For my entire career, I've thought in terms of form numbers. "Is it a 1004? A 1073? A 2055?" These numbers have been the shorthand for our entire workflow. With the rollout of UAD 3.6 and the redesigned URAR, this is fundamentally changing. The era of the form number is ending, and we're moving toward a system where the property's data tells the story.

From Form Numbers to Property Characteristics

The core idea behind this change is to replace a collection of static, rigid forms with a single, dynamic, and data-driven report. Instead of selecting a form number like "1004" to start an assignment, the appraisal request and the resulting report will be driven by a specific set of property and assignment characteristics.

The report is no longer a container we fill; the data we collect creates the report.

The Six Data Points That Define the Report

Six key UAD data points will now be used to define the property and the scope of the appraisal report:

1. Property Valuation Method: Traditional, Hybrid, Desktop, or Exterior-Only. This replaces the need for separate forms like the 2055 for exterior-only assignments.

2. Construction Method: Site Built, Manufactured, Container, Modular, or 3D Technology. This helps differentiate a standard stick-built home from a manufactured home right from the start.

3. Project Legal Structure: Condominium, Cooperative, or Condop. This replaces the old 1073/465 and 2090 forms.

4. Subject Site Owned in Common: A simple Yes or No that helps identify properties within a PUD or condo project where common land ownership is a factor.

5. Units Excluding ADUs: The number of primary living units. For most single-family appraisals, this will be 1. For a duplex, it would be 2.

6. Accessory Dwelling Units (ADUs): The number of ADUs on the property.

How It Looks in Practice

For what we've always called a Form 1004 (Detached Single-Family): - Property Valuation Method: Traditional - Construction Method: Site Built - Units Excluding ADUs: 1 - Accessory Dwelling Units: 0 or 1

For what was a Form 1073 (Condo): - Property Valuation Method: Traditional - Construction Method: Site Built - Project Legal Structure: Condominium - Units Excluding ADUs: 1

A More Flexible Future for Atypical Properties

One of the most significant benefits is flexibility. A site condominium is now easily defined by selecting Project Legal Structure: Condominium and Attachment Type: Detached. This clarity was missing from the old system.

This shift toward collecting discrete data points rather than filling out static forms is where tools like ValueMate play a vital role. By capturing these characteristics during the initial data collection on-site, the system ensures the resulting report is structured correctly from the ground up.

This change requires us to be more precise in our data collection and reporting. The focus is shifting from "what form is this?" to "what are the essential characteristics of this property?"