UAD 3.6 Is Coming — But It Does Not Make Realtors Appraisers

“UAD 3.6 for Realtors is an important appraisal change to understand before November 2, 2026.”

It is called UAD 3.6, and while much of the change happens behind the scenes in the appraisal and lending world, real estate professionals — and our clients — are going to notice some differences.

The new appraisal report is more detailed, more data-driven and much more specific about property characteristics.

But there is an important distinction Realtors should understand:

UAD 3.6 does not make us appraisers.

Who Is Responsible for Measuring the Property?

Under the new appraisal standards, appraisers are responsible for applying the required measurement standards when completing applicable appraisal assignments.

That does not mean listing agents should suddenly begin independently measuring homes simply because appraisal reporting is changing.

From a risk-management perspective, the better practice is to clearly identify the source of the property information we provide.

For example, if square footage comes from municipal records or another public source, that is what should be represented.

There is a significant difference between saying:

“Public records indicate the home contains 2,100 square feet.”

and representing that the agent personally measured and verified 2,100 square feet.

The new appraisal may ultimately report a different figure because the appraiser is using a required measurement methodology. That does not necessarily mean the original public record was wrong or that anyone made a mistake. It means the information was developed for different purposes and using different methods.

Above Grade and Below Grade Will Be More Clearly Defined

One change consumers may notice is the terminology.

Traditional appraisal language such as Gross Living Area is being replaced by more specific descriptions including Finished Area Above Grade and Finished Area Below Grade.

This can be particularly noticeable in homes with finished lower levels, split-level designs and raised ranches.

A beautifully finished lower level absolutely may contribute value to a property. However, the appraisal may identify that space separately rather than combining all finished areas into one square-footage number.

For sellers, seeing a different square-footage presentation on an appraisal should not automatically be interpreted as the appraiser saying that space has no value.

What About Seller Concessions?

UAD 3.6 also provides appraisers with more structured ways to report transaction information, including financial concessions.

That does not automatically change a brokerage’s policies regarding what agents report in MLS or closing information.

Brokerage policy, MLS requirements, state law and client privacy considerations still matter.

The appraiser has an independent responsibility to obtain and analyze the information necessary to complete the appraisal.

Real estate professionals should continue following their brokerage and MLS policies rather than assuming the new appraisal format creates a new disclosure obligation for the agent.

What Does UAD 3.6 Mean for REALTORS®?

Probably less than you might think.

The most important habits remain the same:

• Clearly identify the source of property information.
• Avoid representing information as independently verified when it was obtained from public records or another third-party source.
• Document significant improvements and renovations when possible.
• Be aware when public records do not appear to reflect the property accurately.
• Understand that appraisal terminology and MLS terminology may not always match.
• Follow brokerage policy regarding transaction information and client privacy.
• Allow the appraiser to perform the responsibilities of the appraiser.

Accurate property information also plays an important role in how we price and position a home in the market.

So are professional boundaries.

Our responsibility is to provide good information, disclose where that information came from and help our clients understand the process.

For Realtors, UAD 3.6 is less about taking on new duties and more about understanding how appraisal data will be reported. Our responsibility remains the same: provide accurate information, identify the source of that information, follow brokerage policy and help clients understand the process.

UAD 3.6 may change the appraisal report, but it does not change the fact that Realtors and appraisers have different roles. Understanding where one responsibility ends and another begins is simply good risk management.