The Short Version
The new appraisal report is one form that replaces the old property-specific forms, including the 1004 (single-family), the 1073 (condo) and the 1025 (2-4 unit). The job is the same. The appraiser still develops an opinion of value and supports it.
What's different is the language, the layout and where the information sits. If you know the map, you can read a report faster and ask better questions.
Is it still called the URAR?
Yes. The form is still the Uniform Residential Appraisal Report. UAD 3.6 is the data standard behind it, and it defines the fields and terms the report uses.
In everyday conversation, people say 'the new URAR' or 'the UAD 3.6 report' and mean the same thing.
Key idea: URAR is the form. UAD 3.6 is the dataset behind it. One form now covers what used to take several.
Old Forms vs. the New Report
Old Forms (1004, 1073, 1025 and others) | New Single-Form URAR | |
|---|---|---|
Form choice | A different form for each property type | One form for the property types it covers |
Size terms | Gross living area (GLA) | Above-grade and below-grade area, reported separately |
Floor terms | First floor, second floor and so on | Level 1, Level 2, Basement |
Where details live | Main form, then addenda, photo pages and narrative pages | Grouped by section |
Key facts up front | Mostly found by digging | A summary page pulls the most important items forward |
Heads up: Section names, order and layout can vary by lender. Treat this as a reading guide and confirm specifics with your lender or appraiser.
The New Vocabulary
A few familiar terms have new names. Knowing them saves a lot of confusion.
You used to see | You'll now see |
|---|---|
Gross living area (GLA) | Above-grade area |
Basement area and finish | Below-grade area |
First floor, second floor | Level 1, Level 2, Basement |
The change is more than cosmetic. Above-grade and below-grade space are kept apart on purpose, so you can see exactly what's being counted as main living area and what isn't.
Key idea: If you're hunting for GLA, look for above-grade area. Finished space below grade is reported on its own.
Why the same terms keep showing up
You'll notice the same terms, like above-grade, below-grade and the level names, repeated in different parts of the report. That's by design. The report uses one set of defined terms everywhere, so the subject and every comparable are described the same way.
That consistency makes side-by-side reading easier. Once you know what above-grade area means in one section, it means the same thing in the next.
The Big Benefit: Self-Contained Sections
This is the change that helps readers most. The report is divided into sections, and each section holds its own story.
On the old forms, you might read the grid, flip to the addendum for comments, flip again to the photo pages and then hunt through the narrative for the explanation. The information was all there. It just wasn't in one place.
In the new report, each section is built to keep its related information together.
✓ Features and conditions
✓ Quality and condition ratings
✓ Deferred maintenance
✓ Photographs
✓ Additional narrative that explains the details
If you're reviewing the exterior, for example, you can stay in the exterior section and get the full picture.
A Quick Map of the Main Sections
Think of the report in layers. Start with the summary, then go to the section you need.
Summary Page
This is the first stop for everyone. It pulls the most important information to the front, including the value conclusion and key items such as deferred maintenance.
For a lender or processor, it's a fast way to see what needs attention before opening the rest of the report.
Subject and Assignment Details
Confirm the address, unit, client, intended use and effective date. Small mismatches here cause more stalled files than almost anything else.
Exterior
Look here for the site and exterior features, condition, deferred maintenance, photos and the appraiser's related comments, all in one place.
Unit and Interior
This section covers the inside of the home. Here's what you'll find and how it's reported.
What you're checking | How it's reported |
|---|---|
Size | Above-grade and below-grade area, shown separately |
Rooms | Organized by level: Level 1, Level 2, Basement |
Layout, finishes and updates | Described in this section, with condition |
Condo unit details | Unit-specific information lives here too |
Sales Comparison Approach
This is the heart of most reports. Look at which sales were chosen, how they compare to the subject and what adjustments were made.
Adjustments aren't a score. They're how the appraiser accounts for differences like size, condition or location.
Reconciliation and Value Conclusion
This is where the appraiser explains how the evidence supports the final opinion of value.
Key idea: If the value surprises you, start with the summary page, then check the comparables and the reconciliation. The reasoning is usually right there.
A Practical Example
Say a processor is reviewing a file and wants to know if the roof is an issue. These details are examples only.
Example exterior condition rating: C4
Example deferred maintenance note: Worn roof shingles near the end of their useful life
Example supporting items: Roof photos and the appraiser's comment, in the same section
On the old forms, that same answer might have meant checking the main form, the photo addendum and the narrative addendum. Here, the processor can see the rating, the note, the photos and the explanation together.
Who Should Look Where
Everyone starts in the same place: the summary page. From there, your role decides how deep you go.
Key idea: Summary page first, then go deeper only where your job needs it.
Reader Role / Audience Type | Start here | Then dig into |
|---|---|---|
Lenders | Summary page: value conclusion and deferred maintenance | Reconciliation, if the value needs context |
Processors | Summary page, then subject and assignment details | Property type, condition sections and photos |
Underwriters | Summary page | Sales comparison approach (comparable selection and adjustments), reconciliation, and the condition sections for any flagged items |
Realtors | Summary page | Sales comparison approach, market context and condition notes |
Homeowners | Summary page | Exterior and interior sections, to confirm the facts are right |
What underwriters and realtors have in common
Both groups care about the story behind the number. Underwriters ask whether the comparables and adjustments support the value. Realtors ask how the sales and market context line up with the pricing conversation.
That's why both spend most of their time in the sales comparison approach and the reconciliation. The difference is the question they're asking, not the pages they're reading.
Common Mistakes When Reading the New Report
✓ Looking for GLA. The term is now above-grade area, with below-grade area reported separately.
✓ Looking for 'first floor' and 'second floor.' The report uses levels and basement.
✓ Hopping around the report. Each section is meant to be self-contained, so read it in place before searching elsewhere.
✓ Skipping the summary page. It's the quickest way to catch value and deferred maintenance items.
✓ Assuming the old layout. If you know the 1004 or 1073 by heart, give yourself time to relearn where things sit.
Warning: If something looks wrong, ask early. A factual error is much easier to fix before a closing date is on the line.
Quick Checklist Before You Dig In
✓ Start with the summary page
✓ Confirm the address, unit and property type
✓ Check above-grade and below-grade area
✓ Review each section's ratings, deferred maintenance, photos and comments together
✓ Read the comparables and adjustments side by side
✓ Read the reconciliation to understand the final value
✓ Flag factual errors to the appraiser quickly
Bottom Line
The new URAR is one form, built on the UAD 3.6 standard, with new terms and a cleaner layout. The biggest win is that each section keeps its own details, photos and comments together.
Start with the summary page, then move through the sections that matter to your role. That will get you most of the way.
Ready to Find Out What You Need?
If you have a question about a report or need an appraisal you can count on, reach out and tell us about the property.
Contact Authority Appraisals →
We'll review your request and get back to you with clear next steps.
