Explore how the UAD 3.6 and redesigned URAR use six key data points (FIDs) instead of forms like 1004/1073 to identify property types like single-family homes.
Hi, I'm Daniel Yoder, a residential appraiser here at Valuemate. We've talked before about how the upcoming Uniform Appraisal Dataset (UAD) 3.6 and the redesigned Uniform Residential Appraisal Report (URAR) are saying goodbye to traditional form numbers like the 1004. Instead of relying on a form number, the new URAR dynamically adjusts based on the property's characteristics.
But how exactly does this work in practice for common property types? How does the system know it's looking at a standard single-family home versus a condominium unit without a Form 1004 or 1073 designation? The answer lies in a specific set of data points captured primarily within the URAR's Summary section. Today, let's dive into the details provided in the GSEs' "Functioning without Form Numbers" guide to see how these key fields define the property type.
The core principle behind UAD 3.6 is that the data describes the property, and the data drives the report structure. This move away from static forms allows for greater flexibility and consistency, especially when dealing with properties that didn't neatly fit into the old boxes, like appraising atypical properties.
The GSEs have highlighted six specific UAD data points (identified by their Field Identifiers or FIDs) that are crucial for determining the property type and, consequently, the relevant sections displayed in the dynamic URAR. Let's look at how these play out for a couple of standard examples.
Based on the "Functioning without Form Numbers" mapping document, these six fields are central to defining the appraisal subject within the new URAR structure:
Now, let's see how these appear in the URAR Summary section for different property types, using the examples provided by the GSEs.
Imagine a standard detached single-family home, possibly within a PUD, maybe with an ADU. In the new URAR Summary section, the key data points would typically look like this:
This combination of "Site Built," "Subject Site Owned in Common: No," and "Units Excluding ADUs: 1" clearly flags the property as a single-family residence, replacing the need for the "1004" form number.
Now consider a typical condominium unit. The key data points in the URAR Summary section would differ significantly:
Here, the critical identifiers are "Condominium: Yes," "Subject Site Owned in Common: Yes," and "Project Legal Structure: Condominium." This data tells the system, and any reviewer, that this is a condo appraisal, formerly handled by Form 1073.
Understanding how these specific data points function within the new URAR is vital. It's no longer about selecting the right form number upfront; it's about accurately capturing and reporting the property's fundamental characteristics.
This data-centric approach underpins the entire UAD 3.6 initiative. While it requires adapting how we think about report generation, it ultimately aims for greater clarity and consistency. Tools that facilitate accurate, efficient data capture, potentially like Valuemate's scanning and auto-population features for sections like the property description and area breakdowns, could become increasingly valuable in ensuring these foundational data points are correctly reported from the outset.
The transition away from form numbers is a significant shift, but by understanding the key data elements that now define property types within the dynamic URAR, appraisers can navigate this change effectively. Focusing on accurate data collection for fields like Construction Method, Project Legal Structure, and common ownership indicators will be essential for producing compliant and reliable reports under UAD 3.6.
