A listing can show 2,150 square feet while the appraisal shows 1,980 square feet of finished above-grade space. Where did the other 170 square feet go? If that space is below grade, it can appear on a separate line in the appraisal. Knowing where your listing measurements came from can help you explain the difference to buyers and sellers. sf.freddiemac.com
Square footage is one detail to pay attention to as Fannie Mae and Freddie Mac roll out the redesigned appraisal report. Here’s what’s changing and what you can do before the appraiser arrives.
What is UAD 3.6, and when did it take effect?
UAD stands for Uniform Appraisal Dataset, the standard Fannie Mae and Freddie Mac use to collect appraisal information. Version 3.6 comes with a redesigned Uniform Residential Appraisal Report (URAR). It replaces several familiar forms, including the Form 1004 for single-family homes and the Form 1073 for individual condo units, with one report that adapts to the property. Freddie Mac Single-Family
The general requirement took effect November 2, 2026, and is based on when the appraisal report is first submitted to the Uniform Collateral Data Portal. Temporary lender exceptions are available, so your loan officer can confirm what to expect on a specific transaction. singlefamily.fanniemae.com
What’s different in the new appraisal report?
More detail about the home’s condition
The redesigned report captures more detail about the interior and exterior. If the seller recently replaced the roof, updated the kitchen or installed a new HVAC system, ask what work was done and when. A dated list gives the appraiser something specific to reference. sf.freddiemac.com
A clearer breakdown of square footage
The report distinguishes between finished and unfinished space, both above and below grade. Before entering square footage in the MLS, confirm where the figure came from and what it includes. That’s especially helpful for homes with finished basements or split-level layouts. sf.freddiemac.com
More information about accessory dwelling units
If a property has an accessory dwelling unit (ADU), such as a detached backyard cottage or an apartment over the garage, the report can capture details about that unit separately. Gather any available permits, final inspection records and information about the unit’s entrance and utilities. sf.freddiemac.com
A quick appraisal checklist for your next listing
- Document recent improvements. Ask the seller for a list of updates and approximate dates. Keep invoices and permits handy if available.
- Confirm the source of your square footage. Know whether it came from public records, a floor plan or a professional measurement.
- Walk through the property with the seller. Flag visible maintenance items such as leaks, damaged flooring or peeling paint so the seller has time to address them.
- Arrange access ahead of time. Make sure the appraiser can reach areas such as the attic, crawlspace, garage and any ADU. Have keys or access codes ready.
- Have relevant comps available. If a recent sale is a close match, a short note about what makes it comparable can provide context.
How much time should you allow for the appraisal?
If you’re working with a tight closing schedule, check with your loan officer early about the expected appraisal turnaround. Gathering property details and arranging access before the appointment can help avoid delays from follow-up questions or a return visit.
Have a listing coming up or a property already under contract? Reach out to your First Home Mortgage loan officer to talk through the appraisal process and what to expect for your closing timeline.
