On November 2, 2026, Fannie Mae and Freddie Mac retired every legacy appraisal form and replaced them with a single dynamic URAR. Here's the packet appraisers will love, the ROV lane map every agent needs, and the Georgia CE course that puts it all together.
Free · Bilingual (EN/ES) · UAD 3.6-aligned · PDF downloads instantly in your browser
The 1004, 1073, 1025, 2055 and all legacy forms are gone. In their place: one dynamic URAR built on structured data. For agents, that means the packet that works today has to feed the appraiser the exact fields the new report wants.
No more form numbers. The URAR expands or contracts based on property type, loan type, and scope of work.
More dropdowns and checkboxes, less narrative. New explicit fields for fortified roofs, impact windows, solar, ADUs, storm shelters.
Packets that worked on the old 1004 feel outdated. The new URAR rewards agents who feed cite-able structured data in the format the appraiser can enter directly.
A professional, UAD 3.6-aligned support packet you hand to the appraiser before inspection — or upload to the AMC portal. Every section mapped to the new URAR fields. Deferential tone, sourced data, no advocacy.
Fast Track from your tax record, FMLS listing, and contract — or build it manually with your own comps. Downloads a branded PDF instantly. Nothing stored, nothing emailed.
Free download of the blank 9-section template PDF — bilingual (EN/ES). Great as a reference or when you'd rather fill it in by hand. Join 160+ Georgia agents already using it.
| Scenario | Who initiates | Agent's role |
|---|---|---|
| Purchase — Conventional | The BORROWER (buyer), through the lender | Gather evidence; relay through buyer's agent |
| Purchase — FHA | The BORROWER, through the lender (FHA Mortgagee Letter governs) | Same as above |
| Purchase — VA | Different animal: VA uses Tidewater, not ROV | Act BEFORE final; coordinate through VA-approved lender |
| Purchase — Cash | No lender → no formal ROV mechanism | Counsel on contract remedies |
| Pre-list (seller-paid) | The SELLER, directly to appraiser/AMC | Direct — no lender involved |
| Refinance | The BORROWER (owner), through their lender | Assist if agent is involved |
A free 90-minute preview of The Appraisal Packet Playbook. Lunch provided. Printed ROV Lane Map takeaway for every attendee.
Reserve Your Seat →A 3-hour Georgia CE course (submitted for GREC approval) that takes you deeper than any Lunch & Learn can go. For salespeople and brokers.
Be first notified when registration opens. Early-bird pricing for the waitlist.
The Nov 2 mandate is specifically for appraisals submitted to UCDP for loans sold to Fannie Mae and Freddie Mac. FHA and VA are moving to UAD 3.6 on their own timelines — expect them to adopt the new format in the months after November. VA retains its distinct Tidewater process regardless.
Not quite. On a purchase loan, the BORROWER files the ROV through the lender — not the agent. The agent's role is to build the evidence package and hand it to the buyer's agent, who hands it to the buyer, who submits through the lender. The lender routes to the appraiser. Agents who email the AMC or call the appraiser directly can create compliance problems. See the lane map above.
No. A low number alone is not an ROV ground. Valid grounds are: factual errors in the subject description, overlooked material features (new UAD 3.6 fields), overlooked comparable sales closed before the effective date, or ANSI Z765 measurement discrepancies. "The deal needs it" is never grounds.
IBHS FORTIFIED is a roof construction standard (Roof / Silver / Gold) that can meaningfully affect value and insurability. On the old 1004, this got buried in a comment field. On the new UAD 3.6 URAR, it's a discrete field the appraiser enters directly — so if the subject has it, the agent packet should call it out explicitly so the appraiser notices and documents it.
No. School attendance zone (factual, from the district) belongs in the packet. Ratings don't — appraisers don't adjust for them, and ratings carry Fair Housing steering risk. If you include a rating at all, you must cite the source (GreatSchools, Niche) and the date pulled.
GAR renumbers its form library annually, so instead of memorizing a number, look up the current GAR appraisal contingency exhibit in the GAR Forms Finder. The exhibit (and the current GAR unilateral notice form) governs the contract-level remedies and timelines on a low appraisal.