UPD Reporting Clarified: Garages and Exterior Deficiencies (Nov 2024 GSE FAQ)

Hi everyone, I'm Daniel Yoder, a residential appraiser here at Valuemate. As we continue to navigate the changes surrounding the Uniform Appraisal Dataset (UAD) 3.6 and the related Uniform Property Dataset (UPD) initiative, specific questions often arise about how to handle common property features and conditions within these new frameworks. Today, I want to focus on providing clarity directly from the GSEs regarding how to report garages and certain exterior deficiencies when collecting data for the UPD, based on guidance from the November 2024 Frequently Asked Questions.

Understanding the nuances of the UPD is crucial, as it's the dataset designed for standardized property data collection, particularly relevant for desktop and hybrid appraisals, and distinct from the UAD 3.6 which updates the actual appraisal report (like the URAR). If you need a refresher on the basics of the UPD itself, check out our previous post: Decoding the Uniform Property Dataset (UPD): What Appraisers Need to Know.

UPD Guidance on Reporting Garages

The November 2024 FAQ provided specific answers on handling different garage types within the UPD data collection process.

1. Detached Garages (FAQ Q2):When dealing with a detached garage, the GSEs clarified that you must complete all garage-specific data fields and also address the roomType field.* If the detached garage has no specific rooms inside: You should enter Other_Room for the roomType field and specify Garage in the otherRoomTypeDescription field.* If the detached garage does contain distinct rooms (like a workshop or finished space): You need to describe the actual room(s) present using the appropriate roomType enumerations.

2. Attached or Built-in Garages on Different Levels (FAQ Q3):What if an attached or built-in garage is on a different level from the main living area (e.g., under the house)?* It should still be reported as an attached or built-in garage.* The key difference from detached garages noted in the FAQ is the requirement for invoking the unit array and roomType. Q3 explicitly states, "When it’s a detached garage, the unit array will need to be invoked and will require a ‘roomType.’" It doesn't state this same universal requirement for attached/built-in garages.* If the attached/built-in garage has rooms: Describe the rooms as they appear, likely involving the appropriate roomType fields.* If the attached/built-in garage has no rooms: The FAQ suggests entering Other_Room as the roomType and Garage as the otherRoomTypeDescription, presumably if you are detailing rooms for that structure level for other reasons or if required by the specific software/system implementation.

3. Garage Deficiencies (FAQ Q4):This is a straightforward but important clarification.* Report any deficiencies specific to the garage in the dedicated ‘Garage Deficiencies’ section of the UPD.* Crucially, do not report garage-related issues within the ‘Interior Deficiencies’ section associated with the main dwelling's room array. Keep them separate.

UPD Guidance on Exterior Deficiencies: Siding vs. Walls

The FAQ also addressed how to differentiate between siding issues and more significant wall deficiencies using the exteriorDeficiencyName field (FAQ Q5).

• Select Siding if the deficiency is isolated and impacts only the siding material itself (e.g., cracked vinyl siding).
• Select Siding and Exterior_Walls if the deficiency is more extensive. This applies when the issue affects not just the siding but also the underlying framing or structure that supports the siding. This indicates a potentially more serious issue than just cosmetic damage to the cladding.

Practical Takeaways

This guidance highlights the level of detail and specificity the UPD aims to capture. Accurately reporting garage types, their room configurations (or lack thereof), and the precise nature of exterior deficiencies is essential for creating compliant and reliable property datasets. Distinguishing between a detached garage requiring a roomType entry versus an attached one, or knowing whether siding damage also involves the exterior wall structure, feeds into the standardized, data-driven approach the GSEs are moving towards.

Tools that facilitate highly detailed data capture, like Valuemate's 3D scanning and AI-driven feature recognition, could potentially assist in documenting these specifics accurately – for instance, capturing clear photographic evidence for the dedicated 'Garage Deficiencies' section or helping visually differentiate isolated siding damage from issues affecting the underlying structure for the exteriorDeficiencyName field.

As always, the landscape around UAD 3.6 and UPD is evolving. Staying current with the latest FAQs and guidance documents from Fannie Mae and Freddie Mac is key to ensuring your data collection methods meet the required standards. We'll continue to break down these updates as they become available.