UAD 3.6 - It's the end of GLA as we know it (sort of)

After in-person training, sitting in on numerous webinars, and jumping down many late-night online rabbit holes studying for the new form, my take is that an update is long overdue. It's time to leave the typewriter-friendly format behind. There will be growing pains, especially in 2026, the transition period when both UAD 2.6 and 3.6 may be requested of appraisers. In order to adapt, appraisers will need to be "bi-lingual" with both reporting structures for a time, depending on when clients adopt UAD 3.6.

My software vendor has a launch date of Sept. 7, 2025 for UAD 3.6. l am prepared to submit reports using UAD 3.6 whenever clients are ready to begin making the switch. In the meantime, here are some upcoming changes that stand out to me. This is far from an exhaustive list, these are just a few highlights from one appraiser's vantage point. See the notes below to dig deeper, as alwyas, it's important to do your own homework.

1. Overhaul in report navigation:

   -The concept of different "forms" doesn't apply; every "report" starts from the same initial place and sections reveal themselves as you go.

   -The new structure is based on a spreadsheet with tabs; therefore, there is less scrolling top to bottom.

   -It is the end of overflow or supplemental addenda. Narrative and supporting exhibits/documents will be included immediately in the section to which they apply.

2. Some long-used concepts are being retired:

   -No more "GLA" and "basement;" instead, "above" and "below grade finish" will be used

   -Net and gross adjustment calculations do not appear in UAD 3.6

   -Removal of the "Property Value Trend" field (currently in the Neighborhood Section)

3. More detailed reporting for physical characteristics:

   -Broadband internet availability and ceiling height reporting required

   -Reporting of separate quality and condition (1-6) ratings for the interior vs. the exterior

   -Physical defects, damage, and deficiencies will be reported separately for each component of the property overall (site, dwelling exterior, unit interior, vehicle storage, etc.

It will certainly be an interesting 12-14 months as UAD 3.6 proliferates--here's to a healthy dose of patience for one another as the industry adapts.

More info:

-Pre-approved lenders can begin submitting UAD 3.6 to the GSEs. In early 2026, optional participation will extend to all lenders. By November 2026, it will be required. (Timeline here)

-Fannie and Freddie's 2021 announcement with the typewriter quote

-Note on broadband internet reporting; satellite internet options don't count

-Great launching point to dive into UAD 3.6--right from the source