
Basement characteristics and finish
Garage size and configuration
Porch and patio characteristics
Exterior features and amenities
Foundation characteristics
Additional finished areas
Condition and quality characteristics
How the floor plan functions

Square footage is reported with more care, too. A home with a finished basement might be described as 2,100 square feet above grade plus 750 square feet of finished basement, rather than one combined total. That keeps comparisons with other homes consistent.

Because there is more to capture, the inspection usually takes a bit longer. If I take extra measurements or ask more questions, it doesn't mean something is wrong. It is just part of the new reporting requirements.

Why Condition Details Matter

Under UAD 3.6, two homes that once might have received the same rating can be described quite differently, because the report looks at the individual characteristics of each one. A well-maintained home with documented updates and a home with original finishes or deferred maintenance will each be described for what they are. When I select comparable sales, I also look at whether those homes have a similar level of quality, updating and maintenance, not just similar size and room count.

That is why accurate, specific information about your home matters. It helps the report describe your property correctly.

Document Your Improvements

The most useful thing you can do is put together a simple list of improvements. For each one, note what was done and roughly when. For example: "Kitchen remodeled in 2024 with new cabinets, quartz countertops, appliances and flooring." That tells me far more than "updated kitchen."

Helpful items to gather:

A list of remodels and updates with approximate years
Building permits for additions, conversions or major work
Receipts or contractor invoices for significant projects
Information on roof, windows, HVAC, water heater and similar systems
Any surveys, plans or HOA documents you have

For estate appraisals, family members often don't know every update a loved one made. Any records you can find, even old invoices, are worth having. For divorce appraisals, a factual list both parties can refer to keeps things simple.

How to Prepare Your Home

Make sure I can reach every area, including the garage, basement, attic access, sheds and yard.
Point out finished areas, additions or converted spaces, and how they were built.
Secure pets and clear paths so I can measure easily.
Set aside a few extra minutes for questions.

You don't need to renovate or stage the home. A tidy, accessible home and good information are what help most.

For more on the new format, see my companion posts for realtors and borrowers: What Realtors Should Know About UAD 3.6 and What Borrowers Should Know About UAD 3.6.

Let's Talk About Your Appraisal

Whether you need an appraisal for a refinance, an estate, a divorce or your own planning, I'm happy to answer questions. Visit https://www.sagecrestappraisals.com to book, or call me at 775.233.6979.